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INTRODUCTION1. The countryside is a valuable asset to the people of North Lanarkshirefor the visual amenity it provides as well as the opportunities for bothformal and informal recreation. It covers 31,424 ha of the land areaof North Lanarkshire of which 16,543 ha is designated as Green Belt,where more restrictive planning policies apply. It contains a varietyof land uses, including agriculture, grazing, recreation, housing andbusinesses, and is an area where many changes are currently takingplace. Increasingly these changes require to be carefully managed tosafeguard the areas special open and rural character.
2. This leaflet provides detailed advice and guidance relatingto development in the Green Belt to supplement the policies fordevelopment and land use as set out in the North LanarkshireLocal Plan. There is a separate leaflet for Development in the RuralInvestment Area (SPG 08), Landscaping (SPG 01) and Biodiversity andDevelopment (SPG 20).
CONTENTSA Policy ContextB Green Belt Boundary & SettlementsC Agricultural DevelopmentD Agricultural Permitted DevelopmentE New BusinessesF Existing BusinessesG Dwellings for Agricultural WorkersH Replacement of Existing DwellingsI New Dwellings and House Extensions.J Conversion and Reuse of Rural BuildingsK Key Design Requirements for New Buildings
p.02p.03p.04p.04P.05P.06p06p.07p.08P.08P.09
l H {Il:lili' i I l E A I I l l \ Al
I i i t ' l l
I A I I I I I 11111 1 YAl
'H1 3 A 1 − 1 II
'1
L Equestrian DevelopmentM Design Issues for the Conversion of BuildingsN Window Proportionso Material and DetailingP Access and Car ParkingQ Biodiversity Assessment and MitigationR Content and Assessment of Business PlansS Other Consents You May Need
p.14p.15p.17P.18p.20p.21p.22p.23
T Sources of Further Guidance p.23U Contact Details p.23V Development Checklist p.24
The rural character of the Green Belt − here North of Glenmavis − needs to be retainedThe latest Supplementary Planning Guidance and index can be found onlineat:−www.northlanarkshire.gov.uk/spg
A. POLICY CONTEXT1. The following Green Belt Policy NBE 3A was incorporated in the North LanarkshireLocal Plan approved by the Council on the 27th of November 2008, the policy compliesin full with the Scottish Planning Policy of February 2010. This document represents theSupplementary Planning Guidance referred to in Policy NBE 3A.
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11
2. Planning applicationswill need to demonstrate− through the design andwritten submissions −compliance with all thesekey tests where they areappropriate to theparticular situation. Theyalso need to demonstratehow the ruralcharac−ter
will be retained andenhanced−as per thisguidance.
Other relevant ScottishGovernment and LocalPlan Policies also need tobe complied with.
See paras 159 − 164 ofthe Scottish PlanningPolicy (SPP).
Other relevant policieswithin the Local Planinclude:−Policy
DSP 4 Quality ofDesign (see SPG.15)
Policy NBE 2 TheAnto−nineWall WHS (see SPGV
XX)
B. GREEN BELT BOUNDARY & SETTLEMENTS1. The map below shows the extent of the Green Belt within North Lanarkshire incomparison to the Rural Investment Area. The Green Belt boundaries are defined by theLocal Plan and are subject to annual monitoring to ensure that their integrity ismaintained. The current boundaries will be subject to review in response to theforthcoming Strategic Development Plan and any proposed changes will be incorporatedin the draft Local Development Plan which will be subject to public consultation.
− Regional Scenic Area
Rural Investment Area
Green Belt
Urban Area
KilsythUrban Area, Non Housing
Croy ,y−−−Cumbernauld
Mood es
−.Caldercruix
Stepps
Airdrie
Coitlriclqe
Belish ill
Motherwell0
Wishaw.
Harthill
Shotts
Afh nap Is based upon Ordinance Surveyinafunal with lhn Leoqts non of C)rdnwoco Survey
n−vnIfo( the , Inv I I r 'ii Her Majvn5Ovvnnry OPine nunoropynkrlit IJnannlrnnrnsed 00.51 2 3 4 5 Km
InChOfl f O l e y − ,nWfl!n)y iqnnt s d mvyn−n −
Nnrnnaoa,kcnnnn − . : .nn.n nnnnen)I
C. AGRICULTURAL DEVELOPMENT
Traditional farm yards and modern farm sheds need to be carefully sited to fit in with the rolling agricultural land in North Lanarkshire
1, Agriculture is defined as including:• horticulture, fruit growing, seed growing, dairy farming.• the breeding and keeping of livestock, including any
creature kept for the production of food, wool, skins orfur or for the purpose of its use in the farming of land;
• the use of land as grazing land, meadow land, osierland, market gardens and nursery grounds; and
• the use of land for woodlands where that use isancillary to the farming of land for other agriculturalpurposes. as per Town & CounUy Planning (Scotland) A ci 1997
3. The range and type of developments which arepermitted varies depending on whether the agriculturalunit is 5 hectares or more in area, or between 0.4 and5 hectares. No agricultural permitted developmentrights exist for units less than 0.4 Hectares. Permitteddevelopment rights include temporary uses of agriculturalland; agricultural buildings below a certain size includingpolytunnels (except farm dwellings, and livestock units,near residential and similar buildings); forestry buildings(except dwellings) and forestry roads; caravan sites andrelated buildings (in specified circumstances only).
2. Some types of minor agricultural development (knownas "permitted development") do not need planningpermission. For these rights to apply, use of the landmust conform with the statutory definition of agricultureshown above.
4. These rights are frequently amended. A PlanningOfficer (see contacts on page 23) can provide guidanceon the up−to−date situation and whether planningpermission is required. If you proceed to carry outdevelopment without the benefit of planning consent, theCouncil may take enforcement action against you.
F..,...
Traditional agricultural buildings and modern [attn sheds create the rural character in North Lanarkshire
D AGRICULTURAL PERMITTED DEVELOPMENT1. For certain types of Permitted Development there is a"Prior Approval" procedure (with a fee) which you mustfollow. The types of development covered by this 'PriorApproval" procedure are:a) New or significantly altered or extended agricultural
and forestry buildings.h) Agricultural and forestry roads, certain excavations or
waste deposits or the placing or assembly of fish tanks
3. The Council has 28 days to determine if it wishes togive approval to details of the development prior to itsconstruction. If the Council does not wish to give approvalYou will be notified within the 28 day period. If the Councildoes wish to give approval it has 8 weeks from thereceipt of the submitted details to issue its decision. Aform setting out the information required may be obtainedfrom the Planning Service. (see contacts on page 23).
