Paloma Capital intend to bring forward a proposal for residential development on the land which currently occupies the Tannoy Factory, west of Palacecraig Street, Coatbridge (‘the site’) and this consultation is intended to inform the community of our proposals.
A Proposal of Application Notice (Ref: 20/01152/PAN.) was submitted to North Lanarkshire Council in September 2020 and this signalled our intention to submit an application for planning permission. A copy of this PAN was also sent to locally elected members and the Monklands Glen Community Council as representatives of the local community.
Initial feedback is being sought from the community on the information presented, to help inform the preparation of detailed plans for the proposed development.
The site is currently allocated as an industrial and business area in the adopted North Lanarkshire Local Plan (2012). However, the forthcoming Modified Proposed Local Development Plan (Proposed Plan) reflects a change in direction from the Council for this site, with it now identified as part of the general urban area of Coatbridge. The Proposed Plan considers “General Urban Areas are either primarily residential in character, or have a mixture of recognisably urban uses.”
Our proposal has been developed to take into account the Proposed Plan, with the aim of redeveloping a brownfield site (previously developed) to help meet housing needs in the local area.
Land at Tannoy Factory, west of Palacecraig Street, Coatbridge.
Our ambition is to create a high-quality place in which a variety of family homes integrate positively with areas of publicly accessible open space, all of which respond to the key characteristics of the site and local area.
Placemaking is a key driver for the masterplan, in which the creation of multifunctional spaces connecting with the existing residential areas surrounding, provides significant amenity for residents but also acknowledge its urban setting.
Technical and Contextual Considerations
A range of technical assessments have been undertaken which conclude that there are no significant constraints to development that cannot be appropriately mitigated. Furthermore, the site and contextual assessment has identified a number of opportunities to which the masterplan can positively respond.
- The site will be accessed by vehicles from a single point off Palacecraig Street road to the east.
- There will be the opportunity for several additional points of pedestrian access around the site perimeter; two to the west and one to the east which also serve as connections to adjacent residential development.
- Building frontage to the north activates and overlooks the playing fields, and to the east overlooks open space.
Landscape & Open Space
- Landscaping has been introduced to the site’s eastern edge to provide a transition zone between its residential land use and the retail / industrial uses to the east.
- Existing landscape features around the perimeter of the site have been maintained and enhanced, including hedgerow to the north and east.
- Additional planting has been provided to the south and throughout open spaces within the proposed development.
Flooding and Drainage
- There is a height difference between the site’s southern and northern perimeters, however this incline is confined to these edges and the centre of the site is predominantly flat.
- The site sits outwith the SEPA Coastal, River and Surface Water Flood Map areas.
- There are no watercourses running through or adjacent to the site.
- The proposal seeks to include a drainage pond to the south east of the site in order to manage the flow of surface water draining from the site.
- There are no core paths running across or adjacent to the site. There are, however, two courtyards sitting adjacent to the site’s western boundary and an existing footpath following the site’s eastern perimeter. Connections to these would provide access to adjoining residential areas, Coatbridge Community Centre, St Andrew’s High School, St Timothy’s Primary School, bus stops at Netherhouse Avenue and Gullane Drive and the PASP (Parents Action for Sage Play) play area to the west.
- A Preliminary Ecological Appraisal (P.E.A) has been carried out for the site, identifying that no national or local designations for ecology have been identified adjacent to the site. There are some hedgerows bounding the edges of the site which will not be significantly impacted and new tree planting will be included as part of the proposed development. These existing, enhanced and proposed features will improve the habitat potential of the site.
The evaluation of site opportunities and constraints has informed a set of development parameters through which a masterplan can be developed. Key principles are as follows:
- Perimeter residential blocks will provide clear distinction between public and private space and create legible and permeable environments.
- Feature buildings (defined by scale, detailing and materials) will emphasise spaces and routes, supporting the legibility of the Site.
- Frontages will be emphasised along the primary streets, and all streets, spaces and paths will be overlooked.
Open space within the proposed development is informed by the contextual and site assessment such that it seeks to create a threshold between existing residential and industrial / retail land uses, while respecting the open nature of the existing playing fields to the north.
Key open spaces include the green axis to the north, high quality open space to the east and general amenity space to the south.
The developable area of the site is driven initially by landscape features, permeability, and legibility. An area of high-quality open space and flatted development sits adjacent to the eastern perimeter of the site which forms a transition zone, reinforcing the threshold between residential land uses and industrial / retail land uses to the east.
Residential development is the single use on the site but will be supported by areas of accessible and high-quality open space.
Access and Movement
A single vehicular access point is proposed off the existing road to the east.
A primary street will connect the vehicle access point with the north of the site and will connect with a network of secondary streets and private drives to form a loop. The primary route will be traffic calmed through design interventions, such as raised tables and the creation of two distinctive social shared spaces providing a pedestrian-friendly urban realm.
New footpaths will provide connections across and round the site, connecting the existing road to the east with existing residential development to the west.
The masterplan will deliver approximately 60 new homes overall, comprising of a mixture of family homes alongside smaller starter or downsizer homes, in line with the Council’s policies. The indicative mix comprises of a variety of 1, 2 and 3 bedroom detached, semi-detached terraced and flatted homes.
Subject to this consultation exercise and further discussions with North Lanarkshire Council and other stakeholders it is proposed to submit a planning application in December 2020/January 2021. This planning application will include supporting information on a range of subjects, including transport, drainage, ground conditions, ecology, flooding and landscape impact.
The project design team will take into account all comments made during this consultation event as the proposals are developed further. A report will be prepared on this consultation exercise which will be submitted to North Lanarkshire Council in support of the planning application.
We welcome your comments on our proposals and we look forward to receiving your feedback. Also, please remember that this is a pre application consultation and you will have an opportunity to make formal representations to North Lanarkshire Council once a planning application has been submitted.
Should the application be successful, Paloma Capital would then market the site to housebuilders to take the proposed development forward to the next stage, presenting even more detailed plans with specific house types. This will require further applications in due course, where members of the public will again be involved in the consideration of proposals.
Ask A Question
We welcome questions on this development, which will be submitted via email to our consultants. Other than on the day of live interaction on 22nd October, we will aim to reply to your question within 3 working days.
As part of the consultation exercise and recording the general local feeling towards the proposed development, we would welcome your feedback in relation to the proposals and seek any constrictive comments you may have with regards the proposed layout and the plans that the applicant has for the land.
We would seek comments to be submitted through the Feedback Questionnaire or via email by 11th November 2020
As noted above, the comments made are not being submitted to North Lanarkshire Council. When the planning application is submitted, there will be an opportunity to submit formal representations in relation to the proposals.
Your feedback will be reviewed by Barton Willmore and may be reused in a Pre-Application Consultation Report and submitted to North Lanarkshire Council. Although any comments made to this consultation process may form part of a future planning application submission document, they will not be considered by North Lanarkshire Council as a formal representation to any future planning application. All members of the public and local stakeholders will have the opportunity to make formal representation once a planning application has been submitted.