Application No:

Date Registered:

Applicant:

Agent

Development:

Location:

Ward:

Grid Reference:

File Reference:

Site History:

Development Plan:

N/05101140/OUT

5th July 2005

A Murray Properties & Developments Brandon House 81 Hamilton Road Motherwell MLI 30Q

Keppie Planning Ltd 160 West Regent Street Glasgow G2 4RL

Residential Development plus Relocation of Community Centre \ and Playing Field

Playing Field, Land To West And Community Centre Lochend Avenue Gartcosh Glasgow

68 Moodiesburn West And Gartcosh Councillor Joseph Shaw

269575 66901 0

N10510114010UT

N/00/00346/FUL : Residential Development (1 79 Dwellings) (part site). Withdrawn in November 2000.

The site is covered by an Unaffected by Significant Proposals policy (part site) and by a Green Belt policy (part site) in the Strathkelvin Southern Area Local Plan 1983 and by a Protection of Existing Leisure and Recreation Facilities policy (part site) and by a Green Belt policy (part site) in the Northern Corridor Finalised Draft Local Plan 2000.

Contrary to Development Plan: Yes

Consultations: Scottish Natural Heritage West of Scotland Archaeology Service Scottish Environment Protection Agency Scottish Water (Objection) Chryston Community Council (0 bjection) Gartcosh Community Council (Objection)

(Com m ents) (Corn m ents) (No Objection)

Representations: 160 Letters of Representation

Newspaper Advertisement: Advertised on 8'h August 2005

Recommendation: Refuhe for the Following Reasons:.

1. The proposed development is contrary to; a) the Glasgow and the Clyde Valley Joint Structure Plan 2000, the Northern Corridor Finalised

Draft local Plan 2000, the Strathkelvin Southern Area Local Plan 1983 and national planning guidance in that there would be inappropriate development in the Green Belt adversely affecting the site's openness and rural character,

b) the Northern Corridor Finalised Draft local Plan 2000 and the Strathkelvin Southern Area Local Plan 1983 in that there would be inappropriate development adversely affecting existing leisure, recreation and community facilities.

2. In the interests of road safety in that it has not been shown, via a Transport Assessment, that local roads and junctions can cope with the extra traffic associated with the proposed development.

That should planning permission be granted for this development a precedent may be set which would make it difficult for the planning authority to refuse other similar applications.

3.

NOTE TO COMMITTEE

1. If granted, this application will have to be notified to the Scottish Ministers in accordance with the Town & Country Planning (Notification of Applications) (Scotland) Direction 1997 because a) the proposed development constitutes a significant departure from the Glasgow and the Clyde Valley Joint Structure Plan 2000, and b) North Lanarkshire Council has an ownership interest in part of the application site.

2. If granted, the planning permission will not be issued until an Agreement under Section 75 of the Town and Country Planning (Scotland) Act 1997 has been concluded with the applicant and landowner in respect of the financing andlor provision of a replacement football pitch, football pavilion, playing field, play area and community centre.

Background Papers:

Application form and plans received 5th July 2005

Memo from Education received 27th July 2005 Memo from Community Services received 2nd September 2005 Letter from Scottish Natural Heritage received 4th August 2005 Letter from West of Scotland Archaeology Service received 3rd August 2005 Letter from Scottish Environment Protection Agency received 28th July 2005 Letter from Scottish Water received 3rd August 2005 Letter from Gartcosh Community Council received 4th August 2005

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Letter from Fiona Carberry, 203 Southview Place, Mount Ellen, Gartcosh, received 19th July 2005. Letter from Mrs C Watt, 25 Queensbank Avenue, Mount Ellen, Gartcosh, received 19th July 2005. Letter from Catherine & Peter Kerr ,Lochend House, 201 Lochend Road, Gartcosh, received 15th July 2005.