2. You must notify the Council with the following detailswhich will normally be requested on a location planshow−ing:
a) the siting design and external appearance ofagricultural or forestry buildings,
b) the siting and means of construction of a private road,c) the siting and excavations or waste deposits within an
area exceeding 0 5 hectare,d) 1ho, siting and appearance of fish tanks,
4. The Council will require prior approval of all suchdetails in the Clyde Valley Area of Great LandscapeValue (A.G.L.V) and where proposals would affect sitesof Nature Conservation Value (SAC's, SPA's, SSSI's andSINC's as shown on the Local Plan Proposals Map) orother sensitive areas (Antonine Wall W.H.S andassoci−ated
buffer zone)
5. Proposals in other areas will be examined on theirindividual merits but prior approval will always be requiredwhere a proposal is likely to have a significant impact on itssurroundings, For design considerations see Section L.
E. NEW BUSINESSES1. The agricultural industry is subject to many pressures for change, some of which resultin landowners looking for new uses for land and buildings. The Council recognises thesepressures. It recognises that to secure a healthy living countryside in the future a balancemust be struck between preserving what is best in the landscape and wildlife heritage,and providing opportunities for the creation of new jobs and stable populations. In NorthLanarkshire, this balance must be achieved within the context of the Green belt where therange of acceptable new uses for both buildings and land is restricted.
Renewable Energy Infrastructure2. Landowners have sought potential income streamsfrom the generation of renewable energy from windturbines as an alternative source of income. The areabelow the turbines can often be used by livestock sharingthe same space − with minimal impact on the landholdings. The location of wind turbines is a sensitive andcomplex issue and landowners are advised to review theSupplementary Guidance contained in SPG 12.
I
Limited footprint from wind turbine, Longriggend
Recreation & TourismCommercial Plant Ntirsenj, S of Condorrat Tourist facilities − Auchinstarry Basin
4. Green Belt land can provide opportunities forrecreation and outdoor sport near urban areas. Provisionmay include facilities such as picnic areas and foractivities such as golf and organised sport. It may alsoinclude new activities such as the opening of farms to thepublic as visitor centres. Such proposals are consistentwith the Central Scotland Community Forest objectives.
5. Even when recreation activities are acceptable inprinciple, they may result in unacceptable adverseimpacts. The landscape setting and consequently theappearance and visual amenity of the countryside maybe adversely affected, e.g. floodlit football parks, trail bikecircuits, etc. The development of sites for activities suchas golf courses or adventure playgrounds should avoidthe removal of site features such as wildlife habitats,stone walls or hedgerows (see p.14). Other possibleadverse impacts include noise, traffic generation, theimpact of floodlighting and disruption to residential,iinenity
Retail3. Farm shops and retail nurseries should be ancillary tothe farm and depend on the sale of unprocessed goodsproduced on the farm. Where a significant amount ofimported produce is sold, the use will be treated as anew retail use which is contrary to Green Belt policy. Anyproposed use and ancillary developments will need to haveregard to landscape setting, site features and other mattersof importance (see p.10)
I
6. Where development would result in the loss of orharmful impact on any amenity present on site prior todevelopment the Council may require off−setting benefits/mitigation measures.7. New buildings and structures should be limited tofacilities which are essential for the operation of theassociated activity. The Council will assess whether thescale, location and design of any ancillary developments,including access, parking arrangements and landscapeworks are in keeping with preserving the rural character ofthe countryside.
8. The Clyde Valley Area of Great Landscape Value (AGLV)has been identified as a recreational priority area in theGlasgow and Clyde Valley Joint Structure Plan (GCVJSP).The Council will seek to promote informal recreation wherethis can be achieved without creating excessive disturbanceand which will have minimal impact on the character of thevalley. The Council will resist new sites for touringcaravans or camping within the Clyde Valley AG LV. 5
Recreational Facilities, Mount Ellen Golf Club
Rena wables − micro hydro generator
F. EXISTING BUSINESSESUses Appropriate to a Rural Area1. New Buildings and extensions relating to the use ofland for commercial activities appropriate to a rural areaand which are not harmful to the Green Belt are likely tobe acceptable in principle.
2. Applicants will still have to satisfy the Council that thelocation, siting and design of buildings and proposals forlandscaping, access and parking are appropriate andwould not have a harmful visual impact.
3. Other impacts, for example on residential amenities,sites of nature conservation value (SAC's, SPA's,SSSI's,SINC's etc, see SPG 20 Biodiversity &Development for further information) and sites of historicor archaeological importance will also be assessed.
4. Schemes giving rise to adverse effects will be resisted.Where appropriate the Council will seek mitigatingmeasures.
Inappropriate Uses5. Green Belts contain some employment sites whichpre−date Green Belt designation. Government policyrecognises that provision needs to be made to securetheir future as well as environmental benefits. Eachdevelopment proposal relating to an establishednon−conforming
use will be assessed on its own merits, andwill require to provide the following detailed information
a) A proposal should identify the site boundary andpresent extent of development.
b) Proposals for infill development should not prejudicethe open character of the countryside or lead to amajor increase in the developed portion of the site.
c) Where an applicant is seeking to redevelop an existingsite, proposals should seek to minimise the impact thedevelopment will have, and to contribute positively tothe rural character of the countryside.
d) Proposals should seek to locate new buildings andreduce their footprint and bulk so that the appearance,scale and mass of the replacement building areless intrusive. Enhanced landscaping of the site andits boundaries will be sought by the Council. Proposalsfor partial redevelopment should be set in the contextof comprehensive, long term plans for the whole site.
6. The applicant will need to satisfy the Council regardingthe detailed matters listed above (see checklist on p.24)
fT•
−.Open Cast Coal Mining, Drtimshangie
G. DWELLINGS FOR AGRICULTURAL WORKERS1. The council acknowledges that there are particularcircumstances when a new house in a countrysidelocation is sometimes required to accommodate a fulltime worker who is employed in a necessarily rural basedbusiness, and where the nature and demands of the workconcerned make it essential for one person engaged in theenterprise to live at, or very close to the site of their work.
2 The presence of a business in the countryside ishowever not, of itself, sufficient justification for a newhouse. The material factors which will determine whetherthere is a genuine need for a new house include the scale,viability and detail of the farming I business operations;the labour requirements, including the need for specialistworkers and the level of attention needed outside normalhours; the existing residential accommodation available tothe farm or business and other development opportunitieson the farm or land holding.
3 In any instance, favourable consideration will only beallot del to those proposals where the applicant is able to
satisfactorily demonstrate that;0 A new h u e is essential f o r the proper
functioning of the farm I rural business and there is aclearly established need for a worker to be readilyavailable at most times rather than in other availableaccommodation in the locality;
ii) There is clear evidence that the proposed enterprisehas been planned on a sound financial basis and thatthe farm / rural business is economically viable (seealso section L.4.2);
iii)The need relates to a full−lime farm worker or onewho is mainly involved in agriculture or the running ofthe rural business;
iv)There is no appropriate alternative accommodationor "development opportunities" available on thelandholding associated with the farm or rural business;
v) The need for a house is not a direct consequence of therecent severance of a house from the agricultural holdingand its resultant loss to agriculture or the rural business.
vi)The extent of existing suitable accommodation in thearea and its availability,
The Council may apply tests to establish whether theproposal is financially sound and has a realistic chance ofbeing implemented successfully (see section R, p.22)
Commercial Offices, InvernessCommercial Cookery School, Port of Monteith
H. REPLACEMENT OF EXISTING DWELLINGS1. Many existing houses in the countryside pre−date theintroduction of the planning system. Other propertieshave been the subject of planning applications down theyears, and, for a multitude of different reasons, have beengranted consent. Overtime some of these properties haveaged to the point that they no longer meet modern livingrequirements, have fallen into a poor state of repair, or havestructural problems. There are also a small but significantnumber of existing houses which detract from the character,appearance and landscape setting of the countryside andwhose removal would be beneficial.
