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Glasgow City Council, City Chambers, Glasgow G2 1DU

NOTICE OF MEETING

Planning Applications Committee

Agenda Tuesday, 1st November 2011at 1100 hours

1. Applications for planning permission:-

(a) Site formerly known as 854 Aikenhead Road (Ward 7) - 11/01189/DC- Formation of Park and Ride facility comprising car park for circa 589parking spaces including 35 disabled spaces, 4 bus stances andpublic toilets, new pedestrian footways and vehicular junctions ontoAikenhead Road for access and egress;

(b) Site formerly known as 90 Carbeth Street (Ward 16) - 11/01499/DC -Formation of all weather sports pitch with floodlighting and boundaryfencing;

(c) Site at 125-127 Glasgow Road (Ward 20) - 11/00679/DC - Demolitionof existing building, erection of care home, parking and associatedlandscaping;

(d) St Timothy's Primary School, 41 Inveresk Street (Ward 20) -11/01740/DC - Erection of extension to school to form gym hall;

(e) 16 Kensington Gate (Ward 11) - 11/01852/DC - Formation of accessdoor on rear elevation of listed flat;

(f) 2-7 Levernside Avenue/19-33 Levernside Crescent/34-52 BrockburnRoad (Ward 3) - 11/01861/DC - External alterations to flats includinginstallation of render cladding;

(g) Site at Tobago Street/London Road (Ward 9) - 11/01375/DC -Erection of residential flats (20 units), residential care home (12 units)(Class 8) with associated staff accommodation and offices, office use(class 4), community facility, formation of parking, access road andcommunity garden - Amendment to previous approval 08/03190/DC toincrease community facility and alterations to community memorialgarden;

(h)/


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Glasgow City Council, City Chambers, Glasgow G2 1DU

(h) Site at riverside walkway between McAlpine Street/York Street onBroomielaw (Ward 10) - 11/01234/DC - Erection of four 2-storeypavillions structures incorporating Class 3 (Food & Drink), PublicHouse (Sui Generis) and ancillary Class 1 (Shops) use(s) plusassociated external seating areas at ground and first floor levels,

access, servicing, public realm works, ground engineering andconnection to public sewers; plus the use of the adjacent public realmfor outdoor events; and

(i) Site adjacent to 153 Wyndford Road (Ward 15) - 11/00399/DC -Demolition of existing building, erection of energy centre, re-alignmentof exisiting road and formation of access road.

Contact Officer: Lee SclaterCommittee OfficerCorporate ServicesRoom 84, East BuildingCity ChambersGlasgowTelephone: 0141 287 3511e-mail [email protected]
mailto:[email protected]:[email protected]


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PLANNING APPLICATIONS COMMITTEE

Report by Executive Director of Development and Regeneration Services

Contact: Mr C Pepper Phone: 0141 287 8649

APPLICATION TYPE Full Planning Permission

RECOMMENDATION Grant Subject to Condition(s)

APPLICATION 11/01189/DC DATE VALID 25.05.2011

SITE ADDRESS Site Formerly Known As 854 Aikenhead Road Glasgow

PROPOSAL Formation of Park and Ride Facility comprising car park for circa 589 parking spaces

including 35 disabled spaces, 4 bus stances and public toilets, new pedestrian footwaysand vehicular junctions onto Aikenhead Road for access and egress. Potentiallycontrary to Policy Principle DEV 2 of City Plan 2.

APPLICANT AECOMPer Ian Kirkbride1 TanfieldTanfieldEdinburghEH3 5DA

AGENT Vangen James ConsultingPer Anne Follin57 Springfield DriveFalkirkFK1 5HW

WARD NO(S) 07, Langside COMMUNITY

COUNCIL

02_102, Mount Florida

CONSERVATIONAREA

LISTED

ADVERT TYPE Bad Neighbour Development,Contrary to Dev Plan

PUBLISHED 3 June 2011

CITY PLAN Residential, Stadium

REPRESENTATIONS/ CONSULTATIONS

REPRESENTATIONS:-

Three representations were received from members of the public. The following points were raised:-

There is no evidence to support the need/demand for an overflow car park and Park and Ride facility inthis location;

The proposals to utilise that parking area as an overflow car park for events at Hampden Park will leadto an increase in vehicular traffic within an area which currently struggles to cope with traffic and parkingdemands during event times;

The proposal to incorporate an exit at the bottom of Bolivar Terrace will result in a detrimental impact onresidential amenity to nearby properties through increased noise (specifically during events) and inparticular at late hours;

The removal of the existing plants and trees has had a negative impact on the local environment andwildlife;

ITEM 1 (a)

1st November 2011


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The projected number of vehicles which are being catered for with this facility appears highlyoverestimated and due to the Park and Rides close proximity to the City Centre there is no evidence tosuggest that a development of this size is necessary;

There are a number of vehicles which are parked on the carriageway of Aikenhead Road whichadvertise local firms, these are unsightly and reduce visual amenity within the area; and

The use of the Park and Ride to provide additional parking capacity for events at Hampden is useful,however this should be the responsibility of Hampden Park and should not be the responsibility of theCity Council and its taxpayers.

CONSULTATIONS:-

Scottish Water No objectionSPT No objectionLand and Environmental Services (Environmental Health) No objection subject to conditions

SITE AND DESCRIPTION

The application site is an area of vacant land previously known as 854 Aikenhead Road, which is located on the

west side of Aikenhead Road between its junctions with Curling Crescent (to south) and Prospecthill Road (tonorth). The site, which extends to a total area of approximately 27185sqm (2.7Ha) is predominantly locatedwithin an area designated as Residential and Supporting Uses (DEV 2), with a small portion (234sqm) of thesite falling within the Stadium (DEV 10) designation at the westmost boundary. The site was previously in useas the site for the Councils Roads Lighting Depot; since demolished, and has for a number of years, beenvacant brownfield land utilised as overflow parking for events at the National Stadium.

Land levels within the site slope marginally upward from east to west (front to rear) within the site, following thetopography of the land. Additionally, within the site there are varying land levels due to the remainder offoundations, etc of the previous structures associated with the Roads Lighting Depot. In respect of publictransport accessibility, the site is situated on the boundary of the Inner and Outer Urban Areas and is identifiedas having High Accessibility to public transport, as per City Plan 2.

PROPOSAL

The development proposal represents a Major planning application as identified within the Town and CountryPlanning (Hierarchy of Developments) (Scotland) Regulations 2009. The legislation dictates that an applicationat this scale must meet a series of requirements in respect of formal public pre-application consultation; this wascarried out to the satisfaction of the Planning Authority. Additionally it is noted that the proposal represents aGlasgow City Council application submitted on behalf of Land and Environmental Services.

It is proposed to construct a Park and Ride facility across the entirety of the site, which will comprise associatedcar parking (see table below), 4 bus stances along the east boundary of the site at Aikenhead Road, erection ofa public toilet facility and bus stop shelter and formation associated roads, footways and landscaping.

Parking Breakdown Number Percentage

Unreserved Parking 554 94%

Disabled Parking 35 6%

Total Parking 589 100%

As part of the project, the proposed park and ride facility will also be utilised for event parking for HampdenStadium; this will negate the need for the current year-on-year temporary consents to utilise this site for eventparking. Such events include the use of the car park in association with the 2012 Olympic Games and the 2014Commonwealth Games.

The applicant proposes to remediate the site by carrying out extensive hard and soft landscaping worksincluding the construction of new roads, footpaths and accesses within the site. In respect of boundarytreatments, it is proposed to formalise the north, south and west boundaries while opening up the frontageboundary with Aikenhead Road to allow service bus access as well as improving the relationship with the streetscene as viewed from Aikenhead Road.


