Application No:

10/01307/LBC

AeENDA ITEM No, ...--... 5@*

Proposed Development:

Residential Conversion of Cumbernauld House to provide 10 Units (8 Units within the Converted Existed Buildings and 2 New Build Units within the Existing Courtyard) plus Ancillary Developments including Relocation of Sundial, Reinstatement of Parterre Garden, Formation of Public and Private Car Parking, Formation of Gated Entry to Entrance Forecourt and Formation of Private Garden Areas. Site Address:

Cumbernauld House Wilderness Brae Cum bernauld G67 3JG

Date Registered:

29th November 201 0

Applicant: CHB Developments Limited c/o Henderson Logie 90 Mitchell Street Glasgow G2 3NQ

Application Level: Other Application Level

Agent: ZM Architecture 62 Albion Street Glasgow G1 1NY

Contrary to Development Plan: No

Ward: Representations: 004 Abronhill, Kildrum And The Village Stephen Grant, Elizabeth Irvine, Tom Johnston,

155 letters of representation received.

Recommendation: Approve Subject to Conditions

Reasoned Justification:

NllOIO 1307/LB C CHB Developments Limited Cumbernauld House Wilderness Brae Cumbernauld Residential Conversion o f Cumbernauld House to provide 10 Units (8 Units within the Converted Existed Buildings and 2 New Build Units within the Existing Courtyard) plus Ancillary Developments including Relocation o f Sundial, Reinstatement of Parterre Garden, +- ~#~.r-’””,”‘ Formation o f Public and Private Car Parking, Formatlon

* Y . l . n l . . ir-Lh.d ~~~~t=~-m+m7 zzs+-- of Gated Entry to Entrance Forecourt and Formation o f k.. =&Zs?.*r - E;%:;= Private Garden Areas.

Proposed Conditions:-

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That the development hereby permitted shall be started within three years of the date of this permission.

Reason: In the interests of the amenity of the listed building by seeking to ensure that works are commenced without undue delay.

That, except as may otherwise be agreed in writing by the Planning Authority, the development shall be implemented in accordance with drawing numbers:-AE(O)lOOO, AE(0)2100, AE(0)2101, AE(0)2200, AE(0)2101, AE(0)2300, AE(0)2400, AE(0)2500, AE(1)2006, AE(1)2101, AE(1)2200, AE(1)2300, AE(1)2400, AE(1)2500, AE(21)2000, AE(21)2001, AE(21)2002, AE(21)2003, AE(21)2004, AE(21)2005, AE(21)2006, AE(21)2007. AL(O)l000 (A), AL(0)2100, AL(0)2101, AL(0)2200, AL(0)2101, AL(0)2300, AL(0)2400, AL(0)2500, AL(0)2650, AL(21)2000, AL(21)2001, AL(21)2002, AL(21)2003, AL(21)2004, AL(21)2005, AL(21)2006, AL(21)2007 and AL(21)2008 (A).

Reason: To clarify the drawings on which this consent is founded.

That the full approved development shall be completed within five years of the commencement of development.

Reason: In order that all beneficial aspects of the proposed development are carried out within an acceptable timescale.

That, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992, or any future revised order, no development shall take place on or within the buildings or within the curtilage of the application site, other than that expressly authorised by this permission.

Reason: For the avoidance of doubt and in order to preserve the character, appearance and setting of the listed building.

That before the development hereby permitted starts, full details of the internal and external facing materials to be used on all alterations effecting Cumbernauld House and the Pavilions and facing materials to be used on all external walls and roofs on the Courtyard developments shall be submitted to and approved in writing by the Planning Authority.

Reason: In the interests of the character, appearance and setting of the listed building.

That before the development hereby permitted starts, full details of all new or altered features including doors, windows, architraves, skirting boards and reformed cornices shall be submitted to, and approved in writing by the Planning Authority.

Reason: In the interests of the character, appearance and setting of the listed building.

That before the development hereby permitted starts, full details of the design and location of all fences and walls, including the proposed entrance gates, to be erected on the site shall be submitted to, and approved in writing by the Planning Authority.

Reason: In the interests of the character, appearance and setting of the listed building.

That before the development hereby permitted starts, full details of surface finishes shall be submitted to, and approved in writing by the Planning Authority.

Reason: In the interests of the character, appearance and setting of the listed building.

9. That before the development hereby permitted starts, full details of the design of the proposed relocated park gate, the associated ramp and park information/ signage shall be submitted to, and approved in writing by the Planning Authority.

Reason: In the interests of the character, appearance and setting of the listed building.

10. That before any aspect of the development starts, a scheme of planting for the parterre garden shall be submitted to, and approved in writing by the Planning Authority.

Reason: In the interests of the character, appearance and setting of the listed building.

11. That within one year of the occupation of the first residential unit within the development site (or such other timescale as is approved in writing by the Planning Authority), all planting approved under the terms of condition 10 above, shall be completed and any trees, shrubs, or plants which die, are removed, damaged, or become diseased, within two years of the completion of the development, shall be replaced within the following year with others of a similar size and species.

