Application No:

10/01306/FUL

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 Cumbernauld G67 3JG

Date Registered:

29th November 201 0

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

Application Level: Local Application

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

Agent: ZM Architecture 62 Albion Street Glasgow G1 1NY

Contrary to Development Plan: No

Representations: 155 letters of representation received.

Recommendation: Approve Subject to Conditions

Reasoned Justification:

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 adverse impact on the character, appearance and setting of the listed building. The proposal complies with the Cumbernauld Local Plan in respect of listed buildings.

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N/IOtU1306/FUL CHB Developments Limited Cumbernauld House Wilderness Brae Cumbernauld Residential Conversion o f Cumbernauld House to provide 10 Units (8 Units wlthin the Converted Exkted Buildings and 2 New Build Units within the Existing Courtyard] plus Ancillary Developments inch ding Relocation o f Sundial, Reinstatement of Parterre Garden, Formation o f Public and Private Car Parking, Formation %-awm---.k=#& kF"Ls."d ~~$~~=+<+.. p!x!$+-- of Gated Entry to Entrance Forecourt and Formation o f

fa? &-zsr.=* z m 1 Private Garden Areas. 2

Proposed Conditions:-

1.

2.

3.

4.

5.

6.

7,

8.

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

Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997 as amended by the Planning etc (Scotland) Act 2006.

That, except as may otherwise be agreed in writing by the Planning Authority, the development shall be implemented in accordance with drawing numbers:-AE(0)i 000, 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(0)lOOO (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 approval of permission 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: In order to preserve the character, appearance and setting of the listed building.

That before the development hereby permitted starts, full details of the facing materials to be used on all external walls and roofs 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 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 public access to Cumbernauld House Park.

That before any aspect of the development starts, a scheme of landscaping for the development area and other adjacent land within the control of the applicants, shall be submitted to, and approved in writing by the Planning Authority and it shall include:- (a) details of any earth moulding and hard landscaping, grass seeding, turfing and footpath link provision; (b) a scheme of tree and shrub planting, incorporating details of the location, number, variety and size of trees and shrubs to be planted;

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(c) a survey of all existing trees and hedgerows within the application site and within all other adjacent land under the control of the applicant, plus details of those to be retained, and measures for their protection in the course of development (d) details of all hard landscaping including hard surface finishes (e) details of the phasing of these works.

Reason: In the interests of the amenity by ensuring that landscaping is suitable for the site and the general area.

9. That within one year of the occupation of the first residential unit within the development site (or such other timescale as is approved under condition 8), all planting, seeding, turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 8 above, shall be completed and any trees, shrubs, or areas of grass 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 amenity by ensuring that landscaping is suitable for the site and the general area.

10. 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, all woodland, all communal areas of hard and soft landscaping (including boundary enclosures), communal parking and access, public parking and access, signage and footpaths.

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

11, That before the occupation of the first residential unit the management and maintenance scheme approved under the terms of condition 10 shall be in operation.

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

12. That a follow up bat survey (summer maternity roost and emergence survey) shall be submitted to the Planning Authority; No works that may adversely affect bats, their roosts or their habitats shall take place until the follow up survey is approved by the said Authority and any approved remedial measures (which may include the employment of an Ecological Clerk of Works) are in place.

Reason: In the interests of nature conservation.

13. 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.

14. That before the development hereby permitted starts, a scheme detailing directional signage to the public car park and to the relocated Cumbernauld House Park access shall be submitted to, and approved in writing by the Planning Authority; thereafter the approved signs shall be erected prior to the occupation of the first residential unit and shall thereafter be maintained to the satisfaction of the Planning Authority.

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

15. That the public car park for Cumbernauld House Park users plus access to the car park shall be formed and available for use prior to the occupation of the first residential unit

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and shall be kept open from 7am to 9pm or such other times as may be agreed in writing by the Planning Authority.

Reason: In order to facilitate public access to Cumbernauld House Park.

16. That the relocated access plus ramp to Cumbernauld House Park shall be formed and available for use prior to the occupation of the first residential unit and shall thereafter be kept open in perpetuity.

Reason: In the interests of public access to Cumbernauld House Park.

17. That before the development starts, full details of the proposed surface and foul water drainage scheme for the development shall be submitted to the Planning Authority and shall be certified by a chartered civil engineer as complying with the most recent SEPA SUDS guidance (or such other scheme as may be agreed in writing by the Planning Authority).