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HARD LANDSCAPING/SURFACING TREATMENT:

Given the nature of the development, the site would be predominantly hard surfaced. The proposed surfacingconstitutes a blacktop wearing surface with associated kerbs. Of the total site area, 24983sqm will be hardlandscaped, equivalent of 89.6%.

In respect of drainage, it is proposed to provide attenuation via an integrated SUDS scheme. The proposeddrainage layout is considered satisfactory for the development.

SOFT LANDSCAPING:

Throughout the site, it is proposed to provide elements of soft landscaping in an order to break the level of hardsurfacing utilised for the parking area. Included within the proposal is the provision of 87 new trees of varyingspecies largely contained along the south, west and eastern boundaries as well as at intervals within the carpark area along the pedestrian footpaths. In addition to the proposed trees there will be a shrub mix coveringthe previously noted boundaries as well as ground cover planting with a dense ivy to prevent pedestrian footfallin these areas. Of the total site area, 2832sqm will be soft landscaped with grass, equivalent of 10.4%.

BUS SHELTER AND STANCES:

The proposed bus shelter is a freestanding gullwing shelter modular unit which is finished in galvanised metaland clear glass. The shelter measures 3.5m x 6.5m (depth x length) with a total footprint of 22.75sqm. Theshelter provides covered seating in association with the 4 bus stances of the Park and Ride. In respect of siting,the bus stances are arranged in a staggered layout for the ease of vehicle movement for the service buses.The bays are located at a distance of 5m apart from one another and 25m from each of the access/egresspoints to Aikenhead Road.

PUBLIC TOILET FACILITIES:

The applicant has proposed a public toilet to be located to the rear of the second bus stance toward the eastboundary of the site within the pedestrian bus waiting area. The applicant has stated that the reason for the

incorporation of a public toilet within the Park and Ride facility was in response to comments raised during thepublic pre-application consultation procedures as local residents felt this would be a beneficial feature. Thepublic toilet, which has a footprint of 16.2sqm, is a freestanding pod design finished in opaque glass panellingand will incorporate two toilets.

ACCESS:

It is proposed to form two independent accesses to/from the car parking area. The main access is taken fromAikenhead Road at the south east corner of the site via a signalised junction. At 10m in width the access allowsfor two lanes and provides the opportunity for entrance and exit to the site. The secondary access, located inthe north west corner of the site at Somerville Drive/Prospecthill Drive/Hangingshaw Place is a single lane gatedaccess at 5m in width and serves the purpose of allowing for ease of traffic movement during event days.

In order to accommodate the bus drop-off and stances, there are requirements to alter the layout of thecarriageway and public footpath along the east site boundary at Aikenhead Road. This requires the formation ofa non-signalised northbound access/egress for services buses travelling along Aikenhead Road. Buses willthen be diverted from Aikenhead Road into the bus area, and will exit back onto Aikenhead Road to the south ofthe junction with Prospecthill Road.

Pedestrian access is taken via the east open frontage of the site along Aikenhead Road as well as the formationof three new accesses on the north boundary of the site at Hangingshaw Place.


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POLICIES

DEV 2 - Residential and Supporting UsesDES 6 - Public Realm and LightingTRANS 4 - Vehicle Parking Standards

TRANS 11 - Permanent and Temporary Public Car Parks

Planning legislation now requires the planning register to include information on the processing of each planningapplication (a Report of Handling) and identifies a range of information that must be included. This obligation isaimed at informing interested parties of factors that might have had a bearing on the processing of theapplication. Some of the required information relates to consultations and representations that have beenreceived and is provided elsewhere in this Committee report. The remainder of the information, and a responseto each of the points to be addressed, is detailed below.

A. Summary of the main issues raised where the following were submitted or carried out

i. an environmental statement

The development proposal was the subject of a formal request for an EIA (Environmental ImpactAssessment) screening opinion. In carrying out this screening, the Planning Authority consideredthat the proposal did not meet the requirements necessitating an EIA.

ii. an appropriate assessment under the Conservation (Natural Habitats etc.) Regulations 1994

Not applicable

iii. a design statement or a design and access statement

The applicant has submitted a supporting statement in respect of this application, it is consideredthat the content of the supporting statement is reflective of the proposal and is addressed withinthe body of this report.

iv. any report on the impact or potential impact of the proposed development (for example theretail impact, transport impact, noise impact or risk of flooding)

Not applicable

B. Summary of the terms of any Section 75 planning agreement

Not applicable

C. Details of directions by Scottish Ministers under Regulation 30, 31 or 32

These Regulations enable Scottish Ministers to give directions

i. with regard to Environmental Impact Assessment Regulations (Regulation 30)

Not applicable (as above)

ii. 1. requiring the Council to give information as to the manner in which an application has beendealt with (Regulation 31)

Not applicable

2. restricting the grant of planning permission

Not applicable


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iii. 1. requiring the Council to consider imposing a condition specified by Scottish Ministers

Not applicable

2. requiring the Council not to grant planning permission without satisfying Scottish Ministers

that the Council has considered to the condition and that it will either imposed or need not beimposed.

Not applicable

ASSESSMENT AND CONCLUSIONS

Section 25 of the Town and Country Planning (Scotland) Act 1997 requires that where an application is madeunder the Planning Acts, it shall be determined in accordance with the Development Plan unless materialconsiderations indicate otherwise.

The two main issues to consider in the assessment of this application are:-

(a) whether the proposal accords with the Development Plan; and(b) whether any other material considerations, including the matters raised in the consultation responses and

letters of representation, have been satisfactorily addressed.

In respect of (a), the Development Plan comprises the Glasgow and Clyde Valley Joint Structure Plan andCity Plan 2.

Glasgow and Clyde Valley Joint Structure Plan 2006:

Within the Structure Plan, Strategic Policy 3 Strategic Management of Travel Demands acknowledges that inorder to achieve sustainable development, there is a requirement to serve Glasgow and the Clyde ValleyMetropolitan Area with a range of transportation measures; specifically the need for provision within Local Plansfor the development of Park and Ride facilities. The proposal is therefore considered to support the strategic

agenda of the Structure Plan in this respect.

City Plan 2:

The application site is within an area covered by the DEV 2 Residential and Supporting Uses PolicyPrinciple of the adopted City Plan 2 and given this the proposal has been advertised as being potentiallycontrary to the Development Plan. In terms of impact on residential amenity, it is considered that the mostdirectly affected properties will be those along the south boundary of the site at Aikenhead Road and CurlingPlace. It is noted however, that along the span of this boundary it is proposed to improve the level of screeningto mitigate against any loss of residential amenity.

The formation of a Park and Ride facility within a designated residential area does potentially conflict with theprotection of local amenity. From the details of the submitted Transport Assessment, it is noted that the facility

is aimed at daily commuter traffic and given this, it is anticipated that the levels of increased traffic movementsare likely to be contained to daytime hours; with less impact on adjacent residential uses. In respect of eventparking, it is noted that this will be contained to isolated events, which will be marshalled in order to ensure easeof traffic flow and minimise disruption at these times.

The application site also bounds the curtilage of the National Stadium to the west, which is designated as DEV10 Stadium. By virtue of its siting within an existing area of vacant open space, which is partially utilised asa temporary overflow car park, the proposal to construct a formal Park and Ride facility (inc dedicated parking)is not considered to detrimentally impact on the function of the National Stadium.

The proposal also requires to be considered/assessed against the following policies:

DES 6 Public Realm and Lighting


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This policy aims to create the highest possibly quality of public realm and seeks to ensure that l ighting schemesminimise light pollution without impacting on neighbours and townscape quality. The proposal uses a selectivepalette of durable materials for its hard landscaping which provides a contrast between the parking andpedestrian areas of the site. Additional soft landscaping proposals and tree planting are to occur along theboundaries of the site and throughout; breaking up the visual massing of the hard landscaping associated withthe parking areas.