Der71,
2. Planning policies seek to regulate new housing in thecountryside. They generally require such proposals tobe allied to agriculture, forestry, necessarily located ruralbusinesses, recreation, tourism, sport and other usesnormally located in the countryside. An exception hasbeen identified which makes conditional allowance for thereplacement of existing houses where this would resultin a distinct enhancement to the local rural character.Any such development would also need to be carried outto high environmental and sustainable standards. Thereplacement building would also need to bring about a distinctenhancement of the local character and landscape.
Lock−keepers Cottage, Forth & Clyde Canal Derelict SteadIng Conversion, N of Coa (bridge
3. Favourable consideration will only be affordedto those proposals where the applicant is able tosatisfactorily demonstrate that:i) The redevelopment of such sites will be on a onefor−one
basis. Additional houses will not be permitted;ii) The redevelopment of such sites should not ordinarilyresult in any extension to the 'residential curtilage" − unlessit can be satisfactorily demonstrated that this will achievesignificant environmental improvements. The "residentialcurtilage" is effectively the developed land associated withthe existing house and includes the site of the existing housetogether with its related outbuildings, garden ground etc;iii) The size of a new house should sympathetically reflect theoriginal house and must not result in a building that isdisproportionately larger than the one it is replacing.Ordinarily, and unless the council is convinced thatexceptional circumstances prevail, the volume of thereplacement house should not be more than 30 % largerthan the existing house and of a comparable height (orless). The aim should he to achieve a level ofaccommodation consistent with meeting the reasonableaspirations of occupants while safeguarding thecountry−Ado
Iroru unneccssarv And out−of scale development. Thecut awil will uurriiiIIy (o prevent any subsequent increaseby cell II )V i t ic.j pci ii I(−it I dt7wp.lopmenl rkihts by condition;
iv) The replacement house should be on or close to thesite of the original house, unless it can be satisfactorilydemonstrated that an alternative site will achievesignificant environmental improvements or roadsafety benefits. In such cases it will be necessary todemonstrate that there is no increase in the overall visualimpact of the building in the landscape. A scheme ofremediation of the original house site will also be requiredand will be linked by condition or legal agreement to anyreplacement house.v) The existing dwelling will have to be demolished (via legalagreement) prior to occupation of the replacement dwelling.
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Demolition of obsolete farm buildings priorto redevelopment of steadi'tq
I. NEW DWELLINGS & HOUSE EXTENSIONS1. There is a general presumption against grantingplanning permission for new dwellings in the Green Beltnot associated with agricultural or forestry workers.
2. Exceptions to this policy must be justified by evidence ofvery special circumstances which must be demonstratedby the applicant.
3. New dwellings should not prejudice landscapecharacter and quality or site features and should meet theCouncil's environmental performance standards.
4. Because of the likely visual impact of a new dwellingin the countryside, the Council does not consider itappropriate to grant planning permission in principle, butwill in all cases require a full detailed planning application.
5. Extensions to dwellings in the Green belt are generallyacceptable provided that their size and scale doesnot prejudice the open character of the surroundingcountryside and the design is consistent with the characterand scale of the existing building group.6. As a general guideline, the Council considers that anextension or succession of extensions which increase theoriginal floorspace of the house by more than 30% are likelyto form an intrusive feature in the landscape and prejudicethe integrity and original scale of the dwelling.General advice on House Extensions will be provided in aseparate Guidance Note. This SPO also gives advice on minordevelopments which do not need planning permission underpermitted development rights).
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J. CONVERSION AND REUSE OF RURAL BUILDINGS1 .The Council will examine proposed changes of use of agricultural buildings to dwellingswith particular care. Where consent is granted for the conversion of agricultural buildingsto a non−agricultural use, the Council may consider imposing a condition on the farm unitwithdrawing agricultural permitted development rights so as to control construction of anynew farm buildings (see sections D and E).
Conversion is likely to beappropriate where:1. The building is functionally obsolete.2. The form, massing and general design of the
buildings are in keeping with their surroundings.3. The re−use of the building will not prejudice the
purposes, open character and visual amenityof the Green Belt.
4. The proposals are set within the context of the farm/steading unit and will maintain and enhance the widerlandscape setting and site features (see Section J).
5. Proposals seek to improve the external appearanceof the building, especially in conjunction with anynecessary structural changes, in order to contribute tothe visual amenity of the Green Belt.
6. The pioposecl use can be accommodated within theexisting structure of the building, without major changeor extension (e.g. less than 30%).
7 In traditional buildings the proposal retains essentialleOIur5s −iwh as openings, walls and roofs.
tu iuikiinsl (;lueiacter of the rural setting aroundp tP tithing is maintained and enhemmnu−md.
Conversion is not likely to beappropriate where:1. The proposal fails to maintain or enhance
the wider landscape setting.2. The proposed use requires construction of large scale
extensions which are inappropriate in scale anddesign in relation to the existing building (eg over 30%)
3. The proposal alters essential elements such as walls,openings, roofs and individual characteristics such asstone steps and flagstones.
4. The proposal requires a new access splay or route, orintroduces 'urban clutter' such as exposed parkingareas, garages, storage areas, sheds, washing lines ornew driveways which would be visible in the widerlandscape.
5. The proposal would result in unacceptable levels oftraffic on local roads, noise or other unacceptableadverse environmental impacts.
6. The building is within an area of flood risk andsatisfactory mitigating measures cannot be achieved.
Conversion of Al/anton Mill to dwellingContemporary new private dwelling
K. KEY DESIGN REQUIREMENTS FOR NEW BUILDINGS1. This section sets out the key issues to consider when formulating development proposalsin the Green Belt and making a planning application. Please note that the Council doesnot consider it appropriate to grant planning permission in principle, but will in all casesrequire a full detailed planning application to ensure that all of the requirements of thisguidance have been met. The need for a full range of information at the time of applicationas opposed to subject to conditions attached to a planning consent is important as officersof the Council need to have sufficient information to assess whether the development(architectural plans) and the development setting (landscape plans) have been wellconsidered and respond favourably to the points raised in this guidance.