Reason: In the interests of the character, appearance and setting of the listed building.

12. That before the development hereby permitted starts, a management and maintenance scheme shall be submitted to, and approved in writing by the Planning Authority, including any modifications as may be required, and it shall include proposals for the continuing care, maintenance and protection of all buildings, including Cumbernauld House, and the parterre garden.

Reason: In the interests of the character, appearance and setting of the listed building.

13. That before the occupation of the first residential unit the management and maintenance scheme approved under the terms of condition 12 shall be in operation.

Reason: In the interests of the character, appearance and setting of the listed building.

14. That there shall be no stone cleaning of any part of Cumbernauld House or the Pavilions without the specific approval of the Planning Authority in consultation with Historic Scotland.

Reason: In the interests of the character, appearance and setting of the listed building.

Backaround Paoers:

Representation Letters

Letter from Cumbernauld House Trust C/o Mr Robert McAllen, 52 Ben Nevis Way, Cumbernauld, G68 9JA Letter from Mr Alastair Love, 49 Barberry Crescent, Cumbernauld, G68 9GH Letter from Moira Love, 49 Barberry Crescent, Cumbernauld, G68 9GH Letter from Ms Susan Dibdin, John Sinclair House, 16 Bernard Terrace, Edinburgh Letter from Miss Emma Nicol, 4 Burn View, Kilrum, Cumbernauld Letter from Mrs Carol Dunn, 53 Grangeneuk Gardens, Balloch, Cumbernauld Letter from Mr Robert Kelso, 44 Lochlea Road, Cumbernauld, G67 2Es Letter from North Lanarkshire Disability Access Panel, C/o Mr Alan Sneddon, 5 Gainburn Crescent, Condorrat Letter from Cumbernauld Community Forum, C/o Mr Alan Sneddon, 5 Gainburn Crescent, Condorrat Letter from Mr Donny McCormick, 5C Castle Way, Kildrum, Cumbernauld Letter from Dr Stephen P Day, 122 Scotia Street, Motherwell, ML1 3LP Letter from Mr Christopher Scott, 28 Woodford Street, Shawlands, Glasgow Letter from Deborah Addison, 52 Auchinleck Gardens, Robroyston, Glasgow Letter from Ronnie Bowie, C/o Greenfaulds High School, Athelstane Drive, Greenfaulds Letter from Mr David Houston, 7 Briarcroft Road, Robroyston, Glasgow Letter from Miss Clare Joyce, 109 Heather Gardens, Uddingston, G71 5DF Letter from miss jacqueline mcnair, 138 birch road, abronhill, cumbernauld Letter from Ms Kathryn Love, 50 Redoubt Close, Hitchin, SG4 OFR Letter from Mrs lrene McGettigan, 6 Kilbowie Road, South Carbrain, Cumbernauld Letter from Lady Sharon Danskine, 10H Glenacre Road, North Carbrain, Cumbernauld Letter from Mrs Jacqueline (borland) DeFriece, 2388 CR 256, Vickery, Ohio USA, 43464 Letter from Mrs Marjory Williamson, 2 Laburnum Road, Abronhill, Cumbernauld Letter from Mrs Dorothy Sinclair, 2B Castle Way, Kildrum, Cumbernauld Letter from Ms Lorna McAllister, 24 Glen View, Park, Cumbernauld Letter from Miss Jennifer Campbell, Nollamara, Kelvinhead, Kilsyth Letter from Mr Joseph Gascoigne, 321 Greenrigg Road, South Carbrain, Cumbernauld Letter from Mrs Karen McDonald, 25 pender gardens, rumford, falkirk Letter from Miss Corin Mackenzie, 166e Main Street, Bridgeton, Glasgow Letter from Mr James McGregor, 94 The Auld Road, Cumbernauld, G67 1 HH Letter from Mrs Sharon Kilpatrick, 3 Craiglinn, Cumbernauld, G68 9AD Letter from Ms Blaise Haughney, 31 Brady Crescent, Moodiesburn, G69 Oh1 Letter from Ms Beth McCafferty, 385 Greenrigg Road, South Carbrain, Cumbernauld Letter from Miss Tracy Day, 1 Connolly place, Denny, Fk6 5bn Letter from Friends Of Cumbernauld House Park, C/o Mr Glyn Price, 23 Park Way, Cumbernauld Letter from Mrs Janine Rennie, 12 Pearson Place, Dennyloanhead, Bonnybridge Letter from Mrs Jayne Carmichael Norrie, 133 Abbey Road, Aberdeen, AB1 1 9QB Letter from Moira Love, 49 Barberry Crescent, Cumbernauld, G68 9GH Letter from Mr Alastair Love, 49 Barberry Crescent, Cumbernauld, G68 9GH Letter from Mr Alexander Smith, 2 Ben Ledi Crescent, Cumbernauld, G68 9NG Letter from Miss Sharon logan, 7d Darroch Way, Seafar, Cumbernauld Letter from Mr Brian Cooper, 18 Dumyat Drive, Falkirk, FK1 5PD Letter from Mr Steven McDonald, 25 Pender Gardens, Falkirk, FK2 OBJ Letter from Mr Scott Campbell, 50 Braehaed Road, Kildrum, Cumbernauld Letter from Dr Eila Williamson, 52 Bickram Crescent, Comrie, Dunfermline Letter from Miss Gayle Anderson, Flat 5, Bonnybridge, fk4 2bq Letter from Kildrum Community Council, C/o Margaret Robertson, 36 Lochlea Road , Kildrum Letter from mr brian steel, 07 the auld road, cumbernauld village, g67 2rf Letter from Mr David McVey, 39 Lochiel Drive, Milton of Campsie, G66 8ET Letter from Mrs Karen McAdam, 22 Cathkin Crescent, Carrickstone, Cumbernauld Letter from Mr Clive Sinclair, 2B Castle Way, Cumbernauld, Glasgow Letter from Mr Derek McDougall, 16 Athelstane Drive, Cumbernauld, G67 4BD Letter from Mrs Fiona Andersson, 36 chestnut ave, cumbernauld, g67 3ns