Currently, the site is in relatively poor condition and includes within its curtilage a large area of hardstanding -which is utilised as an ad-hoc temporary event parking facility for the National Stadium (known as the PurpleCar Park), a pedestrian access via Hangingshaw Place and an area of soft landscaped ground. The utilisationof the site for public parking and transport infrastructure secures the future of the site while improving thecurrent standard of the environment by opening the frontage of the site to Aikenhead Road and formalising theparking area and landscaping.

The proposal, by its nature includes little physical development in terms of solid massing; the exception to thisbeing the proposed shelter and the public toilet located towards Aikenhead Road. Furthermore, through thecareful inclusion of soft landscaping throughout the site and along the site boundaries, the development seeksto contribute positively within the street scene while not detrimentally impacting on landscape character, etc. Itis noted that within this area of Aikenhead Road, there is no established townscape character in itself due to the

varying types of buildings, scales and massings within the immediate locale (including the National Stadium, theToryglen football centre, the residential properties and the retail superstore) and therefore the proposal wouldnot appear incongruous within this setting.

TRANS 4 Vehicle Parking Standards

This policy aims to ensure that vehicle parking provision supports sustainable transport objectives and meetsthe requirements of car park design in line with the Councils Roads Development Guide. The proposal seeksto provide a formal car park for the parking of 589 cars, including 35 disabled spaces in association with thisPark and Ride facility. It is considered that as the site is currently vacant and utilised on a temporary basis forevent parking in association with the National Stadium, that the its utilisation as a Park and Ride will support theCouncils sustainable transport objectives.

TRANS 11 Permanent and Temporary Public Car Parks

The aim of this policy is to ensure that public car parking supports the shopping and business needs of the CityCentre while restraining private car commuting. The proposal is considered to meet the requirements of apermanent car park located outwith the City Centre as it is intended to serve commuting demand as part of aPark and Ride facility. Furthermore, the development is considered to meet the transport requirements of theScottish Planning Policy (SPP) (previously SPP 17: Planning for Transport), which outlines the Governmentsagenda for providing suitable sustainable parking and transport infrastructure which supports accessibility andviability while discouraging car commuting.

The applicant has also submitted a detailed Transport Statement in support of this application. This outlines theoperational overview of the proposal as an everyday Park and Ride facility as well as special events parking forthe National Stadium. Contained within the Traffic Impact Assessment is an outline of estimated traffic

movements associated with the development, this demonstrates that the predicted traffic produced by the Parkand Ride will not adversely affect the operation of the local road network. In addition, the development providesan opportunity to reduce traffic to the north of the site by allowing sustainable travel options to/from the citycentre.

As outlined by the applicant, the proposal has resulted from the Local Transport Strategy Keep GlasgowMoving (approved March 2007 by Executive Committee) under the scheme titled Streamline. This scheme isa joint partnership between Glasgow City Council, Strathclyde Partnership for Transport (SPT) and First Busesand is an ongoing programme of improvements aimed at enhancing bus services operating on key corridorswithin Glasgow. Streamline aims to greatly enhance the attractiveness of bus transport by:-

Improving bus journey times and reliability;

Increasing public transport priority relative to private cars;

Improving the image of bus use; and

Improving the provision of information and facilities.


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In terms of issue (a), the proposal is generally considered to be in line with the Development Plan.

In respect of (b), with regard to the letters of representation, the grounds may be summarised, with appropriatecomments, as follows:

There is no evidence to support the need/demand for an overflow car park and Park and Ridefacility in this location;

Response: The applicant has provided, by way of supporting information, a detailed transport survey. Thissurvey has been used as the basis of calculating the required number of parking spaces based on averagedaily use as well as the use of the site for event parking. On this basis, the proposed level of parkingappears consistent with the requirements and demands contained within the transport survey.

The proposals to utilise that parking area as an overflow car park for events at Hampden Park willlead to an increase in vehicular traffic within an area which currently struggles to cope with trafficand parking demands during event times;

Response: The proposed park and ride is primarily for the purpose of providing a Council service for

sustainable transport infrastructure. In addition, the approval of a development incorporating 589 parkingspaces in a formal arrangement will aid in reducing the level of parking problems in the streets surroundingthe National Stadium during event time, which would be of benefit to residential amenity and road trafficsafety. Furthermore, the submitted traffic survey outlines that during event times, the parking area will becontrolled via marshals, ensuring ease of traffic flow in order to minimise impact on road traffic safety andresidential amenity.

The proposal to incorporate an exit at the bottom of Bolivar Terrace will result in a detrimentalimpact on residential amenity to nearby properties through increased noise (specifically duringevents) and in particular at late hours;

Response: The proposal seeks to utilise the existing access from Bolivar Terrace leading to SomervilleDrive, Prospecthill Drive, Hangingshaw Place. The exit in question is not the main exit of the site and it is

proposed to be gated and only operational during events, when it will be marshalled in order to ensuresafety and security as well as minimising any potential impact on surrounding residential properties.

The removal of the existing plants and trees has had a negative impact on the local environmentand wildlife;

Response: The existing tree removal which has taken place prior to the submission of this application didnot require Planning Permission as the trees/shrubs which were removed were not statutorily protected.Prior to the removal of the trees, Land and Environmental Services liaised with the landscaping section ofDevelopment and Regeneration Services who advised that the species were of inappropriate type for thesite and the proposal for the Park and Ride would afford to opportunity to ensure more appropriatereplacement planting/landscaping could be provided. The development proposal therefore mitigatesagainst the loss of trees on site by proposing a planting scheme including 87 trees of varying species.

The projected number of vehicles which are being catered for with this facility appears highlyoverestimated and due to the Park and Rides close proximity to the City Centre there is noevidence to suggest that a development of this size is necessary;

Response: As above. The provision of parking has been calculated on the basis of the submittedtransport survey. The parking provision is considered consistent to ensure adequate levels of daily parkingassociated with the park and ride as well as event parking.

There are a number of vehicles which are parked on the carriageway of Aikenhead Road whichadvertise local firms, these are unsightly and reduce visual amenity within the area;

Response: The vehicles in question are outwith the application site boundary and do not materially relate tothis application.


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The use of the Park and Ride to provide additional parking capacity for events at Hampden isuseful, however this should be the responsibility of Hampden Park and should not be theresponsibility of the City Council and its taxpayers;

Response: As above. The proposed Park and Ride is predominantly a Council facility for commuters and

aids in the Councils responsibility to provide sustainable transport infrastructure. The proposal is not

primarily an event car park for the Nation Stadium.

The three objections raise a range of issues. However, each of these concerns are either deemed to have beenresolved by the applicants or are not sufficient to warrant refusing the application.

CONCLUSION

The proposed development generally complies with the relevant policies of the adopted Glasgow City Plan 2 aswell as the relevant strategic policy of the adopted Structure Plan. This proposed transport infrastructuredevelopment is considered appropriate for the location and site context, and its overall layout and design is notconsidered detrimental to the townscape and appearance of the surrounding area.

Other material considerations including the consultation responses and letters of objection have been

considered, but do not outweigh the acceptability of the proposal. It is therefore recommended that planningpermission be granted subject to the following conditions.

CONDITIONS AND REASONS

01. The development shall be implemented in accordance with drawing number(s)

60145796_M100-001_701 Revision G;60145796_M100-001_501 Revision J;60145796_M100-001_502 Revision A;60145796_M100-001_503 Revision A60145796_M100-001_708 PL; and

8804/P01.3 Revision A

as qualified by the undernoted condition(s), or as otherwise agreed in writing with the PlanningAuthority.

Reason: As these drawings constitute the approved development.

02. Before any work on the site is begun, details of refuse and recycling storage areas and bins shall besubmitted to and approved in writing by the planning authority. These facilities shall be completedbefore the development/the relevant part of the development is occupied.

Reason: To ensure the proper disposal of waste and to safeguard the environment of thedevelopment.