Establish the Landscape Setting1. The rural landscape of North Lanarkshire is diverse.It is an expression of various factors combining to givean appearance to the land. Factors such as landform,vegetation and the impact of man through development.2. The Clyde Valley Area of Great Landscape Value(AGLV) is of regional importance. Topography, vegetationand the pattern of settlement along the valley combine togive the landscape its unique character.3. Analysis of the landscape setting will also show thetraditional siting of buildings in the countryside, traditionalpatterns of tree and hedgerow planting, and the localimportance of dry stone walls.4. River corridors contain features which requireprotection and enhancement. They also form wildlifecorridors.5. Proposals should have minimal visual impact andshould seek to enhance the landscapeby:−I)
Reinforcing field patterns wherever appropriate andretaining and improving traditional boundaries suchas walls.
ii) Retaining and enhancing trees, woodlands andhedgerows.
iii) Introducing additional planting of indigenousbroad leaved woodland species in appropriatelocations (grants may be available from the ForestryCommission). This is consistent with the objectives ofthe Central Scotland Forest Trust which seeks toincrease the amount of woodland in North Lanarkshire.
iv) Sympathetic siting of new buildings (see advice onpage 11).
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Site Features1. Any areas within the site which are of conservation,archaeological or historic interest, and any area beyondthe site boundary which may be affected by the proposalshould be identified, (see SPG.20 on Biodiversity)2. An accurate site survey should include:i) A description of the nature and extent of any features
of interest, levels, topography, north point (orientation).ii) Details of the site drainage including ponds, burns and
ditches.iii) Areas over which the public have access, including
footpaths and vehicular tracks.iv) Existing boundaries, trees (trunk & canopies) and
hedges.v) Existing buildings (including their condition)vi) Areas to be affected by land fill, earth moving and
excavation.
3. The proposals should identify:i) The nature and extent of any impacts on the important
features.ii) Mitigation measures (e.g. buffer planting) where
adverse impacts are identified, proposed changes inlevel.
iii) Features to be enhanced and restored and the meansof achieving this.
iv) Areas to be retained and managed to maintain existingcharacter value.
v) Protective measures during construction.h J (i
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K. KEY DESIGN REQUIREMENTS FOR NEW BUILDINGS 12Siting New Buildings1. The siting of new buildings within the landscape is akey issue that needs careful consideration. Applicants areadvised to:I) Avoid siting new buildings and ancillary
development such as parking areas and access roadsin prominent locations such as on sky−lines andopen hill sides.
ii) As a general rule, locate new buildings near existingclusters of development. This will reinforce atraditional sheltered pattern of development in thecountryside. It will reduce the perceived loss of open land.
iii) However, there are some circumstances whereseparation may be justified. Older farm buildingsmay be listed, and should be separated from newadditions to preserve their integrity. Existing historicor archaeological features or the location of a site ofimportance for nature conservation may also justifyseparation.
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iv) Take advantage of local topography to reduce thevisual impact of new development and to exploitnatural shelter. It may be appropriate to excavate intosloping ground to help disguise the mass and height ofnew building. With agricultural buildings, reduced cutand fill wherever possible by sloping floor levels andstepping the roof to follow falls in the landscape.
v) Use existing mature landscape features such ashedgerows and trees to provide screening and scale.New woodland planting can reinforce the effect andenhance the landscape generally.
vi) Identify the need for ancillary features such asstorage areas, parking and fuel tanks at the earlyplanning stage so that they can be integrated intothe overall site layout and screening can be providedas naturally as possible.
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−−−Typicalrural house plot: exposed sloping site
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Development: Traditional design, building too prominent in the plot andout of scale with plot, impacting on skyline
− A rInappropriateDevelopment: Modern suburban design, building too prominent in the
plot and out of scale with plot
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Appropriate Development. Modern vernacular design, building mass broken down,avoids exposed/elevated ground. Avoiding skyline.
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K. KEY DESIGN REQUIREMENTS FOR NEW BUILDINGS /3K. Siting New Buildings (continued)The images on the left indicate well considered andappropriate forms of site layout and development. Theshape and form of the buildings are simple. The buildingsrespect the contours of the site, make best use of availablelandscaping, utilise vernacular building materials and arewell related to the wider landscape.
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Building hugs site contours, natural enclosure, landscaped
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The images on the right indicate insensitive andinappropriate forms of site layout and development onthe basis of incorrect positioning within the site, poorlydesigned and over−complicated buildings, suburbanboundary treatments and lack of landscaping.
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Building isolated, cars to front, urban enclosure
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Buildings well related to each other, integrated into landscape Building isolated, urban enclosure, parking to front
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K. KEY DESIGN REQUIREMENTS FOR NEW BUILDINGS 14Agricultural Buildings
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ITypical NorthNorth Lanarkshi,e stone farm buildings and steading groups provide design clues for new development
1. Agricultural buildings are an integral part of theland−scape.Well designed and located structures can enhance
the visual amenity of the area. Conversely, poor siting anddesign can have an adverse impact on the appearanceof the countryside. Below are some design objectives tofacilitate the integration of new agricultural buildings intothe landscape.
2. Roofs in new agricultural buildings often have a widespan and shallow pitch which make them prominent in thelandscape. Dark colours should therefore be used such assombre greens, blues and browns. Avoid reflectivemateri−als.
Timber cladding should, if used, be dark stained.
3. Making roofs darker than walls and keeping the eavessimple and as traditional as possible will help reducethe perceived mass of the building. Modern "box eaves"should be avoided.
4. Roof lights often form very visible features. They shouldbe avoided unless functionally essential and are bestfinished flush.
Commercial & Business Premises
5. Proposals should include measures to prevent pollutionfrom animal waste and encourage re−use of grey water.
6. Where walls are especially noticable in the landscape,they should be suitably rendered or appropriately clad,rather than left as exposed concrete block. Dark plasticU.P.V.0 guttering and down−pipes are acceptable as theyhelp to provide relief and shadow.
7. Storage areas and fuel tanks may be necessary.Choose locations well screened from view either byexist−ing
or proposed buildings or by trees and hedgerows.
8. The existing landscape should be enhanced so thatnew buildings "fit in" rather than clutter the countryside.
9. Once construction is complete, regrade any disturbedsoil to blend with the existing landform, restore the top−soiland re−seed.
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− −Bute Recycling Centre Loch Lontond National Pa'k Offices New commercial business, Port of MonteithCollective Architecture Page & Park Architects1. New commercial and business premises may vary in 4. The design of the building should seek to minimisescale. However, in general their siting and design has its scale and bulk in order to reduce its impact upon themuch in common with new agricultural buildings. The fol− appearance of the surrounding landscape. Careful sitinglowing issues are of particular note to applicants: and location is critical.
2. In those cases where the nature of the activity to behoused will result in a building of a different character, theadvice relating to landscape setting and site features arevery important.
3. Fxternal materials and detailing should be sympatheticto the vernacular which hme consists of stone,timber, corrugated steel. su−tle and slate substitute.
5. Businesses must be established for a minimum of 3years prior to the consideration of a permanent dwelling,18 months for a temporary dwelling, and such dwellingswill be legally tied to the operation of the business via aSection 75 Agreement. In such circumstances, the criteriain Section.G will also be applied.