Letter from Mr & Mrs P Kiernan, 231 Southview Place, Mount Ellen, Gartcosh, received 19th July 2005. Letter from Geraldine & Andrew Airlie, Lochend House, 201 Lochend Road, Gartcosh, received 15th July 2005. Letter from Mr & Mrs A McGoldrick, 199 Southview Place, Mount Ellen, Gartcosh, received 15th July 2005. Letter from Chryston Commur’lity Council, Hon. Secretary, Miss R Anderson, 1 Neuk Avenue, Muirhead, Chryston, G69 9EX, received 25th July 2005. Letter from Michelle Zoras, 22 Woodlands Avenue, Gartcosh, Glasgow, received 28th July 2005. Letter from Elizabeth McGuigan, 8 Slakiewood Avenue, Gartcosh, received 28th July 2005. Letter from Rose Marie Ferrie, 21 5 Southview Place, Gartcosh, G69 8DD received 28th July 2005. Letter from James Proven, 219 Lochend Road, Gartcosh, G69 8BE received 28th July 2005. Letter from John Murphy, 32 Jardine Terrace, Gartcosh, G69 8AR received 28th July 2005. Letter from James Russell, 36 Manor Road, Gartcosh, Glasgow, G69 8AN received 28th July 2005. Letter from A Cairns, 9 Manor Road, Gartcosh, Glasgow, G69 8AL received 28th July 2005. Letter from Robert A. Macaloney, 55 Old Gartloch Road received 28th July 2005. Letter from Williamina Harrison, 37 Kirkhill Road, Gartcosh, Glasgow, G69 8AJ received 28th July 2005. Letter from Mary McCracken, 5 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from Edward Hill, 206 Holms Place, Gartcosh, Glasgow, G69 8BX received 28th July 2005. Letter from R. Bradley, 33 Peathill Avenue, Chryston, Glasgow, G69 9NP received 28th July 2005. Letter from Mr J Shaw, 35 Barcaldine Avenue, Chryston, Glasgow, G69 9PB received 28th July 2005. Letter from Thomas Lever, 1 Kirkhill Road, Gartcosh, Glasgow, G69 8AJ received 28th July 2005. Letter from Annette Lever, 1 Kirkhill Road, Gartcosh, Glasgow, G69 8AJ received 28th July 2005. Letter from E. Forsay, 10 Queensbank Avenue, Gartcosh, Glasgow, G69 8BP received 28th July 2005. Letter from Julie Routledge, 204 Holms Place, Gartcosh, Glasgow, G69 8BX received 28th July 2005. Letter from Amanda Craig, 204 Holms Place, Gartcosh, Glasgow, G69 8BX received 28th July 2005. Letter from Mrs June Stevenson, 204 Holms Place, Gartcosh, G69 8BX received 28th July 2005. Letter from Lynn Kyle, 214 Holms Place, Gartcosh, Glasgow, G69 8BY received 28th July 2005. Letter from Mr & Mrs J Thomson, 10 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from Margaret Stevenson, 15 Slakiewood Avenue, Gartcosh, G69 8BJ received 28th July 2005. Letter from Christine Topping,’ 13 Greenhill Avenue, Gartcosh, G69 8BL received 28th July 2005. Letter from Nicola Abate, 16 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Wilma McCulloch, 9 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from J. Brown, 11 Woodlands Avenue, Gartcosh, Glasgow, G69 8BT received 28th July 2005. Letter from John Menary, 16 Greenhill Avenue, Gartcosh, Glasgow, G69 8BL received 28th July 2005. Letter from Anita Kane, 2 Coronation Place, Gartcosh, Glasgow, G69 882 received 28th July 2005. Letter from John Elliot, 8 Glaudhall Avenue, Gartcosh, Glasgow, G69 8BH received 28th July 2005. Letter from A Taylor, 24 Queensbank Avenue, Gartcosh, Glasgow, G69 8BP received 28th July 2005. Letter from J Watson, 18 Coronation Place, Gartcosh, Glasgow, G69 862 received 28th July 2005. Letter from W Davenport, 28 Greenhill Avenue, Gartcosh, Glasgow, G69 8BN received 28th July 2005. Letter from James McFadyen, 30 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from Laura McNally, 40 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Susan Birkenshaw, 39 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Linda Dewar, 34 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Alice Ann Stewart, 33 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Celina McNairn, 30 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Marion R Miller, 26 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Margaret Maguire, 21 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from David McCahill, 14 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Janet Hamilton, 9 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from C Allison, 9 Queensbank Avenue, Gartcosh, Glasgow, G69 8BP received 28th July 2005. Letter from M Gibbons, 11 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Blanche Weldon, 8 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Robert Weldon, 8 Queensbank Avenue, Gartcosh, Glasgow, G69 8BP received 28th July 2005. Letter from James Morrison, 13 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Karen Ross, 31 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005.