03. Before any work on the site is begun, a details of any proposed CCTV equipment shall be submitted toand approved in writing by the planning authority.

Reason: In the interest of providing a safe and secure development.

04. Before any work on the site is begun, detail of the proposed lighting scheme shall be submitted to andapproved in writing by the planning authority.

Reason: In the interest of providing a safe and secure development.

05. The car parking area(s) shall be suitably hard surfaced with car parking spaces (each space measuring2.5m x 5.0m) clearly delineated on the ground and maintained in good condition. The car parking area

shall be formed before the use of the Park and Ride commences.


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Reason: In the interest of traffic safety and to safeguard the amenity of the surrounding area.

06. All redundant footway crossings shall be removed and the footway(s) reinstated to match thedimensions of the existing footway(s) as soon as the access(es) serving the development is/areavailable for use by the occupiers of the development.

Reason: In the interests of pedestrian safety.

07. Full width resurfacing of the existing footways shall be provided for the frontage of the proposeddevelopment at Aikenhead Road.


08. Provision shall be made in the design of the development for the parking of cycles. This provision shallbe in accordance with the requirements of Glasgow City Plan policy TRANS 6 Cycle Parking Standards:locations; minimum levels; safe, sheltered and secure; and in 'Sheffield' type racks. Details shall formpart of the first application for approval under this planning permission in principle. The cycle parkingshall be available for use in accordance with the approved drawings before the development isoccupied.

Reason: To ensure that cycle parking is available for the occupiers/users of the development.

09. Before any work on the site is begun, a scheme of landscaping shall be submitted to and approved inwriting by the planning authority. The scheme shall include all hard and soft landscaping works,boundary treatments and a programme for the implementation/phasing of the landscaping in relation tothe construction of the development.

Reason: To ensure that the landscaping of the site contributes to the landscape quality andbiodiversity of the area.

10. All landscaping, including planting, seeding and hard landscaping, shall be completed in accordancewith the approved scheme.


11. Before any work on the site is begun, a maintenance schedule for the landscaping scheme/open space,and details of maintenance arrangements, including the responsibilities of relevant parties, shall besubmitted to and approved in writing by the planning authority.

Reason: To ensure the continued contribution of the landscaping scheme/open space to thelandscape quality and biodiversity of the area.

12. Any trees or plants which die, are removed or become seriously damaged or diseased within a period offive years from the completion of the development shall be replaced in the next planting season with

others of similar size and species.


13. Prior to the commencement of any works on site, full details including appropriate section drawingsshall be submitted of the proposed boundary treatment along the span of south/side site boundary, forthe written approval of the planning authority.

Reason: In order to safeguard the property itself and the amenity of the surrounding area.

14. Prior to the commencement of any works on site, full details including appropriate specifications shall besubmitted for any proposed lighting associated with the development, for the written approval of the

planning authority.


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15. Prior to the commencement of works on site, a copy of the SUDS maintenance schedule, as agreed byLand and Environmental Services, shall be submitted for the written approval of the Planning Authority.

Reason: To attenuate drainage from the site in the interest of flood control; to keep the road free of

loose material in the interests of pedestrian and vehicular safety; and to ensure that car parking isavailable for the occupiers/users of the development.

REASON(S) FOR GRANTING THIS APPLICATION

01. The proposal was considered to be in accordance with the Development Plan and there were nomaterial considerations which outweighed the proposal's accordance with the Development Plan.

02. The proposal was advertised as being potentially contrary to the Development Plan, however during thecourse of the assessment, it was considered that the proposal was compliant with the requirements ofthe Development Plan and was not considered significantly detrimental to residential amenity.

ADVISORY NOTES TO APPLICANT

01. The applicant should consult with Land and Environmental Services (Environmental Health) concerningthis proposal in respect of legislation administered by that Service which is likely to affect thisdevelopment.

02. Construction and/or demolition work associated with this development should conform to therecommendations/standards laid down in BS5228 Part 1: 1997 "Noise and Vibration Control onConstruction and Open Sites". Best Practicable Means as defined in Section 72 of the Control ofPollution Act 1974 should be employed at all times to ensure noise levels are kept to a minimum.

03. In order to protect local residents' amenity, noise associated with construction and demolition works inresidential areas should not occur before 0800 or after 1900 Monday to Friday, and not before 0800 or

after 1300 on Saturdays. Noise from construction or demolition works should be inaudible at the site'sperimeter on Sundays and public holidays. The planning authority should be notified of necessaryworks likely to create noise outwith these hours.

04. The applicant should contact Land and Environmental Services (Roads) at an early stage in respect oflegislation administered by that Service which is likely to affect this development.

05. The applicant should consult Scottish Water concerning this proposal in respect of legislationadministered by that organisation which is likely to affect this development. In particular, sustainabledrainage systems (SUDS) should be designed and constructed in accordance with the vestmentstandards contained in "Sewers for Scotland", 2nd edition 2007. The applicant is advised that, wheredrainage systems including SUDS are not vested in Scottish Water, it is the applicants/developersresponsibility to maintain those systems in perpetuity or to make legal arrangements for such

maintenance.

06. The applicant is reminded of the following requirements of Land and Environmental Services (Roads):

a) Any persons visiting the site must not park any vehicle on the road (carriageway or footway) atthe location, without full road signing submitted to Land and Environmental Services (Roads),Richmond Exchange, 20 Cadogan Street, Glasgow, for approval before programming of theworks.

b) All works must be done in accordance with the New Roads and Street Works Act 1991 and alltraffic management proposals must be submitted to Land and Environmental Services (Roads),Richmond Exchange, 20 Cadogan Street, Glasgow, for approval before programming of theworks.


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c) Any maintenance regime for this equipment must comply with Safety at Street Works andRoad Works A Code of Practice, issued by the Secretaries for Transport, Scotland and Walesunder sections 65 and 124 of the New Roads and Street Works Act 1991, and Chapter 8 of theTraffic Signs Manual.

d) It is the responsibility of the operator/contractor to ascertain whether any permit or permission

will be required from the roads authority in order that work on any installation can be carried outfrom the road.

NB - under the Roads (Scotland) Act 1984, a "road" may include a carriageway, a footwayand/or a footpath (see that Act as amended by the New Roads and Street Works Act 1991 for afull definition of road).

07. The applicant is advised that, if the proposals hereby approved are altered in any way, forexample as a result of obtaining any of the other statutory consents or for any other reason,they should so inform the planning authority and submit copies of the amended proposals inorder that a view may be taken as to whether the alterations are material or not and whether afresh application will be required.

08. For your information, and in the interests of clarity please note that the relocation of advertisinghoardings as identified on drawing numbered 60145796_M100-001_701 Revision G, requiresto be the subject of a separate application for advertisement consent and is hereby notapproved as part of this application.

09. Before the lighting system is installed, the applicant should submit certification from a memberof the Institute of Lighting Engineers, or other suitably qualified person, to the planning authorityconfirming that the proposed system will satisfy the requirements of the light pollution condition.

10. Before the use commences, the applicant should, following the testing of the installed lightingsystem, submit certification from a member of the Institute of Lighting Engineers, or othersuitably qualified person, to the planning authority confirming that the system complies with itsdesign specification.

forExecutive Director of Development and Regeneration Services DC/ CPE/25/10/2011

PLEASE NOTE THE FOLLOWING:

Any Ordnance Survey mapping included within this report is provided by Glasgow City Council under licencefrom the Ordnance Survey in order to fulfil its public function to make available Council-held public domaininformation. Persons viewing this mapping should contact Ordnance Survey Copyright for advice where theywish to license Ordnance Survey mapping/map data for their own use. The OS website can be found atwww.ordnancesurvey.co.uk

If accessing this report via the Internet, please note that any mapping is for illustrative purposesonly and is not true to any marked scale.
http://www.ordnancesurvey.co.uk/http://www.ordnancesurvey.co.uk/


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Contact: Ms A Russell Phone: 0141 287 6023




SITE ADDRESS Site Formerly Known As 90 Carbeth Street Glasgow

PROPOSAL Formation of all weather sports pitch with floodlighting and boundary fencing.