Letter from miss Carrie-ann Hudghton, 18 castburn road, cumbernauld, G67 3DG Letter from Mrs Linda Keene, 15 Rowan Road, Cumbernauld, G67 3BU Letter from Mr Neil Campbell, 43 Robert Street, Newport-on-Tay, DD6 8BJ Letter from Miss Catherine Cairns, 73 Main Street, Ratho, Edinburgh Letter from Mr Jim McGuigan, 2 Courtlands, St Peter's Avenue, Reading Letter from Mr Chris Quinn, 30 Pine Crescent, Abronhill, Cumbernauld Letter from Mr Mark McBride, 35 Taggart Road, Croy, Glasgow Letter from Mrs Deborah Horn, 7 Dunellan Crescent, Moodiesburn, Glasgow Letter from Mr Colin Shearer, 34 Foreland, Ballantrae, KA26 ONQ Letter from Rachel Ogilvy, 57 Bunyan Road, London, E17 6EY Letter from Mr James Thomson Ormiston, 18A Lochlea Road, Kildrum, Cumbernauld Letter from Mr Gordon Masterton, 104 Mosspark Oval, Glasgow, G52 ILE Letter from Mrs Lorna Neise, 10 Denny Road, Dennyloanhead, FK4 1 RP Letter from Mrs Emma Coia, 63 Greenrig, Uddingston, G71 7TD Letter from Mr Kevin McTier, 48 Hilltop Road, Moodiesburn, G69 OBJ Letter from Mr Bill Henry, 327 Greenrigg Road, South Carbrain, Cumbernauld Letter from Condorrat Community Council, C/o Alan Sneddon, 5 Gainburn Crescent, Condorrat Letter from Jane Doherty, 48 Hillcrest Avenue, Cumbernauld, G67 1 ES Letter from G Jackson, 65 Spruce Road, Abronhill, Cumbernauld Letter from Mrs E Robin, 12 Tomtain Brae, Westfield, Cumbernauld Letter from Mr John Findlay, 260 Clouden Road, Kildrum, Cumbernauld Letter from Mrs F Macdonald, 14 Ratho Drive, Carrickstone, Cumbernauld Letter from Jacqueline McCulloch, 34 Elm Drive, Chapelhall, Airdrie Letter from Taylor Forbes, 5 Maree Drive, Condorrat, Cumbernauld Letter from Wilhehim Anson, 64 Marmion Place, Greenfaulds, Cumbernauld Letter from Mrs D Corbett, 8 Wester Moffat Crescent, Clarkston, Airdrie Letter from Mr A Meikleham, 21 Rowan Drive, Banknock, FK4 1TB Letter from Mr. Patrick Haughney, 31 Brady Crescent, Moodiesburn, G69 OHL Letter from Mr Robert Fletcher, 67 Scott Drive, Greenfaulds, Cumbernauld Letter from Amanda Jane Burke, 1 N Corbiston Way, Kildrum, Cumbernauld Letter from Mr Craig Murray, 45B Portland Street, Dunbeth, Coatbridge Letter from Mr Stuart Gibson, 17B Tarbolton Road, Kildrum, Cumbernauld Letter from Gemma Thompson, 8 Baronhill, Village, Cumbernauld Letter from Gillian Rogers, 6 St Johns Grove, Stoneywood, Denny Letter from Mr Alexander Kelly, 40 Mathieson Crescent, Cardowan, Stepps Letter from Mrs Nicole Kelly, 40 Mathieson Crescent, Cardowan, Stepps Letter from M Waddell, 34 The Auld Road, Village, Cumbernauld Letter from Mr Donald Masterton, 130 Medlar Road, Abronhill, Cumbernauld Letter from J. R. Masterton, 130 Medlar Road, Abronhill, Cumbernauld Letter from Laura Gillies, 12 Netherhouse Avenue, Lenzie, Glasgow Letter from Jillian Bird, 9 Woodhead Place, Westfield, Cumbernauld Letter from Nicola McKenzie, 13 Nairn Way, Westerwood, Cumbernauld Letter from James Clark, 31 Scott Drive, Greenfaulds, Cumbernauld Letter from Edith Clark, 31 Scott Drive, Greenfaulds, Cumbernauld Letter from Stephanie Forrester, 2E Kyle Road, Kildrum, Cumbernauld Letter from Julia Boles, 3 Avonhead Gardens, Condorrat, Cumbernauld Letter from Mr John Boles, 3 Avonhead Gardens, Condorrat, Cumbernauld Letter from Victoria Boles, 4 G1 Scapa Way, Stepps, Glasgow Letter from Mr lan Smart, 7 Burngreen, Kilsyth, G65 OAG Letter from Mr R Girvan, 14 Ronaldsay Place, Seafar, Cumbernauld Letter from Karen Girvan, 14 Ronaldsay Place, Seafar, Cumbernauld Letter from J Forbes, 5 Maree Drive, Condorrat, Cumbernauld Letter from Mrs E Smith, 243 Millcroft Road, Carbrain, Cumbernauld Letter from Cheryl Anson, 32 Wigtoun Place, Village, Cumbernauld Letter from Agnes McArdle, 65 Lime Crescent, Abronhill, Cumbernauld Letter from Julie Mullen, 21 4 Lime Crescent, Abronhill, Cumbernauld Letter from Margaret Meenagh, 92 Cairntoul Court, Balloch, Cumbernauld Letter from Mrs I Cairney, 48 Ben Nevis Way, Balloch, Cumbernauld Letter from Mr James Hillhouse, 155 Craigieburn Road, Carbrain, Cumbernauld