Letter from John Savage, 18 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Christina McWilliam, 22 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from S Mclnally, 20 Queensbank Avenue, Gartcosh, Glasgow, G69 8BP received 28th July 2005. Letter from Margaret McCann, 27 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from E Morrison, 27 Woodlands Avenue, Gartcosh, Glasgow, G69 8BT received 28th July 2005. Letter from Andrew McPherson, 213 Lochend Road, Gartcosh, G69 8BE received 28th July 2005. Letter from Linda Millar, 21 7 Lochend Road, Gartcosh, Glasgow, G69 8BE received 28th July 2005. Letter from Charles Zokas, 22 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from R Jenkins, 20 Woodlands Avenue, Gartcosh, Glasgow, G69 8BT received 28th July 2005. Letter from A Mackenzie, 35 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from Andrea Christie, T4 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from Andrea McGhie, 26 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from James Booth, 39 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from Ray Williams, 31 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from Janet Dingwall, 23 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from Mary Ann Brady, 21 I Southview Place, Gartcosh, G69 8DD received 28th July 2005. Letter from T Menary, 207 Southview Place, Gartcosh, Glasgow, G69 8DD received 28th July 2005. Letter from Douglas Park, 207 Southview Place, Gartcosh, Glasgow, G69 8DD received 28th July 2005. Letter from Clare Menary, 207 Southview Place, Gartcosh, Glasgow, G69 8DD received 28th July 2005. Letter from Lillias Neilson, 205 Southview Place, Gartcosh, Glasgow, G69 8DD received 28th July 2005. Letter from F. Carberry, 203 Southview Place, Gartcosh, Glasgow, G69 8DD received 28th July 2005. Letter from T Connelly, 36 Woodlands Avenue, Gartcosh, Glasgow, G69 8BT received 28th July 2005. Letter from T. McGoldrick, 199 Southview Place, Gartcosh, Glasgow, G69 8BS received 28th July 2005. Letter from Caroline Laurie, 34 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from Noreen Booth, 39 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from W.F. Kilfedder, 6 Lochend Avenue, Gartcosh, Glasgow, G69 8BG received 28th July 2005. Letter from Willie McWhinnie, 3 Slakiewood Avenue, Gartcosh, G69 8BJ received 28th July 2005. Letter from C. Kerr, 201 Lochend Road, Gartcosh, Glasgow, G69 8BE received 28th July 2005. Letter from P. Savage, 200 Holms Place, Gartcosh, Glasgow, G69 8BU received 28th July 2005. Letter from Lorraine Carr, 22 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from Natalie Gibson, 12 Lochend Avenue, Gartcosh, Glasgow, G69 8BG received 28th July 2005. Letter from Violet Lodona, 14 Lochend Avenue, Gartcosh, Glasgow, G69 8BG received 28th July 2005. Letter from Marion Muirhead, 16 Lochend Avenue, Gartcosh, G69 8BG received 28th July 2005. Letter from Mrs Margaret McNeilage, 20 Lochend Avenue, Gartcosh, G69 8BG received 28th July 2005. Letter from Marie Long, 10 Glbudhall Avenue, Gartcosh, Glasgow, G69 8BH received 28th July 2005. Letter from Michelle Coyne, 22 Lochend Avenue, Gartcosh, G69 8BQ received 28th July 2005. Letter from Sarah Hinds, 26 Lochend Avenue, Gartcosh, Glasgow, G69 8BQ received 28th July 2005. Letter from Celise Kane, 30 Lochend Avenue, Gartcosh, Glasgow, G69 8BQ received 28th July 2005. Letter from Diane Kiernan, 231 Southview Place, Gartcosh, G69 8BW received 28th July 2005. Letter from Alex Beattie,229 Southview Place, Gartcosh, Glasgow, G69 8BW received 28th July 2005. Letter from A Green, 225 Southview Place, Gartcosh, Glasgow, G69 8BW received 28th July 2005. Letter from Robert Black, 223 Southview Place, Gartcosh, Glasgow, G69 8BW received 28th July 2005. Letter from M. Walsh, 221 Southview Place, Gartcosh; Glasgow, G69 8BW received 28th July 2005. Letter from Mary Miles, 21 9 Southview Place, Gartcosh, Glasgow, G69 8BW received 28th July 2005. Letter from Lesley Guy, 21 7 Southview Place, Gartcosh, Glasgow, G69 8BW received 28th July 2005. Letter from Gage McWhnney, 213 Southview Place, Gartcosh, G69 8DD received 28th July 2005. Letter from Senga Macaloney, 11 1 Lochend Road, Gartcosh, G69 8AH received 28th July 2005. Letter from Michael Clelland, 80 Old Gartloch Road, Gartcosh, G69 8ET received 28th July 2005. Letter from AJ Murphy, 25 Kirkhill Road, Gartcosh, Glasgow, G69 8AJ received 28th July 2005. Letter from Margaret Laing, 56 Lochend Road, Gartcosh, Glasgow, G69 8AB received 28th July 2005. Letter from G. Dewar, I Lochview Terrace, Gartcosh, Glasgow, G69 8BA received 28th July 2005. Letter from James Diamond, 9 Johnston Road, Gartcosh, Glasgow, G69 8AZ received 28th July 2005. Letter from A Scullion, 9 Greenhill Avenue, Gartcosh, Glasgow, G69 8BL received 28th July 2005. Letter from Thomas Craig, 2 Slakiewood Avenue, Gartcosh, G69 8BJ received 28th July 2005. Letter from John Carr, 22 Woodlands Avenue, Gartcosh, Glasgow, G69 8BT received 28th July 2005. Letter from P. Kerr, 201 Lochend Road, Gartcosh, Glasgow, G69 8BE received 28th July 2005.