APPLICANT Possil Renewal LtdArdoch ComplexArdoch StreetGLASGOWG72 5QG

AGENT

WARD NO(S) 16, Canal COMMUNITYCOUNCIL

02_028, Possilpark

CONSERVATIONAREA

LISTED

ADVERT TYPE Bad Neighbour Development PUBLISHED 2 September 2011

CITY PLAN Residential


Director of Land and Environmental Services: No objection subject to conditions and advisory notes.

BACKGROUND

This application has been brought before the Planning Applications Committee due to the Council having aninterest in the land, which prevents its consideration under the scheme of delegated functions, although it isotherwise non-contentious in planning terms.


The application site is an area of derelict land which was once occupied by a school until the 1970s. The land isto the north of the Ardoch House, which was also a former school and now has offices and a sports halloperating from the premises. The site is on the corner of Carbeth Street and Bardowie Street. Access to theproposal is from the existing entrance at Ardoch Street, via the grounds of Ardoch House, where the applicant isbased.

The existing community leisure centre, in conjunction with the business centre and the Ardoch Childcare Centreforms the Ardoch Complex. According to the applicant, the leisure centre has 2,010 registered members ofwhom 600-700 use it regularly, 65% being from the G22 postcode.

ITEM 1 (b)

1st November 2011


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Possil Renewal, the applicant, according to their supporting statement, has operated a community leisure centresince 2000 and as such is a major provider of leisure and recreation amenities for most of the G22 postcodearea.

Possil Renewal has been awarded funding by The new Big Lottery fund Community Spaces together withfunding from the City Councils Landfill Community Fund for the proposed sports pitch facility.

Full planning permission is sought for the use of the land as an all weather sports pitch with floodlighting andfencing of 5 metres in height. The proposed pitch is to be sand tilled synthetic grass suitable for multi-sportsuse.

It is proposed that the pitches will operate on daily basis between the hours of 0930 to 2130.

The supporting statement outlines the following:

There is sufficient changing room capacity and the pitch usage will be drawn from:

Recreational football games; Youth diversionary activities;

Sports coaching;

Fitness sessions (e.g. jog club);

Pre 5s activity time.

This (the proposal) will allow further development of the indoor sports clubs currently using the centre to occur,i.e.

Central Scotland Softball League;

Scottish University Roller Hockey League;

Possilpark Tae Kwon Do School;

British Inline Puck Hockey Association.

POLICIES

DEV 2 Residential and Supporting UsesENV 1 Open Space ProtectionTRANS 4 Vehicle Car Parking StandardsTRANS 6 Cycle Parking Standards

SPECIFIED MATTERS

Schedule 2, Regulation 16 of the Town and Country Planning (Development Management Procedures)

(Scotland) Regulations 2008 require consideration of the following matters where applicable.

Environmental Statement

Neither the location of the proposals, nor the nature of development proposed represents criteria where anEnvironmental Statement would be required.

Conservation (Natural Habitats & C.) Regulations 1994(a)

The application site is outwith any designated areas of natural habitat and therefore, assessment under theaforementioned regulations is not required.

Impact or Potential Impact of the Proposed Development

Arising from the nature, scale and location of the proposed use, they do not require to be supported by any formof impact assessment.


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Section 75 Obligations

There are no Section 75 obligations in this instance.

Direction made by the Scottish Ministers under Regulation 30, 31 or 32

Regulation 30 (Environmental Impact Assessment), 31 restrictions on the grant of planning permission) and 32(imposition of conditions) are not of relevance to this proposal.


The principal issues to be taken into account in the determination of this application are considered to be:-

(a) Whether the use of the land for a sports pitch at this location is acceptable;(b) Whether the proposal meets with parking and road safety requirements;(c) Whether other material considerations, including any consultations/representations are relevant to the

assessment of the proposals.

With regard to (a) Policy DEV 2 Residential and Supporting Uses states that:

The areas designated RESIDENTIAL AND SUPPORTING USES include the Citys main housing districts. Inaddition to housing, they incorporate a wide range of supporting facilities such as schools, local shops, publicbuildings, small businesses, light industry, local community, health, social and recreational facilities and areas ofgreen/open space.

The Council will support proposals which enhance residential amenity; improve access to/from and within theareas; and preserve and enhance the integrity of the townscape, landscape and green network provision.Proposals which impact on green/open space, as defined on the Councils Glasgow Open Space map (seedefinition), should be assessed in the context of policies DEV 11: Green Space and ENV 1: Open SpaceProtection.

Comment: Glasgow North is identified as a Key Regeneration Area within City Plan 2. It is recognised thatGlasgow North faces social and economic challenges. Possil Renewal is one organisation working within thearea, promoting the benefits of education and recreation. The proposed all weather sports pitch is arecreational facility which is an acceptable supporting use within this area, particularly at this location which ispredominately mixed use.

The Director of Land and Environmental Services has no objection to the proposed floodlighting or use, subjectto conditions.

With regard to (b), Policy TRANS 4: Vehicle Parking Standards, aims to ensure vehicle parking provisionsupports sustainable transport objectives.

Comment: It is proposed that users of the proposed sports pitch, driving to the site, will be able to park theirvehicles in the existing private car park associated with Ardoch House. The provision of 30 parking spaces iswithin the maximum stand for parking for a development of this size.

The site is also within an area of high accessibili ty to public transport at peak times. With the applicant statingthat 65% of the regular users of this facility are from the G22 postcode, it is anticipated that most patrons usingthe facility will use public transport or travel there on foot.

No parking restrictions are in place surrounding this development although the east side of Ardoch Street isresidential. There is sufficient space for additional car parking on Carbeth Street.

City Plan 2 also requires the provision of on-site safe and secure cycle facilities. It is recommended that safeand secure facilities are installed at this location to encourage and promote cycling.


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With regards to (c) no representations or adverse consultation responses were received in connection with theproposal.

Conclusion

Possil Renewal is attempting to develop facilities and opportunities within the Possil area. The proposed sportspitch will complement the existing sports centre at Ardoch House and will form part of that facility if approved.

Currently the land earmarked for the sports pitch offers little to the community in its present condition. Theproposed use of the land as a sports pitch will enhance the appearance of the site and assist the regenerationof the Possil area.

In light of the foregoing, it is recommended that conditional planning permission be granted.



Location PlanProposed All Weather Pitch and Associated WorksExisting Car ParkingProposed Car ParkingSectionLighting Detail (Musco Lighting)Musco Lighting QuoteProposed 5 metre High FencingFence and Retaining Wall Detail



02. Light from the development shall not give rise to:

(a) An "Upward Waste Light Ratio" (maximum permitted percentage of luminaire lux that goes directlyto the sky) in excess of 15%.

(b) A "Light Into Windows" measurement in excess of 10Ev (lux). (Ev is the vertical luminance in lux.)

(c) "Source Intensity" measurement in excess of 100 Kcd (kilocandela). (Source Intensity applies toeach source in the potentially obtrusive direction out of the area being lit.)

Reason: In the interests of limiting the effects of light pollution on the environment and the users ofsurrounding developments, and of energy efficiency.

03. Noise from or associated with the completed development (the building and fixed plant) shall not giverise to a noise level, assessed with windows closed, within any dwelling or noise sensitive building inexcess of that equivalent to Noise Rating Curve 35 between 0700 and 2200, and Noise Rating Curve25 at all other times.

Reason: To protect the occupiers of dwellings or noise sensitive buildings from excessive noise.


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04. Safe secure and sheltered cycle parking shall be provided in accordance with Policy TRANS 6 of theGlasgow City Plan. Details shall be submitted for the written approval of the Planning Authority. Writtenapproval shall be received prior to works commencing.