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

18. That the SUDS compliant surface water drainage scheme approved in terms of Condition 17 shall be implemented contemporaneously with the full development in so far as is reasonably practical. Within three months of the construction of the SUDS, a certificate (signed by a Chartered Civil Engineer) shall be submitted to the Planning Authority confirming that the SUDS has been constructed in accordance with the relevant SEPA SUDS guidance (or such other scheme as may be agreed in writing by the Planning Authority).

Reason: To safeguard adjacent watercourses and groundwater from pollution.

19. That no aspect of the development shall start until a Notice of Initiation has been submitted to the satisfaction of the Planning Authority.

Reason: To accord with the provisions of the Town and Country Planning (Scotland) Act 1997 as amended by the Planning etc (Scotland) Act 2006.

20. That within 4 weeks of the last residential unit being occupied a Notice of Completion shall be submitted to the satisfaction of the Planning Authority.

Reason: To monitor the development and to enable the Planning Authority to retain effective control.

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Backaround PaPers:

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, MLI 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, 1 OH 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, Curnbernauld 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, FKI 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, 967 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

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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 1 LE 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 AIan Sneddon, 5 Gainburn Crescent, Condor rat 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, 26D 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, 178 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

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Letter from Elizabeth Boyd, 230 Cairntoul Court, Balloch, Cumbernauld Letter from Mr lan Boyd, North Myvot Farm, Condorrat, Cumbernauld Letter from Joan Findlay, 260 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 Muirfield 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, 92104 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 26'h January 201 1 The Garden History Society letter received on 1 3'h January 201 1 Traffic & Transportation (Northern Area) NLC Pollution Control memorandum received 22"d December 201 0 NLC Greenspace memorandum received on 21 '' December 201 0 NLC Landscape Services memorandum received on 2nd February 201 1. NLC Housing and Social Work Services e-mail received on 14'' February 201 1

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

Report Date: 14th February 201 1

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APPLICATION NO. 10/01306/FUL

REPORT

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1.1

1.2

1.3

1.4

1.5

1.6

2.

2.1

Site Description

The application is for the residential conversion of Cumbernauld House, off Wilderness Brae (A801 l), 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 1.14ha.

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. Cumbernauld House - Sundial; date of listing 14th May 1971. Description: A fine carved shaft on stepped base, multi - faced head with pyramidal apex. Inscribed EG 1 WM W and dated 1725.

The application is for the residential conversion of Cumbernauld House to provide ten residential units; eight within the converted existed buildings and two new build units within the existing courtyard. A related listed building consent application (1 0/01307/LBC) has been submitted. Various external 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. 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.

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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.

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.

2.5

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

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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, with the applicants provisionally indicating that this may be agreeable.

2.7 Boundaw 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. Amlicant’s Sumortina 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. DeveloPment Plan

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

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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 for either the planning or the listed building consent applications are regarded as comments to both applications. A summary of comments from consultees 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 CommissJon 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.

NLC Greenspace Services: a) Greenspace Services have no objection to this development subject to conditions and the submission of further information. The development site lies within designated Open Space and lies close to Cumbernauld

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Glen ancient woodland. There is concern that any removal of the small area of woodland adjacent to the frontage car park may effect historical trees. A badger survey should be submitted plus a bat survey for effected trees and for Cumbernauld House. New planting should be designed to promote local biodiversity. Under the Land Reform (Scotland) Act 2003, access rights do not apply to the formal gardens of the residential buildings. Access rights continue to apply to all land outwith the application boundary, regardless of land ownership and the development should do nothing that will prevent users from exercising their responsible right of access. The closure and repositioning of the pedestrian access to Cumbernauld House Park should be done as speedily as possible so as not to inconvenience visitors.

b) The submitted bat survey has limitations due to the time of year it was carried out and, as such, there should be a follow up survey.

NLC Landscape Services: Landscape Services have no issue with the return of the house to residential use and welcome the restoration of the historic garden features associated with the development. However, the maintenance of public access to the park is seen as important and must be balanced along with the security of the private development. The current landscape setting of the house is of great importance and all efforts should be directed to retaining and enhancing the woodland areas and to establishing the new landscape features incorporating the existing historic artifacts.

NLC Pollution Control: Pollution Control should be informed by the developers if any suspected pollution is encountered.

NLC Housing and Social Work Services: Due to the exceptional costs associated with an A-listed building and the associated community benefits it is not necessary to follow normal affordable housing policy.