K KEY DESIGN REQUIREMENTS FOR NEW BUILDINGS /5K. Dwellings
2.
Typical Historical Development of a Farm Steading
1 Traditional rural dwellings in North Lanarkshire areusually small in scale with a compact floor plan reflectingtheir historical origins as dwellings for agricultural workersor for those working in other traditional industries. Thefollowing issues are of particular note to applicants:
2. New dwellings should reflect the traditional scale of thevernacular buildings. Proposals should avoid sprawlinglayouts that are more appropriate to urban and suburbanareas, and which could adversly affect the open,un−developed nature of the countryside.
3. Unless surrounding properties provide a unique contextdwellings rarely exceed 2 stories in height, and aretradi−tionally
one storey and a half with dormer windows.
4,
4. Roofs are frequently of a narrow width, usually pitchedand often slated.
5. Older dwellings are usually built of natural materials.These may vary from sandstone and ashlar to harling orroughcast. New dwellings should use materials thatsympathise with the local traditions.
6. Traditional detailing includes dressed stone todoorways and windows, and crow−stepped gabledetail−ing.
Detailing should reflect local traditions. Simple robustdetailing is usually most appropriate.
Appropriate Dwelling Forms (Suitable scale, rural In character)
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Inappropriate Dwelling O f l f l S (Excessively large, suburban in character)
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L. EQUESTRIAN DEVELOPMENT
rII!,I1. The keeping and riding of horses is a popular pastimebut one which, through the erection of stables, fences,jumps and the like, can have a significant impact on thecharacter and appearance of the countryside. Isolateddevelopments insensitively located and of poor design willnot be supported and will be regarded as being contrary toPolicy NBE 3B.
2. The Council expects that facilities associated with thekeeping of horses avoid harming the visual amenity andcharacter of the countryside. In particular stables, jumps,fences, access gates, hard standings, lighting, parkedvehicles, schooling areas and the like need to be carefullylocated, well landscaped and built in materials which helpthem fit in' and make them unobtrusive features in thelandscape. The Council will resist such intrusive elementsunless they are well integrated into the rural landscape.Siting1. Facilities should avoid sky−line locations and any otherprominent sites which are highly visible from publicfoot−paths
and roads.2. Stables and ancillary structures of two or more adjacentfacilities should be grouped into clusters, preferably in fieldcorners, using mature planting to reduce their visual impact.3. Proposals which require long or visually intrusive accessroads will be resisted especially where proposals requirehard−surface
tracks. Facilities should be within 15m of the access.4. Protect new planting from browsing − horses canbrowse up to 2 metres over a fence.
Landscaping1. Applications should also be accompanied bymanage−ment
proposals to ensure that existing and new vegetationand any features of wildlife interest are properly protectedboth during and subsequent to the implementation of theproposals.2. Use native trees and hedgerow plants and avoid usingconifers as hedging or screening as these are alien to thetraditional landscape (see SPG 01).3. Applications will be accompanied by detailed schemesof planting to help minimise the visual impact ofdevelopment.
Fences & Jumps1. Fencing should be post and rail, a well laid hedge or a wellmaintainer) dry stone waN depending on local characteristics.2. New fences should be kept to a minimum and normally beaccompanied by new hedgerow planting in native species.3. Moveable objects such as jumps should be removedwhen not in frequent use. This is to minimise
v i ! impact and damage to grass. Provisioni i should be shown,
Access Points and Hard Standings1. Avoid the need to create new field access points ontopublic roads. Two or more developments can often sharethe same gateway.2. Access points should be located to avoid the need forvisibility splays. Where such access splays are essential,natural stonewalls or hedgerow planting will be required(instead of post−and−rail fences) in order to retain a senseof enclosure.3. Hard standings and tracks should be suitably surfacedto minimise their visual impact. Large areas of tarmac andconcrete should be avoided.4. Particular care is required in the design and material ofgateways to maintain a rustic/rural character.
Stables1. External materials and colours should be used whichwill quickly weather to minimise their impact on theland−scape.
Dark stained timber can be more in keeping withthe landscape than external brick or block work.2. Wherever possible adopt characteristics of design andmaterials of older agricultural buildings in the localitywhich are visually attractive.3. Avoid the temptation to make a bold statement in thelandscape. Too many bold statements will competevisually to the detriment of the local scene − facilitiesshould generally be discrete.4. Buildings are usually best grouped around a yard toprovide shelter. Openings should generally face inwardsto the yard, field or building group. Solid wall areas canhelp the character.5. Using simple roof shapes, details and materials canenhance the overall design.6, Consider the needs of humans too! It is better to makeprovision for facilities in the stable block than to usecara−vans
and the like as ancillary facilities
further advice is available from British Horse SocietyScotland at www.bhsscotiand.org.uk and www.bhs.org.uk
M. DESIGN ISSUES FOR THE CONVERSION OF BUILDINGS
.JRestored interior Former school converted to houses
1 The character of traditional farm buildings derives fromtheir original function as working agricultural buildings.In general they are simple and unfussy both in form anddetail, which is part of their appeal. Effective conversionshould maintain this simplicity and protect the essentialfeatures and original fabric of the building to be convertedRetention of solid wall areas and other traditional detailshelps.
Structural Survey1. Conversion proposals should incorporate a full surveycarried out by a structural engineer or other suitablyquali−fied
person to show the current state of the building andindicate how the proposed conversion can be achieved.Annotated photos of the existing situation can also assist.2. The survey should be realistic − neither "belt & braces"cautious or without detail. It should analyse any movement,highlight elements of the building to be retained, repaired orreplaced, the shoring−up necessary whilst works take placeand other protective measures.3. Elevations, cross sections and longitudinal sectionsshould be provided at a scale of at least 1:50.N B : If the build/rig collapses at any stage then freshper−mission
may be required.
Identify Essential Character
2. If you are intending to convert or reuse an existingbuild−ingthen you need to address the key issues in this section
when making a planning application. If your application failsto satisfactorily address these issues, you may be requestedto revise your proposals or, in some cases, the applicationmay be refused. The Council encourages pre−applicationdiscussions, once sketch proposals have been prepared andthe issues within the guidance have been considered. (SeeContacts on page 23 to make an appointment).
Landscape Setting1. Applicants need to establish the landscape character(see p.4 and 5) and use it as a basis for a landscapestrategy for the whole farm steading / unit. The strategyshould enhance the setting and should contribute to therural character of the converted buildings in their new use.2. Traditional farm buildings are generally groupedtogether around a yard to provide shelter − often forminga small cluster or steading which may be visible over aconsiderable distance.3. Large specimen trees and natural hedging usuallycon−tribute
to providing shelter and scale to the setting.Additional advice on landscaping is provided in SPG 01
1. The character of traditional farm buildings derives from their original function as workingagricultural buildings. In general they are simple both in form and detail, which is part oftheir appeal. Effective conversion will maintain this simplicity and protect essential featuresand the original fabric of the building to be converted. Retention of solid wall areas helps.