Letter from Donna Hughes, 22 Coronation Place, Gartcosh, G69 8BZ received 28th July 2005. Letter from Maureen Menary, 7 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from Steven Muirhead, 16 Lochend Avenue, Gartcosh, G69 8BG received 28th July 2005. Letter from Elizabeth Stevenson, 29 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Carol Trimble, 15 Greenhill Avenue, Gartcosh, Glasgow, G69 8BL received 28th July 2005. Letter from Mr J Murphy, 8 Woodlands Avenue, Gartcosh, Glasgow, G69 8BT received 28th July 2005. Letter from James McGoogan, 1 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Alan Jarvie, 53 Lochside, Gartcosh, Glasgow, G69 8DH received 28th July 2005. Letter from C. Cairns, 8 Greenhill Avenue, Gartcosh, Glasgow, G69 8BL received 28th July 2005. Letter from Arlene McCormick, 7 Greenhill Avenue, Gartcosh, G69 8BL received 28th July 2005. Letter from Marie McKay, 33 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from B. Tweed, 203 Lochend Road, Gartcosh, Glasgow, G69 8BE received 28th July 2005. Letter from Shirley McCorquodale, 40 Greenhill Avenue, Gartcosh, G69 8BN received 28th July 2005. Letter from Joseph B. Warshark, 223 Lochend Road, Gartcosh, G69 8BE received 28th July 2005. Letter from Joseph Allison, 34 Lochend Road, Gartcosh, Glasgow, G69 8AA received 28th July 2005. Letter from R. McShannoch, 215 Lochend Road, Gartcosh, Glasgow, G69 8BE received 28th July 2005. Letter from Susan Donnelly, 16 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from H Grant, 221 Lochend Road, Gartcosh, Glasgow, G69 8BE received 28th July 2005. Letter from Linda McGoran, 34 Greenhill Avenue, Gartcosh, G69 8BN received 28th July 2005. Letter from Mary Hone, 17 Glaudhall Avenue, Gartcosh, Glasgow, G69 8BH received 28th July 2005. Letter from Mrs A Brown, 2 Bothlyn Crescent, Gartcosh, Glasgow, G69 8DA received 28th July 2005. Letter from Michael Clelland, 2 Glaudhall Avenue, Gartcosh, G69 8BH received 28th July 2005. Letter from Alan McGregor, 6 Bothlyn Crescent, Gartcosh, Glasgow, G69 8DA received 28th July 2005. Letter from Margaret Love, 12 Bothlyn Crescent, Gartcosh, Glasgow, G69 8DA received 28th July 2005. Letter from Owner / Occupier, 14 Bothlyn Crescent, Gartcosh, G69 8DA received 28th July 2005. Letter from John Doyle, 22 Bothlyn Crescent, Gartcosh, Glasgow, G69 8DA received 28th July 2005. Letter from W Nicol, 2 Lochend Avenue, Gartcosh, Glasgow, G69 8BG received 28th July 2005. Letter from E. McConnell, 21 Woodlands Avenue, Gartcosh, G69 8BT received 28th July 2005. Letter from Pauline Campbell, 6 Woodneuk Road, Gartcosh, G69 8AG received 28th July 2005. Letter from David Black, 1 Whitehill Cottages, Whitehill Terrace, Gartcosh, G69 received 28th July 2005. Letter from Teresa Ferrie, 21 5 Southview Place, Gartcosh, Glasgow, G69 8DD received 28th July 2005. Letter from B Walker, 18 Bothlyn Crescent, Gartcosh, Glasgow, G69 8DA received 28th July 2005. Letter from Jennifer Park, 209 Southview Place, Gartcosh, Glasgow, G69 8DD received 28th July 2005. Letter from Douglas & Julie Park, 209 Southview Place, Gartcosh, G69 8DD received 28th July 2005. Letter from Mrs Jacqueline Mclnnes, 2 Slakiewood Avenue, Gartcosh, G69 received 28th July 2005. Letter from Mrs J Gallacher, 204 Holms Place, Gartcosh, G69 8BX received 28th July 2005. Letter from Mr John Mclnnes, 2 Slakiewood Avenue, Gartcosh, G69 8BJ received 28th July 2005. Letter from Miss Traceyann McNeilage, 20 Lochend Avenue, Gartcosh, G69 received 28th July 2005. Letter from Andrew Trimble, 15 Greenhill Avenue, Gartcosh, G69 8BL received 28th July 2005. Letter from A. Dingwall, 23 Woodlands Avenue, Gartcosh, Glasgow, G69 8BT received 28th July 2005. Letter from Christine Topping, 13 Greenhill Avenue, Gartcosh, G69 8BL received 28th July 2005. Letter from Mr Robert McNeilage, 20 Lochend Avenue, Gartcosh, G69 8BG received 28th July 2005. Letter from John Murray, 13 Greenhill Avenue, Gartcosh, Glasgow, G69 8BL received 28th July 2005. Letter from Linda Dewar, 34 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Nicola Abate, 16 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Susan Birkenshaw, 39 Queensbank Avenue, Gartcosh, G69 8BP received 28th July 2005. Letter from Owner/Occupier, 223 Lochend Road, Gartcosh, G69 8BE received 3rd August 2005. Letter from Scottish Water, Planning & Development Services, Balmore Road, Glasgow, G22 6NU received 3rd August 2005. Letter from James D Waddell,Chair, Gartcosh Community Council, 44 Old Gartloch Road, Gartcosh, G69 8ET received 17th August 2005.