Reason: To enable the planning authority to monitor the implementation of the development.


Reason: In order to promote cycling to work.

05. All gates shall open inwards only and not outwards onto the public road or must be suitably recessed ifoutward operation is required. Any alterations to the location of gates must receive the writtenpermission of the Planning Authority prior to works commencing.


06. All floodlighting shall be sited and/or shielded so as to offer no traffic hazards or distraction to vehiculartraffic outside the site.

Reason: In the interests of traffic safety at the locus.


07. The use of the site for external pitch and games court purposes shall be restricted to the following hoursof operation 0900 hours to 2200 hours, daily.

Reason: To protect local residents from exposure to noise and disturbance at unsocial hours.

08. Detailed drawings of the location of all fencing and walls shall be submitted for the written approval ofthe Planning Authority. Written approval shall be received prior to works commencing.

Reason: In order to protect the visual amenity of the surrounding area.

09. Samples of all materials shall be submitted for the written approval of the Planning Authority. Writtenapproval shall be received prior to works commencing.

Reason: In order to protect the visual amenity of the surrounding area.




01. Before the lighting system is installed, the applicant should submit certification from a member of theInstitute of Lighting Engineers, or other suitably qualified person, to the planning authority confirmingthat the proposed system will satisfy the requirements of the light pollution condition.

02. Before the use commences, the applicant should, following the testing of the installed lighting system,submit certification from a member of the Institute of Lighting Engineers, or other suitably qualifiedperson, to the planning authority confirming that the system complies with its design specification.

03. Any advertisement, other than that deemed within the terms of the Town and Country Planning (Controlof Advertisements) (Scotland) Regulations 1984, to be the subject of an application for express consent.


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04. The applicant is advised that, if the proposals are altered in any way from those shown on the docketeddrawings, for example as a result of obtaining any of the other statutory consents or for any otherreason, they should so inform the planning authority and submit copies of the amended proposals inorder that a view may be taken as to whether the alterations are material or not and whether a freshapplication will be required.

forExecutive Director of Development and Regeneration Services DC/ARL/s/124/10/2011





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Contact: Mr N Rutherford Phone: 0141 287 6055




SITE ADDRESS Site At 125 - 127 Glasgow Road Garrowhill Glasgow

PROPOSAL Demolition of existing building, erection of care home, parking and associated

landscaping.

APPLICANT Meallmore LtdCaulfield HouseCradlehall Business ParkInvernessIV2 5GH

AGENT Colin Armstrong AssociatesPer Janice LogieLyle House, 1, Pavillion 1Fairways Business ParkINVERNESSIV2 5GH

WARD NO(S) 20, Baillieston COMMUNITYCOUNCIL

02_067, Garrowhill

CONSERVATIONAREA

LISTED

ADVERT TYPE PUBLISHED 8 April 2011



DRS Transport Planning - No objections; Conditions and Advisory.

Land and Environmental Services (Environmental Health) - No objections; Conditions and Advisory.

The application was advertised in the Evening Times on 8th

April 2011 and has generated 5 letters of

representation. The grounds of objection may be summarised as follows:

1. The traffic generated from the application has not been assessed in respect of its impact on thesurrounding roads.

2. There is insufficient parking proposed to serve the development.

3. Pulling the building forward to meet the established building line on Glasgow Road will prove detrimentalto the landscape of the area.

4. The nature of the care element/client group could change in the future without requiring planningpermission.

5. The construction works will result in disruption and adversely impact upon the amenity of residents.

ITEM 1 (c)

1st November 2011


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6. The proposal will result in noise, smell and light pollution, detrimental to residential amenity.

7. The proposal will result in overshadowing, exacerbated by the application site sitting above neighbouringproperty.

8. The proposal will result in the removal of the boundary wall, or retention of a sub-standard wall, which is ina dangerous condition.

9. The period for making representations is too short, which creates the impression that the Council andapplicant have already agreed the proposal.

10. The postcode of the application site will determine that the application is approved, despite the objectionslodged.

11. The proposed care home is too close to the existing boundary and properties in Bowes Crescent.

12. The position of the bin stores, adjacent the eastern boundary, will prove detrimental to existing residentialamenity.

13. The roofing material may incorporate asbestos.

14. There are sufficient care facilities in Baillieston.


The application site is located on the south side of Glasgow Road, just west of the junction atHuntingtontower Road. The site measures 6,264 m2 and is the former regional offices of Henry Boot, now usedas plant/yard/office. To the east of the block is open space. To the south and west there is housing atJagger Gardens, Bowes Crescent and beyond Glasgow Road to the north. There is a parade of single-storeycommercial units on the north west boundary.

It is proposed to demolish the existing buildings on site and erect a care home comprising 2 blocks. The blockto the front of the site facing Glasgow Road contains 62 bedrooms over 3-storeys; the block to the rear is 2-storeys with 30 bedrooms. Both blocks contain ancillary support facilities, such as laundry, kitchens and offices.Vehicular access is from the existing access off Glasgow Road and the proposal incorporates 10 parkingspaces. The proposed client groups are the elderly and the mentally disabled.

POLICIES

Glasgow City Plan 2

1. DEV2 - Residential and Supporting Uses Development Policy Principle

2. RES 14 - Care in the Community Development

3. TRANS4 - Vehicle Parking Standards

SPECIFIED MATTERS

Planning legislation now requires the planning register to include information on the processing of each planningapplication (a Report of Handling) and identifies a range of information that must be included. This obligation isaimed at informing interested parties of factors that might have had a bearing on the processing of theapplication. Some of the required information relates to consultations and representations that have beenreceived and is provided elsewhere in this Committee Report. The remainder of the information and a responseto each of the points to be addressed is detailed below.


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i. An environmental statement - An environmental statement has not been submitted in support of thisapplication.

ii. An appropriate assessment under the Conservation (Natural Habitats etc.) Regulations 1994 - Notapplicable to this application.

iii. A design statement or a design and access statement - A design statement has not been submittedin support of this application.

Iv. Any report on the impact or potential impact of the proposed development (for example the retailimpact, transport impact, noise impact or risk of flooding) - A transport statement and flood risk anddrainage impact assessment have not been submitted by the applicant in support of the application.


Not applicable to this application.


These Regulations enable Scottish Ministers to give directions.

i. With regard to Environmental Impact Assessment Regulations (Regulation 30) - No direction hasbeen made by Scottish Ministers/Not applicable.

ii. 1. Requiring the Council to give information as to the manner in which an application hasbeen dealt with (Regulation 31) - No direction has been made by Scottish Ministers/Notapplicable.

2. Restricting the grant of planning permission - No direction has been made by Scottish

Ministers/Not applicable.

iii. 1. Requiring the Council to consider imposing a condition specified by Scottish Ministers -Not applicable to this application.

2. Requiring the Council not to grant planning permission without satisfying ScottishMinisters that the Council has considered the condition - Not applicable to thisapplication.


Section 25 of the Planning Act requires the determination of this application to be made in accordance with the

provisions of the development plan, unless material considerations indicate otherwise.

The site falls within a residential policy area in the City Plan. A residential care home is compatible in principlewith this designation. Other material considerations may be summarised, as follows.

Care in the Community Developments

In terms of locational policies, the proposal provides a high level of residential amenity. It is sited within an areadesignated residential with high accessibility, thus providing easy access to the wider community. Furthermore,the proposal incorporates suitable open space for residents to sit out. Given that the proposals accord with thecriteria set out in RES2 Residential Site Layouts, the proposal does not detract from the amenity of neighbours.


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Parking

The proposal incorporates 14 car parking spaces, in excess of the TRANS 4 basic requirement of 6 spaces. Inview of the operational requirements of the care home, this is justified.