Letter from Elizabeth Boyd, 230 Cairntoul Court, Balloch, Cumbernauld Letter from Mr lan Boyd, North Myvot Farm, Condorrat, Cumbernauld Letter from Joan Findlay, 26D Clouden Road, Kildrum, Cumbernauld Letter from Mr J MacDonald, 14 Ratho Drive, Carrickstone, Cumbernauld Letter from Mr Stephen O'Connor, 44 Beechwood Road, Cumbernauld, G67 2NW Letter from Mrs Heather Royan, 36 Muitfield Road, Cumbernauld, G68 OEX Letter from Miss Kimberly Watts, 1A Grieve Road, Seafar, Cumbernauld Letter from Mrs H Clinton, 10 Kirkwall, Cumbernauld, G67 2SQ Letter from Mr Mark Tweddle, 12451 Otsego St, Valley Village, 91 607 Letter from Ms Kathleen Smith nee Paul, 279 Greengairs Road, Airdrie, N.Lanarkshire Letter from Mr Gary Petrie, 23 Wemyss Drive, Cumbernauld, Glasgow Letter from Mr Douglas Williamson, 309/ 2 Albert Road, Melbourne, VIC 3205 Letter from miss frances edgar, 96 torbrex rd, north carbrain, cumbernauld Letter from Mrs Carol McAllen, 52 Ben Nevis Way, Cumbernauld, G68 9JA Letter from Ms Rachel Ogilvy, 57 Bunyan Road, London, E17 6EY Letter from Mrs Dawn Ferguson, 17 The Haven, South Alloa, South Alloa Letter from Mrs Alison Scott, 15 Littlemill Avenue, Blackwood, Cumbernauld Letter from Miss Katrine Drummond, 2 Glendale, Tarbert Argyll, PA29 6UW Letter from Mr Steven Ferguson, 7 Glenhove Rd, Cumbernauld, G67 2LG Letter from Mrs Linda Kilpatrick, 40 Barbeth Road, Cumbernauld, G67 4SH Letter from Mr Scott Fergus, 3 Balvaird Drive, Rutherglen, G73 2PU Letter from Sylvia Haughney, 31 Brady Crescent, Moodiesburn, G69 OHL Letter from Mr Lawrie Morgan-Klein, 19/21 Baronhill, Cumbernauld Village, Cumbernauld Letter from mr william tippett, 109 birch rd, abronhill, cumbernauld Letter from Miss Sarah Peachey, 198 Rowan Road, Abronhill, Cumbernauld Letter from Mr Gregor Macfarlane, Flat 3, 56 Bentinck Street, Glasgow Letter from Mr John Ogg, 26 Pine Crescent, Abronhill, Cumbernauld Letter from mrs Sharon Mcmaster, 7 gailes road, carrickstone, cumbernauld Letter from mrs caireen christie, 56 craigieburn road, north carbrain, cumbernauld Letter from Mrs G Smith, 2 Ben Ledi Crescent, Cumbernauld, G68 9NG Letter from Mr Adam Smith, 5A Tarbolton Road, Kildrum, Cumbernauld Letter from Ms Francesca Haughney, 31 Brady Crescent, Moodiesburn, G69 OHL Letter from Mr David Williams, 92 Torbrex Road, North Carbrain, Cumbernauld Letter from Ms D Quinn, 1, Avonhead ave, Condorrat Cumbernauld Letter from Ms Amy Alexander, 4203 Louisiana St. #4, San Diego, CA, 921 04 USA Letter from ms k cunningham, 41 cumbernauld road, moodiesburn, glasgow Letter from Miss Claire Barclay, 7H Afton Road, Kildrum, Cumbernauld Letter from mrs Paula Symington, 31 wallbrae road south carbrain, cumbernauld, cum bernauld Letter from Miss Ashley Rogers, 199 The Auld Road, Cumbernauld, North Lanarkshire Letter from Mrs Christine Oakley, Alma Cottage, Lime Road, Falkirk Letter from Mr Robert McAllen, 52 Ben Nevis Way, Eastfield, Cumbernauld Letter from Mr Russell Fox, 71 melrose rd, Cumbernauld, G67 4az Letter from Miss Susan Cowan, 22 Birkdale Crescent, Cumbernauld G68 OJZ