7. Reoresentat ions

7.1 154 letters of objection and one neutral letter of representation have been received. These include objections from Kildrum Community Council, Condorrat Community Council, Friends of Cumbernauld House Park, Cumbernauld Community Forum and North Lanarkshire Disability Access Panel. For completeness representations for either the planning or the listed building consent applications are regarded as representations to both applications. Points of objection relate to community use, delay in decision, residential/ leisure conflict, damage to building, future maintenance concerns, financial viability/ future wellbeing of Cumbernauld House, sundial, barrier free access, precedent, inadequate information, access to Cumbernauld House, access to Cumbernauld House Park, local plan, representation problems, community involvement and level of public opposition.

8. Plannina Assessment

8.1 Section 25 of the Town and Country (Scotland) Act 1997, requires that the determination of planning applications must be made in accordance with the development plan unless material considerations indicate otherwise.

Development 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. This policy seeks to protect areas of open space from inappropriate development primarily in recognition of their visual amenity and leisure value. The proposed development does not adversely effect either the public or private parts of Cumbernauld House Park. The renovation of Cumbernauld House will enhance the amenity and cultural quality of Cumbernauld House Park with it being noted that there will be no lessening of views of Cumbernauld House from the park. Taking account of the above it is considered that the proposed development accords with policy EN

8.2

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26.

8.3 Also 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.

8.4 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 NBEI 82 (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. Policy HCF 3 seeks a contribution towards affordable housing from residential developments in the Cumbernauld housing sub-market area. The Scottish Government Planning Advice Note on Affordable Housing (PAN 2/2010) indicates that exceptional circumstances and costs can be taken into account in determining how to implement affordable housing policy. In this case an argument has been made and accepted that it is not appropriate to press for an affordable housing contribution as there are exceptional costs associated with appropriately renovating an A-listed building and that an affordable housing contribution would render the development unviable (thus potentially putting the building at risk). It is further pointed out by the applicants that there is community benefit through the proposed improvements to Cumbernauld House and through anticipated transfer of publicly used land (proposed park car park and allotment extension) to North Lanarkshire Council.

8.5 Effect on integrity 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.

8.6 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.

8.7 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.

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8.8

8.9

8.10

8.11

8.12

8.13

8.14

8.15

8.16

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.

Effect on Accessibility: It is noted that, until recently, there has been no hindrance to access to the immediate grounds of Cumbernauld House for approximately 50 years. During the Cumbernauld Development Corporation occupancy from 1955 to 1996 it would also have been relatively simple to access the reception section of the building. It has, however, to be recognised that there would have been no legal entitlement to such access.

It is an obvious and understandable aspect of the proposed residential conversion scheme that there be no public access to the immediate grounds of Cumbernauld House. This area is required for as private space for the residents. This loss of public access is a disadvantage but this disadvantage is considered to be greatly outweighed by the advantage of the development securing the upgrade and maintenance of Cumbernauld House. The proposed retention of a private area round the house will not effect the domination of Cumbernauld House over Cumbernauld House Park as there will be no lessening of views to the house from the surrounding parkland.

There are no planning objections to the relocation of the park access gate. The provision of a large car park for park users and the relocation of the gate will mean that there is no loss of accessibility to Cumbernauld House Park.

Consulfations: With respect to consultation comments it should be noted that; 0 A bat and badger survey has been submitted which concludes that no bats or

badgers will be adversely effected by the proposed works. A recommended condition requires that a follow up bat survey be carried out. Recommended planning conditions (within the planning permission and/ or the listed building consent as appropriate) cover issues raised by consultees regarding the need for further alteration details, maintenance proposals, a landscaping scheme and entrance gate details. Reassurances sought by Historic Scotland regarding development details have been obtained. Due to the minimal amount of anticipated ground breaking it is not considered necessary to have the suggested archaeological watching brief condition (Cumbernauld House is on the site of the former Cumbernauld Castle).

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Representations: Points of objection plus comments are as follows.

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a) Point of Objection: Community Use: The history of the building shows how important it is historically as well as architecturally. Cumbernauld House should be a publicly owned and publicly restored community building such as is the case with Colzium House in Kilsyth and Callendar House in Falkirk. Potential community uses are museum, community group offices, park centre, cafe/ restaurant and wedding venue. Such uses will allow Cumbernauld residents to continue to appreciate the historical and architectural importance of the building. This is particularly important for a new town where historical links are limited. A community use will help restore the pride of local residents in Cumbernauld. All other remaining William Adam listed buildings are open to the public. Cumbernauld House Trust is in discussions with potential backers and grant aiders for a community use of the building. If public funds can be found for inappropriate uses such as the roadside fins they should be found for publicly restoring and publicly using the building. Cumbernauld House should never have been sold by North Lanarkshire Council and should not be regarded as private property.