In response to the letters of representation the following comments are offered:

1. The application is not of sufficient scale to merit a Transport Assessment.

2. The parking accords with the vehicle parking standards of City Plan 2.

3. Pulling the front block forward by a few metres makes no difference to the impact of the landscapecharacter of the site. Indeed, the proposal incorporates additional planting together with the retention ofthe existing shrub hedging along Glasgow Road.

4. The nature of care between different client groups, such as the elderly, disabled or mentally ill, does notrepresent a material change and is not a valid planning consideration.

5. Some disturbance during construction is inevitable and issues relating to the works associated withdevelopment are controlled through other legislation, or other regulatory regimes. Nonetheless, it isproposed to include a standard advisory note relating to noise and construction activity.

6. The applicant has revised the internal configuration of the proposal. The laundry, kitchen and associatedplant are now positioned on the elevation furthest from the houses in Bowes Crescent. Notwithstandingthis, conditions and other regulatory regimes control these concerns.

7. The proposal does not result in overshadowing.

8. A condition will be imposed requesting details of perimeter fencing. Any disputes between residents andthe applicant regarding the existing boundary wall is not a planning matter, but a civil issue between therespective parties.

9. The application has been subject to the standard period for making representations.

10. The application has been assessed against the development plan and any other relevant materialplanning considerations.

11. The applicant has revised the proposal and the main component of the western elevation has been re-positioned further away from the houses in Bowes Crescent. In addition, the applicant has revised thedesign of the northern block to provide a distance of 4.5 metres to the western boundary. There are nobedrooms overlooking adjoining residential ground on this element of the block.

12. A condition will be imposed to ensure that the position of the bin stores do not prejudice againstresidential amenity.

13. The proposal uses concrete tiles as a roofing material.

14. The number of care homes in the area is not a valid planning consideration.

In view of the above, it is recommended that planning permission be granted, subject to the following conditions.


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01. The development shall be implemented in accordance with drawing number(s):

002 D

100 D101 D(R110) 300(Rt11) 300



02. Before any work on the site is begun, a comprehensive site investigation for ground contamination shallbe submitted to and approved in writing by the planning authority. The investigation shall be completedin accordance with a recognised code of practice such as British Standards Institution "The

investigation of potentially contaminated sites - Code of Practice" (BS10175:2001). The investigationreport shall include a risk assessment of all relevant pollutant linkages, as required by Planning AdviceNote PAN 33 Revised 2000 Development of Contaminated Land. Where a risk assessment identifiesany unacceptable risk or risks, it shall include a detailed remediation strategy. The approvedremediation works shall be carried out prior to the commencement of development on site other thanthat required to carry out remediation.

Reason: To ensure the ground is suitable for the proposed development.

03. All dwellings shall be designed and constructed so that noise from road traffic does not give rise tointernal noise levels, with windows closed, greater than 45 dB(A) daytime and 35 dB(A) night time whenmeasured as LAeqT.

Reason: To protect residents in the development from road traffic noise.

04. Light from the development shall not give rise to:

(a) An "Upward Waste Light Ratio" (maximum permitted percentage of luminaire lux that goes directlyto the sky) in excess of 15%

(b) A "Light Into Windows" measurement in excess of 10Ev (lux). (Ev is the vertical luminance in lux.)

(c) "Source Intensity" measurement in excess of 100 Kcd (kilocandela). (Source Intensity applies toeach source in the potentially obtrusive direction out of the area being lit.)

Reason: In the interests of limiting the effects of light pollution on the environment and the users of

surrounding developments, and of energy efficiency.

05. Before any work on the site is begun, details of refuse and recycling storage areas and bins shall besubmitted to and approved in writing by the planning authority. These facilities shall be completedbefore the development/the relevant part of the development is occupied.

Reason: To ensure the proper disposal of waste and to safeguard the environment of thedevelopment.

06. External materials shall be blockwork, render panels and concrete tiles. Samples shall be submitted toand approved by the Planning Authority in writing in respect of type, colour and texture. Writtenapproval shall be obtained before the materials are used on site.



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07. The following windows shall be formed with obscure glazing: the laundry, bathrooms andutility/storage/plant rooms on the western elevation of the northern block; the southern most bedroomson the east facing elevation and the southern most bedroom on the south-facing bedrooms of thesouthern block. Revised drawings shall be submitted to the planning authority for approval in writingbefore any work on the site is begun.

Reason: To protect the privacy of neighbouring residential properties.

08. Before any work on the site is begun, a scheme of landscaping shall be submitted to and approved inwriting by the planning authority. The scheme shall include hard and soft landscaping works, boundarytreatment(s), details of trees and other features which are to be retained, and a programme for theimplementation/phasing of the landscaping in relation to the construction of the development.


09. All landscaping, including planting, seeding and hard landscaping, shall be completed in accordancewith the approved scheme.


10. Before any work on the site is begun, a maintenance schedule for the landscaping scheme/open space,and details of maintenance arrangements, including the responsibilities of relevant parties, shall besubmitted to and approved in writing by the planning authority.


11. Any trees or plants which die, are removed or become seriously damaged or diseased within a period offive years from the completion of the development shall be replaced in the next planting season with

others of similar size and species.


12. No development shall take place until the applicant has provided written confirmation from ScottishWater that they have technical approval and they will accept the surface water discharge from the siteinto their drainage network, including any proposed SUDS scheme and maintenance regime.

Reason: To minimise the risk of flooding and its adverse effects.

13. All surface water shall be treated in accordance with the principles of Sustainable Urban Drainage.

Reason: In the interests of flood prevention.

14. Before any work on the site is begun, details of perimeter fencing, secure garden areas, the position ofbin storage and finished floor and road levels shall be submitted to and approved in writing by theplanning authority.

Reason: To enable the Planning Authority to consider this/these aspect(s) in detail.


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15. Provision shall be made in the design of the development for the parking of cycles. This provision shallbe in accordance with the requirements of Glasgow City Plan policy TRANS 6 Cycle Parking Standards:locations; minimum levels; safe, sheltered and secure; and in 'sheffield' type racks. Details shall formpart of the first application for approval under this planning permission in principle. The cycle parkingshall be available for use in accordance with the approved drawings before the development is

occupied.


16. The gradient of the access and parking areas shall be no greater than 10%.

Reason: In the interests of pedestrian and vehicular safety.




01. The applicant should contact Land and Environmental Services (Roads) at an early stage in respect oflegislation administered by that Service which is likely to affect this development.

02. The applicant should consult with Land and Environmental Services (Environmental Health) concerningthis proposal in respect of legislation administered by that Service which is likely to affect thisdevelopment.

03. Before the lighting system is installed, the applicant should submit certification from a member of theInstitute of Lighting Engineers, or other suitably qualified person, to the planning authority confirming

that the proposed system will satisfy the requirements of the light pollution condition.

04. Before the use commences, the applicant should, following the testing of the installed lighting system,submit certification from a member of the Institute of Lighting Engineers, or other suitably qualifiedperson, to the planning authority confirming that the system complies with its design specification.

05. Construction and/or demolition work associated with this development should conform to therecommendations/standards laid down in BS5228 Part 1: 1997 "Noise and Vibration Control onConstruction and Open Sites". Best Practicable Means as defined in Section 72 of the Control ofPollution Act 1974 should be employed at all times to ensure noise levels are kept to a minimum.

06. In order to protect local residents' amenity, noise associated with construction and demolition works inresidential areas should not occur before 0800 or after 1900 Monday to Friday, and not before 0800 or

after 1300 on Saturdays. Noise from construction or demolition works should be inaudible at the site'sperimeter on Sundays and public holidays. The planning authority should be notified of necessaryworks likely to create noise outwith these hours.

07. The applicant should consult Scottish Water concerning this proposal in respect of legislationadministered by that organisation which is likely to affect this development. In particular, sustainabledrainage systems (SUDS) should be designed and constructed in accordance with the vestmentstandards contained in "Sewers for Scotland", 2nd edition 2007.