Consultation Responses:

Historic Scotland letter received on 1 lth January 201 1 The Garden History Society letter received on 1 3'h January 201 1 Royal Commission Ancient Monuments letter received on 23rd December 201 0

Contact Information: Any person wishing to inspect these documents should contact Mr Martin Dean at 01 236 61 6466

Report Date: 10th February 201 1

APPLICATION NO. 10/01307/LBC

REPORT

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Site Description

The application is for works related to the residential conversion of Cumbernauld House, off Wilderness Brae (A801 I ) , Cumbernauld.

Cumbernauld House is situated within Cumbernauld House Park which was part of the Cumbernauld Estate. A woodland area surrounds the House on three sides with Council owned allotments to the north of the House. Access is from the A801 1 which runs along the west of the site. The application site covers 1.1 4ha.

Cumbernauld House was completed in 1731 and was designed by William Adam. The house was built on the site of the 14th century Cumbernauld Castle. The main building consists of a main rectangular block with two pavilions being attached to the west side. These pavilions were originally separated by a now blocked archway that lead to a rear courtyard.

The house was set fire to during the Jacobite Rebellion of 1745 in which the interior was damaged, however this damage is thought to be minor. A more devastating fire took place in 1877 which gutted the Adam interiors. Only Adam’s facades to the house and pavilions remain. In 1955 Cumbernauld House was sold to the Cumbernauld Development Corporation (CDC) as part of the Cumbernauld Estate. CDC built adjacent office extensions which were later demolished. Cumbernauld House was used by the Development Corporation until its windup in 1996 when it then transferred to North Lanarkshire Council. In 1997 North Lanarkshire Council sold Cumbernauld House and it was subsequently used as office accommodation until the firm went bankrupt in 2007. Cumbernauld House is now owned by the current applicants.

Cumbernauld House is category A listed and is recognised as being of national significance in architectural and/or historic interest.

Details of the listing as relevant to this application are as follows; Cumbernauld House Category: A Listed; date of listing 14th May 1971. Description: A fine classic mansion house. Main block two-storey and basement with two-storey north wing. South wing not constructed. Rear semi-octagonal bay dated 1731. William Adam, architect. Gutted and internally reconstructed circa 1870. Curnbernauld House - Sundial; date of listing 14th May 1971. Description: A fine carved shaft on stepped base, multi - faced head with pyramidal apex. Inscribed EG I WM W and dated 1725.

Proposed Development

The application is for internal and external works related to the residential conversion of Cumbernauld House to provide ten residential units; eight within the converted existed buildings, two new build units within the existing courtyard. Various related works are proposed including the relocation of the sundial, the reinstatement of the parterre garden, the formation of public and private car parking, and the creation of a private gated entry to an entrance forecourt and new private garden areas. Listed building consent is required for these works that directly effect the listed buildings, which effect structures attached to the listed buildings and which effect structures within the curtilage of the listed buildings which date from 1948 or earlier. It is considered that this covers practically all the proposed development, although not the proposed residential use of the buildings. A related planning application (1 0101 306/FUL) has been submitted. The residential units are relatively large units with between two and four bedrooms. No new build enabling development is

proposed within the park area, although two new build enabling units are inserted into former building gaps within the courtyard. It is stated by the applicants that the proposed conversion results in the minimum possible internal alteration to the listed building.

In more detail the development proposals are as follows.

2.2 Main House: It is proposed to have to have single residential units on each of the four floors (lower ground, ground, first and attic story).

No external changes are proposed other than the reinstatement of timber framed sash and case basement windows and minor gas and ventilation works.

In all floors the main living room will be located in the south east corner, thus providing open views over Cumbernauld House Park. This arrangement allows the original Adam proportions of the rooms at ground and first floor levels to be restored.

Development proposals have evolved through dialogue between the applicants and the Planning Authority and Historic Scotland. The existing volume and configuration of the main hall at ground and first floor levels are retained. No change to the straircase and hall way is proposed apart from reconfiguration of the existing door apertures. All units can be accessed from the front entrance which will become the main public entrance for residents and visitors.

The existing pencheck stair is retained to connect all floors from the main entrance thus providing access to the attic storey and lower ground floor. All units will have access to the existing lower ground west elevation entrance for private use to access bins, rear car parking etc.