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Conversion possibilities Former School converted to a house
M. DESIGN ISSUES FOR THE CONVERSION OF BUILDINGS /2Conversion of a Farmsteading
Existing Farm Steading1. Atypical farmsteading in North Lanarkshire hasbeen developed over time. Traditionally it takesthe form of a single or one and half storey stoneU−block comprising a dwelling with associatedequipment and animal storage buildings on eitherside. Overall it forms an enclosed and shelteredcourtyard and hardstanding area − typically witha few large specimen trees to provide scale andshelter.
2. The buildings will typically be located within alandscape which has matured over time to provideshelter from the elements and visual screening − sothat the building in integrated well into theland−scape.
Appropriate Conversion1. The image on the right indicates ways in whichto sensitively design a steading conversion.
2. The roof line and profile have been maintainedthrough the use of internal facing flush roof lights.Alterations to the existing openings have beencontained within the internal courtyard as much aspossible. New windows are of a traditional simplevertical emphasis and style. The mature plantinghas been retained and enhanced to protect andscreen the building.
3. The interventions are considered to beappropriate in that they maintain the rural characterof the building while providing accommodation tomeet the needs of modern lifestyles.
I nappropr ia te Conversion1. The image on the right indicates how NOT toconvert a traditional steading.
2. The box dormers do not respect the simple roofline or profile. The insertion of overlarge horizontalwindows on blank gables harms the solid to voidratio of the building. The removal of the matureplanting exposes the building, makes it morevisible in the landscape, and increases theperceived scale of the buildings.
3 The interventions are considered to beinappro−priatein that they reduce the integration with the
ailjuiriiny countryside and seek to suburbanise'tie treat character of the building.
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N. WINDOW PROPORTIONSDoors and Windows
Simple traditional forms can echo the agricultural character. There is usually a nee" fr' ns and extent of openings
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Traditional materials can be used in modern ways to reflect the traditional or agricultural character.
1. In general, agricultural buildings have few windows anddoor openings, and those which exist are rarely arrangedsymmetrically within an elevation.
2. New openings are discouraged, particularly if they faceoutwards. The layout and type of accommodation that canbe provided in the converted building may be restricted bythe number and sizes of existing openings.
3. Where additional doors and windows are to beprovid−ed,they should generally be on the least public face of the
building and should copy existing patterns. Simple robustframes (timber or metal) will normally be mostappropri−ate
and usually these should be stained or painted in darkcolours to be sympathetic to the surrounding walls.
Window to Wall RatiosThe ratio of window to wall area and the proportions of theopenings are all important to help a building fit in.
4. Where additional floors are to be provided at first floorlevel, they should be set back or designed to avoiddis−rupting
the appearance of the existing full height windows.
5. Where roof lights are needed, they should be themini−mumnecessary. They should be finished flush with the
roof to avoid disruption of the roof line and should be onthe least public face of the building. A large conservatorytype' section of roof may alternatively work.
6. Barn door openings of substantial proportions are foundon many farm buildings. Full height windows may beinserted but these usually benefit from being set back intothe opening to maintain the impression of shadow anddepth attached to the original opening. The frames shouldbe simple, robust and dark stained.
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Modern rural housing can use traditional materials and forms to fit in. Vertical openings usually fit in better than horizontal proportionsOliver Chapman Architects Rural Design Architects Sti.tdo KAP Paterson Architects
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0 . MATERIALS AND DETAILING
−—I • _ =Reflecting
diverse local materials can help development fit in − whether painted metal corrugated sheeting, slate roof with leadflashings, to timber doors, windows and screens and crow−stepped gables
1. The original building fabric should be retained where 4. Windows and doors should generally be of timber orpossible. New or recycled materials should where metal construction.possible be sourced locally to reduce the carbon footprint 5. The urban character of modern ground surfaces suchof the development. Completely new re−building will not as concrete paving and concrete blocks is inappropriatenormally be acceptable. for rural buildings. Surfaces should be permeable (see2. External materials should either be matched exactly SPG 09). Tarmac may be appropriate if used in a limitedto that of the original building and steading group or be way and with simple or hidden edging. Applicants should
idistinctive , reuse existing materials supplementing these asclearly ustincLive andmodern.necessary. For large areas, gravel and whinstone are
3. Appropriate external building materials are stone, pebble recommended.dash, timber, corrugated iron/tin/steel, slate or slate substitute. 6. Proposals should include measures to prevent pollution
−− −from animal waste and encourage re−use of grey water.
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Retaining and reflecting traditional details and materials − from white painted roughcast render, semi−dressed local stone; metalgutters & downpipes; − can be carried though to modern textured rendered wails with stale roof or smooth render wn'h timber details.
Anciliary Buildings & Gardens1. Gardens often contain domestic clutter i.e: washing lines, play equipment. Carefullocation and landscaping should aim to contain and enclose these so as to avoid asuburban character.2. Existing out−buildings should be used to house domestic items where possible. If newancillary outbuildings are required these should be limited, located sensitively within theplot to form a clear relationship to the existing buildings and the external materials shouldcompliment the existing buildings within the plot.3. Private garden areas should generally be well screened with existing walls and hedgesenhanced wherever necessary. (See Landscaping Guidance SPG 01). A clear distinctionbetween the residential garden area and any adjoining agricultural fields is essential.
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Building Materials
0 . MATERIALS AND DETAILING /2Roof Profiles
Photographs showing various traditional and contemporary gables and roof profiles.
1. Original roof structures and pitch should be retained 4. Appropriate roofing materials are natural slate, highwherever possible − setting height and massing limits, quality concrete tile, slate substitute and corrugated metal.Approval will not normally be given to unjustified alteration sheeting.of roof trusses and other structural roof timbers. 5. Dormer windows (if not already used within thestead−2.
Carefully designed solutions may be necessary to ing) are generally inappropriate. Where proposed theyachieve adequate head room and retain the original need to be limited in number. A small number of roof lightsstructure (e.g. lowering floor level). This requirement may may be appropriate on the least public roof slope.restrict the amount and type of accommodation which can 6. Vents should minimise disturbance to the roof line butbe provided, can have their visual impact reduced by placing them3. Simple, large unbroken roof slopes are characteristic of along the eaves using ducting specifically designed fortraditional farm buildings. They often dominate elevations this purpose.and can be prominent in distant views. To preserve the 7. New chimneys and flues which suggest a domesticoriginal character of the building, these simple, undis− use, should not be used in non−domestic buildings.Metal−turbed
lines need to be retained. ic vents / flues are preferred to masonry chimneys inorder to reinforce the functional I industrial function of the
Adjoining Buildingsbuilding.
Applicants need to establish the relationship of thebuild−ingto be converted to any adjoining buildings. Theirloca−tion,
the way they will function and their character makesit necessary to consider the future of the whole buildinggroup (Impact on wider use / potential nuisance etc.)