Comments: A grant of planning permission and listed building consent for the proposed residential conversion does not prohibit Cumbernauld House having a community use if an appropriate community use planning permission is granted and the owner chooses to take up such a permission. Buildings and sites can have multiple permissions and it is a matter for the owner to decide which permission he/ she wishes to take up. Notwithstanding any permission for residential conversion it is open to the owner of the property (or anyone else with appropriate notification to the owner) to also seek a community use permission. No such application has, however, been submitted and no community use permission exists.

As with all applications it is necessary to concentrate on the acceptability or otherwise of the applied for development and not to consider possible alternative developments. In this respect, although it is anticipated that there would be no planning objections to a community use of Cumbernauld House, it is also considered that the proposed residential conversion is acceptable and this must be the basis of the planning and listed building consent decisions.

The ownership history of Cumbernauld House, including the 1997 sale of the building by North Lanarkshire Council, and spending on projects by the Council are not relevant to considering the planning and listed building consent merits of the current proposal.

b) Point of Objection: Decision: A refusal of permission would give Cumbernauld House Trust time to raise funds to seek to purchase the building for community use. A grant of permission for residential conversion will increase the value of the property thus making it more difficult for it to be purchased for a community use.

Comments: As covered in a) above a grant of permission for residential conversion does not preclude a community use of the building so long as an appropriate community planning permission is obtained and the owner chooses to pursue such a use. There is Scottish Government guidance that applications should be determined without undue delay. It would not be acceptable to delay reaching a decision or to refuse permission in order to facilitate fund raising or a potential property purchase.

c) Point of Objection: Residential/ Leisure Conflict There is likely to be conflict between the residential use of the building and land, the leisure use of the adjacent parkland, and the expectation of Cumbernauld residents that they can have access within the grounds of Cumbernauld House. Residential living conditions will be further hampered by there being no proposed recreational facilities and by the distance from local facilities. This latter point will mean that residents will have to use their cars in contravention of sustainability good practice.

Comments: There is no reason to believe that any occasional conflict between residents of the site and park users will be an overriding problem. It is recognised

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that Cumbernauld House stands within a parkland environment and that there has been a perception that there are rights for public access up to the building. Although these factors could suggest that there may be residents/ park users conflict it is considered that this is unlikely to be a major problem. This is because there will be a clearly defined division between private and public areas, there is a wide area of private but complimentary parkland between Cumbernauld House and the public parkland and it is anticipated that there will be recognition by park users of the new residential status of Cumbernauld House. With regards sustainability it is considered that the disadvantage of potential high levels of car usage by residents will be outweighed by the sustainability advantages of renovating a nationally important building.

d) 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.

e) 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.

f) 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

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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.

g) 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.

h) Point of Objection: Barrier Free Access: There should be barrier free access to all residential units, including those within Cumbernauld House. ' There is no proper Access Statement and it is not clear what, if any, barrier free access there is to any of the units.

Comments: In order that there is minimal impact on the fabric of Cumbernauld House it is considered acceptable that the main house and the pavilion units do not have barrier free access. All courtyard units, both conversions and new build, will have barrier free access.

i) Point of Objection: Precedent A grant of permission will set a precedent for new build housing in the site and in the adjacent parkland.

Comments: The proposed residential conversion is a development that is unique to Cumbernauld House. Due to the one-off nature of the proposal a grant of planning permission will not set a precedent for residential development on the adjacent Open Space zoned private and public parkland.

j) Point of Objection: hadequate Information: lnadequate information has been given on the impact of such proposals as fencing and lighting on the Cumbernauld House Park. Reports required by the Council's Cumbernauld House Design Brief have not been submitted. In this respect there is no Conservation Statement, Arboricultural Survey, Landscape Survey, Landscape Management/ Enhancement Strategy, Transport Statement and Ecology Statement.

Comments: It is considered that sufficient information has been submitted in order to determine the planning and listed building consent applications. This is notwithstanding that some recommended documentation listed in the Cumbernauld House Design Brief has not been submitted. Submitted information includes a Design and Access Statement, a Conservation Statement, and information on location and context, Cumbernauld House site and background, design principles, economic criteria, development viability, and maintenance and management.

k) Point of Objection: Access to Cumbernauld House: The proposed residential use will unacceptably cut off access by the public to Cumbernauld House and will interfere with existing access to the grounds, including to the remains of Cumbernauld Castle. The plans should be clearer with regards resulting prohibited or limited public access.