2.3 Pavilions: The pavilion buildings are convert into two main door houses,

House 1 is to be contained in the East Pavilion. The quadrant will be aligned to this unit with the lower ground floor door becoming the main door access. Living and kitchen/ dining will be contained on the ground floor with two bedrooms and bathroom on the upper floor. All existing non original rear buildings, lean to structure, store and stairs will be retained.

House 2 is to be contained in the West Annex with the main door retained. The central block will be aligned as the main kitchen/ dining space. The central arch will be unblocked and replaced with a new glazed screen with hardwood frame detailed in a contemporary manner.

2.4 Courtvard Conversions: The existing compound stables buildings are to be retained and converted into two houses. The existing projecting roof canopy is to be retained.

The existing courtyard buildings are storey and a half height structures with inhabited roof spaces and dormers to the east side only. In order to allow good quality upper floors, compliant to appropriate technical standards it is proposed to alter the stable buildings through lowering the upper floor level and introducing single lead dormer windows to each bedroom (5 no) along the western roof pitch.

2.5 Courtvard New Build: The current built form of the compound has two gap spaces where stables buildings previously stood. It is noted that the west stables block was still in place when Cumbernauld House was in use by the CDC.

The proposal is to re-build on the original footprint and provide two enabling new build units. The new build units have contemporary designs but are secondary to the main original buildings.

2.6 Grounds: The grounds to Cumbernauld House cover 2.73 hectares (the application

site does not cover all the grounds and only extends to 1.14 hectares). It is proposed to reinstate the principle view of the house when viewed from the south eastern slopes of Cumbernauld House Park. At present this view is partly obscured by the central area of planting to the front of the House while the setting of the building is considered to be detrimentally effected by the large tarmac area previously used for commercial car parking. The proposal is to enhance the setting of Cumbernauld House by: a) Re-instigation of the original parterre garden to set off the building and to soften the entrance area. b) As part of the parterre garden proposal, relocate the existing sun dial to its original location as centre piece to the parterre garden.

It is proposed to convert approximately 50% of the former yard/ car park as large private garden spaces to the three houses facing the western edge of the courtyard. The remaining area is to be public car parking spaces for park users.

The area of land to the north west adjoining the allotments is to be returned to general allotment use. A small garden area is to be retained for use by the residents of Cumbernauld House.

Although not part of the current applications there is the potential for the public car park, allotment extension, woodland and a section of access road to be transferred to the Council.

2.7 Boundarv Treatments and Parkina Access. It is proposed that that the car parking within the curtilage of the site is re-structured such that 28 spaces are provided. This equates to two spaces per residential unit plus eight visitor spaces. To protect the private use of these spaces and to protect the residential amenity of the main house it is proposed to restrict vehicular access to the front of the house by a new gate.

To partly compensate for the blocking of public access to the immediate grounds of the house it is proposed that a section of the west yard is designated as public car parking (43 spaces) for users of Cumbernauld House Park.

As a consequence of the provision of the vehicular gate it is proposed that the existing pedestrian gate to Cumbernauld House Park is relocated approximately 45m to the west. A graded pathway will allow access to the relocated gate.

3. Applicant’s Supportina Information

3.1 Submitted information includes a Design and Access Statement, a Conservation Statement, information on location and context of the Cumbernauld House site and background, design principles, economic criteria, development viability, maintenance and management and a bat and badger survey.

4. Site History

4.1 Relevant planning history is as follows; a) 98/00718/OUT: Outline Planning Permission for 2 storey office building with associated car parking was approved in October 1998 and has now lapsed. This development was approved for the car park and allotment area to the north west of Cumbernauld House. b) 01/01 279/FUL: Planning Permission for the construction of nine dwellinghouses was refused in May 2005. This development was intended for the car park area to the north west of Cumbernauld House. c) 04/02227/LBC: Listed Building Consent approved on the 2nd June 2005 for refurbishment works and installation of floodlighting. This consent was implemented.

5. Develooment Plan

5.1 The proposal raises no strategic issues and can therefore be assessed in terms of Local Plan policies.

5.2 The application site is zoned as part of a Significant Area of Open Space (EN 26) within the Cumbernauld Local Plan 1993. Also of relevance is the protection of listed buildings policy (EN 2).

6. Consultations

6.1 For completeness consultation comments received for either the planning or the listed building consent applications are regarded as comments to both applications. A summary of comments from consultees relevant to the listed building consent application is as follows:

Historic Scotland: Historic Scotland welcome the application noting that the residential conversion appears to guarantee a credible long term future for this A- listed William Adam country house. It is considered by Historic Scotland that the works proposed in principle do not detrimentally effect the architectural, historical or cultural merit of the listed building. They are pleased to see that a number of proposed changes will have significant conservation benefits. In particular they are pleased to see the returning of the house back to a more authentic domestic configuration after a number of un-sensitive modifications for commercial purposes were made in the 20th century. Historic Scotland seek further drawings in greater detail where change/ alteration is proposed on such matters as new doors, windows, architraves, skirting boards and reformed cornices. They also seek assurance that there will be no change to the slate roof of the main block and ancillary wings, that there are no proposals to replace the existing window frames and glazing and that the proposed form of subdivision of the main block and pavilions is likely to obtain a building warrant. Broadly speaking the proposals to rationalise the car parking, incorporate bin facilities within existing ancillary structures, re-introduce garden designs based on historical research, re-instate garden features in their original positions, are all welcomed. Historic Scotland recommends, however, that a greater level of detail to the proposals is requested. Historic Scotland is content with the principle of establishing some kind of demarcation between the public and private sides of the site. This however should be handled very carefully. It is important to maintain the character of a country house within its policies, rather than a luxury gated development.