Any person wishing to inspect these documents should contact Mr Martin Dean at 01 236 61 6459.

APPLICATION NO. N10510114010UT

REPORT

I.

1 .I

1.2

1.3

2.

2.1

2.2

2.3

Description of Site and Proposal

The application is in outline for the following developments at Mount Ellen;

(a) The construction of housing on the current football pitch, play area, grass playing fields and community centre off Lochend Avenue,

(b) The relocation of the football pitch, play area, playing fields and community centre onto the field to the south of Southview Place.

No details of potential house numbers and the means of delivering the proposed affordable housing have been submitted. Structural planting is proposed on the southern boundary of the development area in qrder to soften the appearance of the development when viewed from Johnston Loch.

The application site covers 9.6 hectares and consists of actively used leisure, recreation and community ground and facilities and an agricultural field used for the grazing of cattle.

DeveloDment Plan

The proposal is a departure from the Glasgow and the Clyde Valley Joint Structure Plan 2000 in that that part of the development in the Green Belt is contrary to the following policies;

Strategic Policy 1 - Strategic Development Locations: The Metropolitan Development Strategy requires the continued designation and safeguarding of the Glasgow and the Clyde Valley Green Belt within which there is a presumption against the spread of built up areas and the encroachment of development into the countryside. Local Plans shall define the detailed boundaries and policies to safeguard the Green Belt.

Strategic Policy 9 - Assessment of Development Proposals: This policy indicates that proposals that fail to meet the criteria set out in this policy will be regarded as a departure from the Development Plan and may require to be justified against Strategic Policy 10. It is a requirement of this policy that the Green Belt be safeguarded and the proposed development is, therefore, deemed to be a departure from the Development Plan.

Under the terms of the Strathkelvin Southern Area Local Plan 1983 the site is covered by the following policies: t

E.PRO 2 (part site): The site is within the Green Belt where there shall be an absolute prohibition of all new development or changes of use unless shown to be in the interest of agriculture, forestry or outdoor recreation and providing that no damage to rural amenity results.

E.PRO 6 (part site): Area unaffected by specific proposals, where no major change is envisaged.

Also relevant to the proposal is the following policy.