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The applicant is advised that, where drainage systems including SUDS are not vested in Scottish Water,it is the applicant's/developer's responsibility to maintain those systems in perpetuity or to make legalarrangements for such maintenance.

08. Before any part of the development is occupied, the footway crossing onto Glasgow Road shall be

reinstated in accordance with Figure 10.18 of the Roads Development Guide.

forExecutive Director of Development and Regeneration Services DC/ NRU/t/2/25/10/2011





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Contact: Mr J Daly Phone: 0141 287 6052




SITE ADDRESS St Timothys Primary School41 Inveresk StreetGlasgowG32 6SL

PROPOSAL Erection of extension to school to form gym hall.APPLICANT Glasgow City Council

Assets Management - EducationServicesCentenary House100 Morrison Street

AGENT Glasgow City CouncilDevelopment and RegenerationServicesProject Management And Design229 George StreetGlasgowG1 1QU

WARD NO(S) 20 - Baillieston COMMUNITYCOUNCIL

02_050 - Gartcraig

CONSERVATIONAREA

LISTED

ADVERT TYPE PUBLISHED



No representations have been received in relation to this application.

BACKGROUND

Planning permission is required in this instance due to the cost of development exceeding 100,000 and

therefore cannot be considered to be a permitted development under Class 33 of the Town and CountryPlanning (General Permitted Development) (Scotland) Order 1992. Class 33 relates to development by localauthorities.


The application site is located at the corner of Inveresk Street and Torphin Crescent and comprises of StTimothys Primary School. The site includes the school building which faces onto Inveresk Street and theplayground facilities, a football pitch and an area of open space located to the north. The football pitch and openspace occupy an elevated position in relation to the school. Trees line the boundary of the site.

The school is positioned opposite commercial units with the wider area being in residential use.

ITEM 1 (d)

1st November 2011


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PROPOSAL

The existing school building is mainly single storey, but incorporates a small second storey providing officeaccommodation. The school has a flat roof and is finished in brown render.

The proposed gym hall is an extension to the rear elevation of the school building and will replace an area of

low quality landscaping and hard surfacing. The gym hall will have a total area of 220 m, a maximum height of6.8 metres and will have a flat roof. The gyms roofline will match the schools existing second storey.

The gym hall will be finished in a mix of facing brick and cladding and incorporate a band of glazing. The glazingis functionally positioned 4.5 metres above ground level.

PLANNING HISTORY

There is no recent planning history to the site.

POLICIES

The Development Plan consists of The Glasgow and The Clyde Valley Joint Structure Plan 2008 (Fourth

Alteration) and the Glasgow City Plan 2 which was adopted in December 2009. There are no policies ofrelevance to the assessment of the proposal in the Structure Plan. The following City Plan 2 policies areconsidered relevant to the assessment of the application:

DEV 2 - Residential and Supporting Uses areaDES 1 - Development Design Principles.RES 12 - Non Residential Development within Residential Area.

SPECIFIED MATTERS

Planning legislation now requires the planning register to include information on the processing of each planningapplication (a Report of Handling) and identifies a range of information that must be included. This obligation is

aimed at informing interested parties of factors that might have had a bearing on the processing of theapplication. Some of the required information relates to consultations and representations that have beenreceived and is provided elsewhere in this Committee report. The remainder of the information, and a responseto each of the points to be addressed, is detailed below.


i. an Environmental Statement

Not applicable to this application

ii. an appropriate assessment under the Conservation (Natural Habitats etc.) Regulations 1994


iii. a Design Statement or a Design and Access Statement


iv. any report on the impact or potential impact of the proposed development (for example theretail impact, transport impact, noise impact or risk of flooding)





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These Regulations enable Scottish Ministers to give directions

i. with regard to Environmental Impact Assessment Regulations (Regulation 30)


ii. 1. requiring the Council to give information as to the manner in which an application has beendealt with (Regulation 31)

No direction has been made by Scottish Ministers - Not applicable.

2. restricting the grant of planning permission


iii. 1. requiring the Council to consider imposing a condition specified by Scottish Ministers


2. requiring the Council not to grant planning permission without satisfying Scottish Ministersthat the Council has considered the condition.



Section 25 of the 1997 Town and Country Planning (Scotland) Act requires the determination of this applicationto be made in accordance with the provisions of the development plan, unless material considerations indicateotherwise.

The principal planning issues to be addressed with respect to this application are considered to be:-

1. whether the proposal accords with the Development Plan;

2. whether any consultations/representations received are relevant to the assessment of the proposals.


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In respect of 1 above

The development plan comprises The Glasgow and The Clyde Valley Joint Structure Plan 2008 (FourthAlteration) and the Glasgow City Plan 2 (adopted December 2009). The Structure Plan does not contain anyspecific policies relevant to this application. Within City Plan 2, the policies outlined above are considered to be

relevant.

DEV 2 - Residential and Supporting Uses

The development site lies within an area covered by the Development Policy Principle DEV 2 - Residential andSupporting Uses. The policy sets out the criteria for considering development proposals affecting the Citys mainhousing districts and supporting uses, such as schools. The policy states that the council will support proposalswhich enhance residential amenity; improve access to/from and within the areas; and preserve and enhance theintegrity of the townscape, landscape and green network provision.

The proposed gym hall will be positioned to the rear of the existing school site and away from residentialproperties. It is therefore not considered to impact upon the existing streetscape or the amenity enjoyed bysurrounding residential properties. Furthermore, the proposal will directly benefit the local community by

enhancing the schools facilities.

DES 1 Development Design Principles

This policy aims to promote new development, which is designed and constructed to contribute positivelytowards the creation of high quality environments and sustainable places, in support of the Plans vision.

The form, materials and design of the proposed gym hall are considered to be of an acceptable quality, giventhe proposed use and the design and position of the existing building.

RES 12 - Non Residential Development within Residential Areas

Policy RES 12 sets out the Councils criteria for considering the compatibility of non residential developmentwithin residential areas and ensuring that the development does not lead to unacceptable erosion in the areasresidential amenity.

The policy states the following:

Permission will not normally be granted for uses that would generate unacceptable levels of traffic,noise, vibration, and emissions (particularly outside normal working hours) or which propose thestorage of quantities of hazardous substances in close proximity to housing.

Uses which prove acceptable to the Council will require to provide adequate screening for any outsidestorage of materials and introduce traffic mitigation measures, where appropriate, in order to preservethe amenity of the surrounding residential area.

The proposed gym hall is an addition to an established school, which is an acceptable supporting use in aresidential area. The gym hall will not result in any amenity or transport issues, which will negatively impactupon the surrounding residential properties.

In respect of 2 above

No representations have been received in relation to this application.

Conclusion

The proposed gym hall will enhance the schools facilities and will not impact the residential amenity of any ofthe surrounding properties. Therefore it is considered that the proposal is acceptable and it is recommendedthat planning permission be granted subject to the attached conditions.


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AL(01)03

AL(02)01AL(03)02AL(01)05



02. Samples of all external materials shall be submitted to and approved by the planning authority in writingin respect of type, colour and texture. Written approval shall be obtained before the materials are usedon site.

Reason: To safeguard the amenity of the surrounding Glasgow West Conservation Area.




01. The grant of planning permission does not remove requirements under The Wildlife and CountrysideAct 1981 and The Nature Conservation (Scotland) Act 1994.

forExecutive Director of Development and Regeneration Services



If accessing this report via the Internet, please note that any mapping is for illustrative purposes

only and is not true to any marked scale.


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Contact: Ms K Maxted Phone: 0141 287 6057




SITE ADDRESS 16 Kensington Gate Glasgow

PROPOSAL Formation of access door on rear elevation of listed flat.

APPLICANT Ste

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