Royal Commission on the Ancient and Historical Monuments for Scotland: RCAHMS wish to make a record of Cumbernauld House prior to works commencing.

The Garden History Society: The garden landscape has regional and local significance through its setting for an A-listed building, its scenic contribution to the local area, containing the archaeological remains of Cumbernauld Castle, its historic associations with the Fleming family and the Earls of Wigton and the location of veteran Spanish Chestnut trees. The Garden History Society welcomes the principle of restoration and reuse of this building with minimal alteration to the external faqade and the limitation of new build development to within former building footprints in the courtyard. Cumbernauld House and its setting will be conserved and enhanced as the focal point within the designed landscape. Proposals to improve the core landscape are welcomed through the creation of a parterre style garden (on the site of the historic garden) as the setting for the relocated B-listed sundial and through the reopening of the archway to the north east. The main concern lies with the gated access which will be a visually intrusive element and will restrict access to a historic feature which until now has been open to the public. It is advised that there be alternative measures, such as advisory information boards, to restrict parking but to

allow pedestrian access to the sundial.

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154 letters of objection and one neutral letter of representation have been received. These include objections from Kildrum Community Council, Condorrat Community Council, Cumbernauld Community Forum and North Lanarkshire Disability Access Panel. For completeness representations received for either the planning or the listed building consent applications are regarded as representations to both applications. Points of objection relevant to the listed building consent application potential damage to building, future maintenance concerns, the financial viability of the project and the relocation of the sundial.

Plannina Assessment

Section 14(2) of the Town and Country Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997, requires that in considering whether to grant listed building consent for any works, the planning authority shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

DeveloRment Plan - Cumbernauld Local Plan 1993: The application site is zoned as part of a Significant Area of Open Space (EN 26) within the Cumbernauld Local Plan 1993. There is no adverse effect on open space and, as such, it is considered that the proposed development accords with policy EN 26.

Of relevance is the protection of listed buildings policy (EN 2). This policy seeks to preserve the character, appearance and setting of listed buildings by presuming against inappropriate developments. It is considered that the proposed development does not adversely effect the character, appearance and setting of Cumbernauld House and will greatly benefit the building by suitably renovating it and by providing an active use which will ensure its long term upkeep. As such it is considered that the proposed development complies with policy EN 2.

Other Material Considerations - Finalised Draft North Lanarkshire Local Plan: The above Local Plan policies are replicated in the emerging local plan through policy HCFl B1 (covering open space) and NBElB2 (covering listed buildings). For reasons detailed in 8.2 and 8.3 above it is considered that the proposed development complies with these aspects of the emerging local plan. In addition the Finalised Draft North Lanarkshire Local Plan identifies the parkland, including the private park area within the application site, as a Town Park/ Community Park (policy HCFl B2). The proposed development complies with this policy as there is no adverse effect on the parkland.

Effect on lntegrify of Cumbernauld House: It is considered that the proposed residential conversion scheme will have a positive effect on the character, appearance and setting of Cumbernauld House.

Although many parts of the building are in a reasonably sound condition it has been established that some parts have seriously deteriorated in recent years. The House has lain vacant between the previous owners ceased trading in early 2007 and the current applicants taking ownership of the property in August 2010. In this intervening period the fabric of the building has deteriorated principally through vandalism and theft with lead stripped from the curved quadrant roof, central tower to the pavilion block and hip and ridge flashings to the slated annex roofs. Temporary repairs were carried out with full external leadwork and slaterwork re-instigated in early 2010. With the pavilions and quadrant being open to the elements there has been significant water ingress with resultant fabric damage. Rot repairs to effected

timber components has been recently carried out. There are, however, still serious potential issues relating to rot and water ingress.

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Taking account of the above and the ever present danger of catastrophic damage to an unused building (this danger has eased with the current occupation of part of the building by the applicants) it is important that there is early effective renovation and use of the building. It is considered that residential use of the building and outbuildings is acceptable with this being the main historical use of Cumbernauld House. Suggestions that there should be an alternative community use have no bearing on considering the merits of the current proposal. As covered in more detail in 8.16(a) below a grant of permission for residential conversion does not close the door for an alternative acceptable use so long as an appropriate planning permission and listed building consent is granted and the owner of the building chooses to pursue an alternative form of development.