LR 1: The Council will endeavour to provide a range of facilities to serve the Community in terms of passive and active recreation. To achieve this objective existing facilities will be maintained, full use will be made of open space being created or improved and support will be given, where appropriate, to private initiative.

\

2.4 The site is covered by the following Northern Corridor Finalised Draft Local Plan 2000 policies;

ENV 4 (part site): The site is within the Green Belt where there will be a presumption against new development unless required .for agriculture, forestry, horticulture, nature conservation, appropriate countryside recreation or tourism dependant upon a countryside location and other developments which can be shown to require to be located in the Green Belt.

LR 1 (part site): There will be a presumption against development adversely affecting existing open spaces, especially sports facilities, public parks, playing fields and land of recreational amenity or wild life value within and adjacent to built up areas, except where the development acceptably provides for outdoor recreation, nature conservation or landscape protection or enhancement.

2.5 The proposal is also covered by the following relevant policies;

CF I: The Council will pursue the improvement of community facilities subject to needs, demands and shortfalls. The Council will encourage the co-operation of other public or private sector agencies and community led initiatives in the improvement and future development of such facilities. These should be well located in relation to existing associated services and facilities.

CF 2: There will be a presumption against proposals involving the loss of community facilities unless the Council is satisfied that there is no longer a need for them or that an acceptable alternative facility is available.

2.6 Scottish Executive policy for development in the Green Belt is covered by Circular 2411985 "Development in the Countryside and Greenbelts". This Circular presumes against inappropriate development in the Green Belt and identifies the following main purposes for Green Belt land. Green Belt land should a) maintain the identity of settlements by establishing a clearly defined physical boundary; b) should prevent coalescence; c) should provide countryside for recreation or institutional purposes of various kinds; and d) should maintain the landscape setting of settlements. The relevant area of Green Belt has value in providing a clear and attractive edge to Mount Ellen and contributing to the separation of Mount Ellen and Gartcosh.

3. Consultations and Remesentations

3.1 Summaries of consultation responses are as follows:

Chryston Community Council: The proposal is contrary to the adopted and emerging local plans. The existing community centre is in a central and accessible location. The existing playing field is well used, it is convenient and there is no valid reason for its relocation. The Community Council objects to the proposal as the proposed housing would require the relocation of the community centre and the playing field and there is no need for further development in Mount Ellen.

Gartcosh Community Council: Gartcosh Community Council objects tu the application as it is contrary to the local plan and a dangerous precedent would be set for the relocation of leisure and recreational facilities into the Green Belt.

Scottish Environment Protection Agency: No objections subject to foul drainage connecting to the public sewer and surface water drainage being in accordance with the principles of the Sustainable Urban Drainage Systems.

Scottish Natural Heritage: No objections subject to conditions. The proposed development lies within a landscape characterised as fragmented farmland where there is a need to conserve and restore the surviving rural character of the landscape and to reduce the visual intrusion of urban and transport features. SNH are therefore concerned that this development will contribute to this

intrusion and could have a negative affect on the area. SNH have previously expressed concerns over the erosion of the Green Belt within the Northern Corridor Local Plan Area. The proposed development would contribute to such erosion and there is a need for a defensible edge to be created for the protection of the Green Belt.

Scottish Water: Scottish Water objects to the application. This objection can be deemed to be withdrawn if no development is allowed to commence until evidence is exhibited that an agreement has been reached by the applicant with Scottish Water for the provision of a drainage and/or water scheme to serve the development.

West of Scotland Archaeology Service: There are no recorded archaeological sites within the proposed development. Because, however, the proposal is located on previously undeveloped land the potential for significant unrecorded subsurface archaeological deposits remains. It is recommended that a prior archaeological evaluation be carried out before the planning authority determines any application for the site.