Inappropriate Roof Details
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Appropriate Roof Details
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R ACCESS & CAR PARKINGEntrances & Boundaries
I. The existing means of access should be used whereverpossible. New driveways across open land will generallybe inappropriate.
2. Avoid widening existing accesses onto roads andremoving walls, hedgerows or trees.
3. When creating access splays, natural stone walls orhedgerow planting should be employed in order to matchthe local context (rather than post−and−rail fences) andalso to provide a sense of enclosure in the lane.
4. Cars, vehicles and other modern requirements(wash−inglines, sheds, play equipment, etc) can detract from the
appearance of farm yards causing them to look suburban.Containing parking and garages and other modernclut−ter"
by careful location and good landscaping helps.
5. Existing out−buildings should be used wheneverpossible to garage vehicles, provided that accessar−rangements
are suitable for modern requirements. TheCouncil will not normally approve new structures forgaraging when suitable accommodation for vehicles existswithin the steading group.
Parking Integrated within the Landscape
Acceptable & Unacceptable Parking Layouts
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Q BIODIVERSITY ASSESSMENT & MITIGATION1. Some forms of development can threaten biodiversitybut development can also contribute positively towards theprotection and enhancement of biodiversity. Opportunitiescan vary from retaining existing vegetation to providingnew planting of native trees and shrubs; ensuring thatwatercourses are protected and taking measures to protectindividual species. With a few simple steps developers canensure they comply with biodiversity legislation, meet theCouncils' requirements for biodiversity conservation, andhelp avoid delays at a later stage. Development should notresult in a net loss of biodiversity. Where significant adverseimpacts to biodiversity are identified, appropriate mitigationmeasures will be required. However, it should be notedthat long established habitats are almost impossible tore−create
and particular effort should be made to protect suchhabitats. This is fully explained in SPG 20 Biodiversity andDevelopment and accompanying checklists − with the keypoints in making a planning application described below.
Pre−Application Discussions2. Discussions are encouraged at an early stage withCouncil planning officers and Greenspace staff. Wherethe development might affect Sites of Importance toNature Conservation, European sites or raise naturalher−itage
issues of national interest Scottish Natural Heritageshould also be involved in pre−application discussions.This can provide information identifying how a proposalcan be improved to allow the development to proceed.
Site Audit3. An initial site audit should be undertaken to determinethe possible ecological issues at a potential developmentsite. In the case of a site with a range of establishedenvi−ronmental
features/habitats/species this audit requires tobe undertaken by a qualified ecologist or landscapearchi−tect
with suitable ecological experience. The initial audit willassist in the selection of an appropriate development site,highlight the potential biodiversity issues and opportunitiesat a site, identify existing species and habitat records andidentify where further survey data will be required.
4. Developers should identify any designations on oradjacent to the site, eg, Sites of Importance for NatureConservation (SINCs), and should incorporate relevantmitigation measures to ensure their protection. Detailsof designated sites can be obtained by consulting theecologist within North Lanarkshire Council's GreenspaceServices, Even where existing survey information exists,updated survey work is likely to be required to supportdevelopment proposals as the use of the site by protectedspecies can vary from year to year. The site audit shouldbe included with the planning application.
− − − − − −
IV:4r
.1..
.1
Detailed Surveys & Impact Assessment5. Where the initial site audit indicates that the site doesor could support species, habitats or features ofbiodiversity interest, specific targeted surveys should becarried out. This information should be included with theplanning application.
6. The production of environmental surveys, impactas−sessments,biodiversity objectives, detailed methodologies
for biodiversity conservation and biodiversity managementplans should be carried out by a suitably qualified ecologist.As an absolute minimum, sufficient data should always beobtained to determine the presence or otherwise of legallyprotected and Local Biodiversity Action Plan PrioritySpe−cies
and Habitats and if present indicate their distributionand population size/area.
7. Additional survey information may be necessary toinform mitigation, enhancement, compensation andmanagement works on site, and will be a requirement forcertain development types or sites − particularly wherethere are protected species or habitats − see SPG.20Bio−diversity
and SPG.22 on Environmental ImpactAssess−ment.These additional data needs will be highlighted
by the initial site audit and / or by early discussions withthe Council and other relevant bodies. For instance, inaccordance with the Site Assessment Guidance of SPG20, for proposals which are considered to have a likelysignificant effect on any European designated sites andAppropriate Assessment (under the Habitats Regulations)will be required to investigate in detail the likely impactsof specific development proposals on any such protectedsites. To be in accordance with the development plan,proposals for the RIA must demonstrate that they will notadversely affect the integrity of European sites.
8. In some cases more than one survey will be required toprovide sufficient data on a species/habitat. Given theseseasonal constraints survey requirements for adevelop−ment
should be determined at the earliest possible stageto avoid delays later in the planning process. Optimiumsurvey seasons vary for different species and habitats.
9. Further information is available in SPG 20 Biodiversityand Development and in the North LanarkshireBiodiver−sity
Action Plan.
Design Development to Incorporate Biodiversity10. Having identified biodiversity opportunities andcon−straints
within a site these should be considered as partof the design or masterplan for the site. It is important thatdesign should consider biodiversity not just within the siteboundaries but also existing biodiversity features in thesurrounding area and any links which can be created.Even where few features of ecological value have beenidentified on site, the developer will be expected to exploreopportunities to enhance the value of the site for wildlife. Atthe detailed planning application stage more detail of thedesign and biodiversity objectives will be required. Planningconditions may be used to ensure the necessary work isundertaken to achieve the hiodiversity objectives.
21
R CONTENT & ASSESSMENT OF BUSINESS PLANS1 A number of development proposals in the Green Beltare required to provide a detailed and financially robustbusiness case to support and validate the proposedde−velopment
activity. This is required by Policy NBE 3A point3 supported by detailed and financially robust businessplans" (see Section A on page 2).
2. The Business Plan (BP) should be prepared by asuit−ablyqualified person. Applicants are encouraged to use
recognised professional expertise from agencies such asthe Scottish Agricultural College, National Farmers UnionScotland, Institute of Chartered Accountants Scotland,Royal Institute of Chartered Surveyors etc. All BP's will bescrutinised in order to ensure that the proposed business isviable in the medium to long term − not just the short term.
3. It should be noted that all new businesses are requiredto be established for a minimum period of three yearsprior to the Council considering any residential useas−sociated
with the operation of the business (other thantemporary accommodation see section H page 6). Eventhen, there can be no assumption that a successfulbusi−ness
will justify a related residential property.
Information Required4. The following information should be addressed in thesubmitted Business Plan (BP) in support of adevelop−ment
proposal in the Green Belt. Succinct comprehensibleinformation with clearly stated and realistic assumptions ispreferred to numerous unexplained data tables.