Comments: Despite perceptions to the contrary there has never been public access

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as of right to Cumbernauld House. The nearest there has been to such access is the 41 years in which the building was the headquarters of Cumbernauld Development Corporation. Even in this period there was only access for those who had dealings with the Development Corporation. Outwith the Development Corporation period Cumbernauld House has been a private residence and a private commercial office.

It has been the practice during Development Corporation and private office times to allow public access within the private grounds of Cumbernauld House. It has, however, to be recognised that such access is on private land with the grounds of Cumbernauld House not being part of the general park. The proposed residential conversion will allow access to the immediate grounds only to residents of new units. It is recognised that this will lessen the link between Cumbernauld residents and Cumbernauld House but it is considered that this disadvantaged is outweighed by the overriding advantage of having an effective use for Cumbernauld House and a means of ensuring renovation and future upkeep. It is noted that even without public access to the immediate grounds Cumbernauld House will still remain a highly visible and central feature in Cumbernauld House Park.

I) Point of Objection: Access to Cumbernauld House Park The proposal will cut off an existing access to Cumbernauld House Park. The proposed relocated park access is less usable as it requires a ramped path. The proposed park car park area is inadequate for major park events and will have poor lighting and access.

Comments: There is an existing access to Cumbernauld House Park within the area that will be restricted to residents. It is intended that this existing park access is closed and replaced by a new access outwith the restricted grounds. This new access will have a shallow ramp to overcome a level difference between the access road and the park. It is not considered that there are any park access disadvantages relating to this change in entrance.

It is proposed that an existing tarmac area within the Cumbernauld House grounds be formed into a public 43 space car park for park users. It is not accepted that the modest lOOm distance from the public car park to the proposed park entrance or the lack of lighting is a disadvantage. This is in view of the use of the car park for persons wishing to enjoy outdoor leisure and the lack of any other lighting in the park. It should be noted that there are existing lighting poles within the car park and that these may able to be made operational in the future.

m) Point of Objection: Local Plan: The proposal is contrary to the local plan as the site is not zoned for housing. There is no need for such a rezoning as there is not a shortage of higher priced housing in Cumbernauld. Cumbernauld House is recognised as an asset in the Local Plan and should be safeguarded as such.

Comments: The proposal is not deemed to be contrary to the Local Plan. As there is no adverse effect on the openness of the parkland the proposal is considered to comply with the intentions behind Open Space policy EN 26 of the Cumbernauld Local Plan. Similarly the proposal complies with the Local Plan listed building policy (EN 2) in that there is no unacceptable effect on the character, setting or appearance of Cumbernauld House.

n) Point of Objection: lnfrastructure Problems: There are water supply and sewerage problems in the area which will be worsened by the proposed development.

Comment: There has been no objection from Scottish Water to the proposal.

0) Point of Objection: Representation Problems: A decision should be held back as public holidays plus website and postal problems have delayed public responses.

Comment: It is considered that there will have been adequate time for representations to be submitted prior to the application being determined. The

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statutory period for allowing representations is up to !jth January but representations will be accepted up to the Committee decision date.

p) Point of Objection: Community Involvement: There has been inadequate community involvement in developing the proposals. There should be public consultation on fresh information submitted during the processing of the application.

Comments: All legislative requirements for the planning and listed building consent applications have been carried out. This includes placing advertisements in the Cumbernauld News and Edinburgh Gazette and the displaying of site notices. The applications have been noted in the relevant Weekly List of applications with this list being issued to community councils and other relevant organisations and being available for viewing on-line. Similarly the application forms, plans and submitted documents are accessible on-line. Fresh information can be viewed on the Council’s website and can be commented on. Where appropriate views are sought from consultees on new information.

It is understood that as an additional, non necessary, exercise the applicants have held a half day public exhibition in the Cumbernauld Antonine Centre.

q) Point of Objection: Public Opposition: There is clear public opposition to the proposed development and this should be taken into account in the processing of the application.

Comments: Points of representation are a material consideration. They are taken into account in the processing of the application and are made known to the Planning and Transportation Committee. Although careful consideration has been given to the points of objection and to the volume of objections it is considered that the benefits of the proposed residential conversion outweigh the disadvantages.

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 planning permission be granted for the residential conversion of Cumbernauld House and associated buildings and for other related works.

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.

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