It is considered that the proposed development details are sensitive to the qualities of Cumbernauld House. The relatively large residential units mean that they can fit into obvious divisions in the buildings. This is exemplified by there only being one flat per floor in the main building. There is minimal effect on the exterior and interior of the main listed buildings and the proposals include removing some inappropriate office alterations.

The proposed courtyard development is considered to be acceptable. The two renovated units acceptably retain the subservient qualities of the buildings and the contemporary additions ensure that there is no confusion between the original and the new. The proposed two new enabling units are on the footprint of previous courtyard buildings and also acceptably have a contemporary design but are subservient to the main buildings.

The proposed reinstatement of a formal (parterre) garden and reinstatement of the listed sundial to its meaningful frontage position are welcome features. These features will provide a positive and appropriate frontage to Cumbernauld House.

Taking account of the above it is considered that the proposed development will greatly benefit Cumbernauld House and will provide a means of ensuring that there is much needed immediate renovation and long term maintenance.

Consultations: With respect to consultation comments it should be noted that; 0 Recommended planning conditions (within the planning and/ or the listed

building consent applications as appropriate) cover issues raised by consultees regarding the need for further alteration details, maintenance proposals, a landscaping scheme, entrance gate details and archaeological matters. Reassurances sought by Historic Scotland regarding development details have been obtained.

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Representations: Points of objection relevant to the listed building consent application plus comments are as follows.

a) Point of Objection: Damage to Building: Important historical and architectural features could be lost through the proposed residential conversion. This will adversely effect the historical and architectural integrity of Cumbernauld House. The setting will be adversely effected by the contemporary design of the two new units in the courtyard. Historic Scotland is wrong in its view that the proposal provides for the long term future of the building, that it represents a return to residential use (there has been no residential use for over 50 years) and that there will be a welcome removal of some inappropriate previous alterations.

Comments: Any use of the building will almost certainly have some effect on its interior and exterior. It is considered that the proposed scheme is carefully designed

such that there is the creation of effective residential units but there is minimal impact on the fabric of Cumbernauld House. This position has been arrived at after discussions between the applicants and Historic Scotland plus the Planning Authority. It should be noted that the proposal is supported by Historic Scotland. The contemporary design of the new units allows a clear distinction between original and new and allows the new buildings to be of their time.

b) Point of Objection: Future Maintenance Concerns: Split ownership and large factoring fees are likely to lead to difficulties with future maintenance of Cumbernauld House leading to eventual deterioration of the building. The developer should set up a contingency fund for future maintenance. The recent history of the building in private ownership since being sold by North Lanarkshire Council does not give confidence regarding future maintenance.

Comments: A robust maintenance system must be established in order that necessary regular maintenance takes place. It is important that Cumbernauld House is kept in prime condition in order to reflect the importance of the building and its a- listed status.

The applicants propose that maintenance be carried out at the expense of the residents via a factor. The requirements of the factoring system will be entered into the title deeds of the residential units. It is pointed out by the applicants that they have experience of developing listed buildings in split ownership with the implementation of robust maintenance systems.

A planning condition is recommended requiring that full information on the proposed maintenance system be submitted to and approved by the Planning Authority and that the approved maintenance system be in operation prior to the occupation of any residential unit.

Taking the above into account it is not considered that there is any reason to believe that future maintenance will be a problem.

c) Point of Objection: Financial Viability/ Future Wellbeing of Cumbernauld House: The development is unlikely to be financially viable in the current economic circumstances and as such may be abandoned thus leaving Cumbernauld House in a worse condition than existing. There is a danger that easier residential conversions in the courtyard area may be carried out first and that the conversion of the main House may be delayed or not take place, thus potentially leading to deterioration of main building. The lack of any public planning gain (such as improving woodland walks) could indicate a lack of proper funding for the development which could adversely impact on the wellbeing of Cumbernauld House.

Comments: Financial viability is not a normal planning consideration. A recommended planning condition requires that the full development be completed within five years of commencement in order to overcome any risk that more difficult/ expensive elements (such as renovating the main Cumbernauld House area) are dropped.

d) Point of Objection: Sundial: The separately listed sundial should not be relocated. The sundial should be visibly accessible.

Comments: There are no planning or listed building concerns over the relocation, with it being noted that the sundial is being returned to its historical frontage position. Although there will be no direct access to the sundial by members of the public it will be visible from a range of public vantage points.

9. Conclusions

9.1 It is considered that this is a well thought out scheme which will secure the renovation and future upkeep of Cumbernauld House. The proposed works will have no unacceptable impact on the character, appearance and setting of the listed building. The proposal complies with the Cumbernauld Local Plan in respect of listed buildings. Taking account of the above it is recommended that listed building consent be granted for works associated with the residential conversion of Cumbernauld House.

9.2 There have been requests for a site visit and hearing from Condorrat Community Council, Cumbernauld House Trust Group, Cumbernauld Community Forum, North Lanarkshire Disability Access Panel and others primarily in order that the Committee can be made fully aware of the concerns being raised by objectors about the future of Cumbernauld House plus the potential for alternative schemes.