(A) Basic Factual Information• The name and professional qualifications of the person
producing the BP, and contact details• The name of the client / business for which the BP has
been prepared and contact details• The address I site for which the BP relates, including a
scale plan of the site I landholdings,• The area of land in the clients ownership and or the
area of land to which the BP relates, and a schedule ofexisting and proposed floor areas
Example of typical Financial Projection Information
(B) Business Development PlanA Business Development Plan (typically as required forany loan agreement) should Include:• the business activity, hours and method of operation,buildings, plant/infrastructure, number of employees,expected number of clients, etc.• set up costs: including building construction costs,groundworks (access costs, utility connections, drainage /septic tank.) temporary accommodation duringconstruc−tion
or during the business establishment period etc.• a projected balance sheet with forecast annual profitand loss for the first three years (the minimum businessestablishment period) and related cash flow projection.• sales income/cost of sales (including relatedassump−tions
on labour costs), gross profit/overheads, net profit,and professional fees (architects fees, engineer's fees,solicitor's fees, wildlife report fees (if required) topographicsurvey, planning application fees etc).• assumptions on on−going expenditure including:elec−tricity
costs, insurance and safety certification and othercosts. This might cover payroll and accountancy costs,CCTV / security, −disposables I stores and equipment, andongoing professional fees e.g. vet! blacksmiths.• evidence of market demand and testing for thebusi−ness/service
being promoted, ideally this should includesensitivity testing and risk assessment.• project funding source and finance costs: private capital/ savings, banking loan etc.NB Where a business has been established withoutplan−ning
consent and the applicant is seeking retrospectiveap−provalthe Council will in addition to the above information
require evidence of receipts and audited accounts to provethe existence of the operation and its ongoing viability.
5. The overall objective of the Council seeking the aboveinformation is to ensure that, in granting planningpermis−sion
for a development, it is a robust and viable business.Where there are concerns as to the ongoing viability ofthe business then a bond (secured through a Section 75agreement) may be required to ensure that the land canbe reinstated should the business fail.
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S. OTHER CONSENTS YOU MAY NEED1. Building Standards ConsentThis is necessary for any structural alterations or newbuild. Contact: Area Building Standards Office
2. Listed Building ConsentThis is needed for any works which affect the historic orarchitectural character of a Listed Building in any way.Contact: NLC Planning.
3. Advertisement ConsentConsent is needed for most signs and adverts in NorthLanarkshire. Contact: NLC Planning
4. Scheduled Monument Consent.This is required when works affect the scheduled area ofa monument designated under the Ancient Monumentsand Archaeological Areas Act 1979. The consents areadministered by Historic Scotland on behalf of ScottishMinisters. Contact: Historic Scotland
5. Waste DisposalWaste disposal may require consent and a licence.Contact: NLC Environmental Services
Scottish Governmentwww. scot/and, gov. uk/topics/planningContains general information onplan−ning
and building standards.Scottish Planning Policy (SPP)para 92−97 (p.19−20)Plus Policy Advice Notes:PAN 72 Housing in the Countryside &PAN 73 Rural Diversification.
6. Works to TreesWorks to trees, including felling will require consentwhere trees are subject to a Tree Preservation OrderContact: NLC Planning.
7. Foot−path DiversionThis will require approval under the Planning or RoadsActs. Contact: Area Transportation Team.
8. Drainage&RoadsWorks affecting drainage and public roads may needconsent: Contact: the area Transportation Team. Landdrainage consent may also be required from S.E.P.A.Contact: S.E.P.A.
9. Protected Species LicenceThis is required when works affect European protectedspecies (e.g. bats, otters, great crested newts) or theirshelter! breeding places from the licensing authority (theScottish Government). A licence is also required for anyworks that are likely to disturb badgers and their settsfrom the licensing authority (SNH). See SPG.20
Historic Scotlandwww.historicscotland.org.ukHistoric Scotland "Rural Buildings ofthe Lothian's: Conservation andCon−version
Guide for Practitioners"
British Horse Society www.bhs.org.uko r www.bhsscotlancl.org.ukBritish Horse Society Scotlandfor advice on all things equine andequestrian, animal welfare, bridal−paths etc
See alsovww.scotland.gov uk/ropica/fwmingruralwww.sears.scolland.gov.uk
Illustrations by I
C[ftLECTIV[ARCHITECTUR[www.collectivearchitecture.com I
U. CONTACT DETAILS
NOTE. All illustrations are intended as general guidanceCOPYRIGHT − Please note this document containsvarious copyrighted images all of which have been used toillus−trate
exemplar quality rural developments. The expresspermis−sionof the copyright holders has not been requested.
North Lanarkshire Council North Lanarkshire Council The latest Supplementary North Lanarkshire CouncilDevelopment Management Development Management Planning Guidance and index Development ImplementationNorthern Area Office Southern Area Office can be found online at:− TeamFleming House, 2 Tryst Road Fleming House, 2 Tryst Road wwnohhlanarkshire.gov.ukJspg Fleming House, 2 Tryst RoadCumbernauld G67 1JW Cumbernauld G67 IJW CumbernauldG67 1JW01236 632518 01236 632514 01236 632625esenquiriesnorthlan.gov.uk eseuquiriesnnrtlilangovuk esdesignnorthlan.gov.ukNorth Lanirkshire Council Scottish Natural Heritage S.E.P.A Corporate Office See also:Transportation loam 30 Hope Street, East Kilbride, 5 Redwood www.rics.org/scotlandNorthern Area OfIit:e Lanark MI 11 7NF Crescent, Peel Park, www.historic−scotand.govukCentral Area Ottitue − G74 5PP www,scotland.gov.ukq o l l t h p w / \ i W i c p Tel 0155 566 5928 Planning,ekQsepa.org.ulc www.sacac,uk(a−er t , I r . , a − . rve) WWWSiiI1tiOViIk vdww.seprrorq.uk www.nfus.org.uk
www.icas.ofg.uk 23
T. SOURCES OF FURTHER GUIDANCE
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The latest Supplementary Planning Guidance and index can be found online at:www.northlanarkshire.gov.uk/spg
this in one of a s&i uS of Htippleoui [ui, Hni muir) fliudouco [entOil., elnic d aloi mcoi lmncjmmtq C1 DO i i uJur. i l l u d e . p i i urid Otyrnil of new development. iiad\'lce supplenmonlu Ii a pm mk i i i l i i i ' emem 'ii Noi IL Lenarkstirie L oca1 Plan
ii. Council will −wo tm Immmu Ii i−it− when −nm,uinr the ummil', 01.mmnhimcj a i p i l i l i m e l i i L.,mL c. ppi loll up pubic connulittion
; M d ( m i w anfum iii 'r a 4pm n[ery Plaruitiiymm ii I " iv; in on te can he tiaudei€ ml or
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Ref: SPG 07 Development in theGreen Belt − Approved 28 July 2010www.i)orthianarkshire.gov.Lik/s[−jgNorth Lanarkshire Council, EnvironmentalServices, Strategic Planning, Fleming House, 2Tryst Road Curnberrtauld G67 1JWTel 01236 632625 esdesign©northlen.gov.ukupdated 101 April 2011