NLC Community Services: a) The report from Keppie Planning has mis-represented the facilities as the pavilion is very much still in use and capital investment has gone towards it‘s maintenancelrefurbishment recently. Should we go for compensatory provision there will be the need for a full size grass football pitch, a full size floodllit new generation synthetic pitch and a 6 team changing rooms and officials room to be incorporated within the community centre. Funding will also be required for a replacement community centre, car park and play area. We will be unable to declare any sports pitch sites surplus to requirements until the sports pitch strategy has been completed in December 2005. b) The present siting of the playing fields in the middle of the development provides a central public ‘green’, for dog walking and children to play. This is within walking distance from all parts of Mount Ellen, and therefore works very well as a public open space. This siting is integral to the character of Mount Ellen, which would be changed for the worse if the playing fields were re- positioned to the west end of the development, making public access more difficult from the east, and bringing traffic further through the site. The same applies to the community centre and car park, which are well sited in the centre. The consequence of relocating the playing fields would result in Greenhill Avenue and Southview Park taking all the traffic to and from the community centre, and the playing fields and car park, making those roads more dangerous for children. The southern boundary planting does not need ‘enhancement’ as was proposed, however a new playing field would need considerable planting to provide equivalent amenity value and a wind break. No mention has been made in the proposals of retaining the poplars. A group of fir trees screen the houses next to the community centre, and give good amenity value to the site. Again, there has been no mention of retaining these. Should the proposed football pitch be flood-lit, as is the present football court, its raised position would make it unpleasantly bright for adjacent houses. The condition of existing facilities are deemed to be as follows, Playing fields - very good Changing rooms -well maintained on the outside Two sets of swings - poor Community centre - well maintained on the outside Car parking for 22, with planting and trip rail - good Relocating the existing playing fields, which work so well as a central public green space, and the community centre and car park, would damage the character of the present development. This would also be harmed by routing additional traffic through the streets without making provision for off-street parking and traffic calming measures. Upgrading of existing swings could be done without removal to another location. c) There is a lack of play area provision in the Mount Ellen area. Play Services are pleased to see play provision in this development however more information is required regarding the size and range of equipment. d) Although close to a SINC, this development should have no significant negative effect on it, provided recommendations, especially for SUDS, are incorporated into the design, and avoid discharges to the burn south of the site. The development has the potential to enhance the site

3.2

for biodiversity and provide significant community benefit, therefore Conservation and Greening has no objection to it.

Director of Education: No objections. The area to be developed is currently zoned to schools which have sufficient accommodation to cater for the estimated numbers of pupils that such a development may produce.

My Transportation Section has no objections in principle to the proposal although it is recommended that no decision be made until a Transportation Assessment is carried out for the proposal. It is recommended by my Protective Services Section that any planning permission should contain a condition requiring the submission of a comprehensive site investigation and gas report. This is to ensure that potential risks arising from previous site uses have been fully assessed.

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3.3 Letters of objection have been received from Chryston Community Council, Gartcosh Community Council and 158 others. The following points have been raised.

The proposed leisure, recreation and community facilities will spoil the view of residents living in Southview Place. They will also lead to nuisance to existing residents. The proposed development will cause nuisance and disruption by creating extra activity around the development site.

Comments: There will be some adverse affects on local views and there is the potential for occasional nuisance from persons using the proposed leisure, recreation and community facilities. It is however also anticipated that the proposed new facilities may benefit some local residents.

0 The proposed development will be contrary to leisure and recreation and Green Belt local plan zonings.

Comments: The propdsai is contrary to the adopted and soon to be adopted local plans. Local plans are intended to give planning guidance for the immediate and medium term future and, as such, the significant departure from leisure and recreation, community and Green Belt policies is a major hindrance to the application proposals.

rn Any grant of permission will set a precedent for encroachment into the Green Belt.

Comments: A grant of permission would set a precedent for inappropriate developments in the Green Belt, contrary to approved polices.

The existing community centre and playing fields are centrally located and as such are handy for local residents and children and allow supervision. Moving these facilities to the edge of the village will be a backward step.

Comments: This is a valid point. There is however a balance to be struck between the best locations for different types of development. It is not, for instance, unusual to have residential development in relatively central locations and to have leisure and recreation facilities in more peripheral locations.

0 Extra traffic will be a danger to local children. Local roads cannot safely cope with extra traffic. Any proposed traffic measures to accommodate the new development (i.e. restrictions on roadside parking) will adversely affect existing local residents.

Comments: My Tranpportation Section has advised that a Transportation Assessment is required in order to properly assess the proposed development. Based on consideration of a

previous application for residential development on an adjacent site it is anticipated that some improvement to local roads and junctions will be required.

A site visit and hearing should take place prior to any potential grant of permission.

Comments: This is a matter for the Committee to decide.

The playing fields were originally donated to the residents of Mount Ellen for recreational purposes and should not be built on. Mount Ellen should stay a small village. The proposed development will devalue existing properties.

Comments: These pdnts are noted but are not material to the determination of the planning application.

4. Planning Assessment and Conclusions

4.1 Planning decisions must be made in accordance with the development plan unless material considerations indicate otherwise. The proposed development is contrary to the development plan and key issues are considered to be as follows.

Development Plan: As covered in section 2 and paragraph 3.3 above the development is contrary to the Structure Plan and both the adopted and soon to be adopted local plans. Local plans are intended to give clear development potential guidance in both the short and medium terms. It is not considered that the potential advantages of improved leisure, recreation and community facilities outweigh the presumption against development. A grant of permission would set a precedent for inappropriate development in the Green Belt. It would, however, be appropriate for the applicant to pursue the development proposals via changes to the zoning in a future local plan.

Affect on local residents: The proposed development will affect existing outlooks over open land. It will also bring noise and activity into a Green Belt field, which adjacent residents are entitled to regard as being free from development for the relevant local plan period.

4.2

4.3

4.4 Although it is possible that future Local Plans may open the way for development on the application site, the current zonings seek to ensure that leisure, recreation and community facilities stay close to the centre of the village and that residents can enjoy the rural amenity of the adjacent area of Green Belt.

4.5 Road Safety: A Transportation Assessment is required in order to analyse the impact of the proposed development on local roads and junctions and to recommend any necessary improvements. Despite a request, no Transportation Assessment has been submitted. There was a requirement for a junction improvement and the formation of a section of footpath as part of a previously proposed residential development on an adjacent smaller development site. (Application (N/00/01284/FUL) for the construction of 41 dwellinghouses on a site to the east of the current application site was called in by the Scottish Ministers and refused permission on zoning and layout grounds in December 2002.)

4.6 In the absence of a Transportation Assessment to prove otherwise it is assumed that there may be an adverse affect on road safety due to significant extra traffic levels on narrow roads with high levels of on street parking, and on awkward junctions.

4.7 Conclusions: Taking the above matters into account it is recommended that planning permission be refused due to the development a) representing a significant departure from the development plan, b) having an adverse affect on existing leisure, recreation and community facilities, c) having a potential adverse affect on road safety and d) setting a precedent for inappropriate development in the Green Belt.

4.8 It should be noted that there has been a request for a site visit and hearing should the Committee be minded to grant permission.

4.9 If it is the decision of the Committee to grant permission the application will have to be notified to the Scottish Ministers under the appropriate Direction as a significant departure from the Structure Plan. No planning permission should be issued until a Section 75 Agreement has been concluded covering replacement leisure, recreation and community facilities.

NORTH LANARKSHIRE COUNCIL

SUPPLEMENTARY REPORT

To: PLANNING & ENVIRONMENT COMMllTEE

From: DIRECTOR OF PLANNING AND ENVIRONMENT

Date: 1 November 2005 1 Ref: N/05/01140/0UT

Subject: Planning Application N/05/01140/OUT: Residential Development Plus Relocation of Community Centre and Playing Field, Lochend Avenue, Mount Ellen, Gartcosh

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1 .I

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2.1

3.

3.1

Purpose of Report

The purpose of this report is to inform Committee that since the preparation of the main Committee report a further consultation response has been received from Community Services concerning the above application

Background

The further Community Services consultation response makes clear that there is no formal objection from that department to the application. It is considered that a new community centre and sports pavilion, along with compensating sports facilities outweighs the possible detrimental impact that the development would have on the existing landscape character of the area. Detailed comments by Community Services on the layout must await a full application. There is, however, initial concern over the indicated remote position of the community centre.

Considerations

The response clarifies that there are no objections to the proposal from Community Services. This does not, however, alter planning objections to the proposed development. The proposal is contrary to the Structure Plan, and to the existing and proposed Local Plans in that existing community, recreational and sports facilities will be adversely affected. The replacement facilities will detract from the open and rural character of an area of Green Belt. Any significant change to land use should be led by Development Plan policy rather than by a non-conforming planning application. In addition the application is not accompanied by the necessary Transport Assessment and there is concern that roads and junctions, in their current form, will not be able to adequately cope with the resulting extra traffic.

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4. Recommendation

4.1 As covered in the main Committee report, it is recommended that permission be refused for development plan, road safety and precedent reasons.

David M. Porch DIRECTOR OF PLANNING AND ENVIRONMENT (1 4th October 2005)

Local Government Access to Information Act: for further information about this report, please contact Martin Dean on 01236 616459.

Background Papers:

Planning Application N/05/01140/OUT Memo from the Countryside and Landscape Manager, dated 29 September 2005

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