Part 2 of the Plan contains the Development Policy Principles and the Development Policies and Design Standards that will be used by the Council to consider development applications and make decisions about the future shape, form and design of the City. They support the City’s Development Strategy (see Part 1 of the Plan) and seek to ensure that development occurs in the right places and to high standards.

To help find the information needed to submit an application, a comprehensive "key word" Index is included at the end of Part 2, that will guide users to the policies and standards that apply to particular types of development proposals, property/sites, etc. The precise nature of development will determine which policies or other factors need to be taken into account. It is recommended that prospective developers approach the Council to discuss schemes in advance of the submission of formal proposals and to gain advice on the policies, design standards and procedures that may need to be taken into consideration (see ‘Submitting a Planning Application’, below).

The Development Policies and Design Standards meet current government guidance and best practice. They will be monitored and amended as the need arises to take account of changing circumstances, such as new legislation. The Council will ensure that replacement policies are prepared as quickly as possible and incorporated into the Plan through the formal Alteration procedure or the Plan Review cycle.

Glasgow aspires to apply high standards to all forms of development, whether in the built or the natural environment. To encourage a consistent approach to the design of new development, a set of urban design policies is incorporated in the Plan and all those who apply for planning permission will be expected to follow and apply the urban design principles outlined in Policies DES 1, 2 and 3, as appropriate.

The quality of development and design is important. Glasgow has many fine areas, buildings and green spaces that contribute to the City’s feel-good factor and are positive aspects of its image and its living and working environment. Good urban design has benefits for developers, businesses, commercial investors and occupiers, householders and visitors alike. Developments that fail to take on board the urban design principles and associated policies are unlikely to be approved.

There are two levels of guidance to consider when preparing or considering development proposals -Development Policy Principles and Development Policies and Design Standards. The Council will always have regard to all relevant policies and standards when considering development applications.

DEVELOPMENT POLICY PRINCIPLES

Traditionally, Land Use Policies, as their name implied, tended to do little more than reflect existing patterns of land use. They were essentially static in nature and seldom said much of real substance about the possibility of change. This static approach of enshrining land uses as policies resulted in a large number of policies - there were 42 Land Use Policies in the old system. The Land Use Policies found in former local plans have been replaced by Development Policy Principles as the basis for development control in Glasgow

While certain Development Policy Principles might appear to mirror the old Land Use Policies, e.g., "Residential", the philosophy behind them is profoundly different. The Development Policy Principles embrace change as the backdrop to development control resulting in the need for a more limited number of key messages to convey the Council’s broad attitude to development.

The Development Policy Principles indicate how the Council is likely to respond in broad terms to development proposals within a given area of the City. They are described in detail in the next section of the Plan. The designations for the City are shown on the five maps covering the North, South, East, West and City Centre sectors of the City and included in the attached wallet.

The Development Policy Principles are:

DEV 1: Quality and Design
DEV 2: Residential
DEV 3: Industry and Business
DEV 4: Town Centre
DEV 5: Other Retail and Commercial
DEV 6: Principal Office Area (City Centre)
DEV 7: Principal Retail Area (City Centre)
DEV 8: Mixed Development
DEV 9: Civic, Hospitals and Tertiary Education
DEV 10: Stadium
DEV 11: Greenspace
DEV 12: Green Belt
DEV 13: Transport Infrastructure

Policy DEV 1: Quality and Design, will apply to all developments. Development schemes that fail to deliver high quality may be refused planning permission by the Council. If a property lies in an area designated Residential, the Residential Development Policy Principle provides an immediate indication of proposals that would not be in keeping with the quality of environment expected in a residential area. Developments that generate excessive noise or heavy traffic, or those whose nature or scale (or even design) would harm the amenity of the area for example, will not be acceptable to the Council. The primary concern in this case will be the conservation and enhancement of residential amenity.

DEVELOPMENT POLICIES AND DESIGN STANDARDS

Development Policies and Design Standards outline the aspects or principles of development that must be addressed if a proposal is to be acceptable to the Council. The policies cover a range of issues where the Council wishes to exercise some control over the location, quality and detail of developments. They are arranged by subject as follows:

City Centre
Residential
Industry and Business
Shopping and Commercial
Transport and Parking
Urban Design
Built Heritage
Greenspace, Landscape and Environment
Supplementary Guides

The majority of the Development Policies and Design Standards apply everywhere across the City, unless specific exceptions are in force. Particular areas of the City may have policies specially designed for them alone. For instance, the Council has a general policy on subdivision of dwellings (policy RES 14) but special subdivision policies apply to specific parts of the City. Any exceptions to City-wide policies are highlighted in the general policy under the heading Local Area Policies.

The City Centre has a special section. While some of the City-wide policies may also apply to this area, the policies listed in this section apply only to the City Centre.

The City’s environmental policy designations, areas of the City that are accorded protection due to their special, or sensitive nature, e.g. listed buildings, conservation areas and corridors of wildlife and landscape importance, are contained in the Built Heritage and the Greenspace, Landscape and Environment sections and are shown on the reverse side of the Development Policy Principles Maps.

If a property is a listed building or is in a conservation area, more stringent constraints or standards than normal will be imposed on development. Developments affecting areas or sites subject to environmental policy designations will be subject to very close scrutiny to ensure that the amenity of the areas or sites concerned is not harmed.

Note:

The Development Plan for Glasgow is the City Plan and the Glasgow and the Clyde Valley Joint Structure Plan. The Plan should therefore be read in conjunction with the Joint Structure Plan. This sets out the strategic planning policies that apply to Glasgow and the surrounding area.

Some areas of the City are located within consultation zones accorded by agencies such as the Health and Safety Executive and British Aviation Authority. The Council has a statutory duty to consult other agencies and take their views into consideration prior to reaching a decision on certain types of development application.

Other factors that will be taken into consideration include air quality and the siting of hazardous substances. Proposals that would lead to a reduction in air quality below the guidelines will not be acceptable to the Council. Any proposals that involve the siting of hazardous substances will be subject to strict scrutiny.

Development applications that comply with the policies and standards set out in the Plan stand the best chance of gaining planning permission. Do not hesitate to contact Development and Regeneration Services for advice on how the Council’s policies and standards might affect a development proposal. Pre-application discussions on development schemes are encouraged.

Depending on the type, scale or sensitivity of a development scheme, supplementary information to support a proposal might be necessary (see policy DES 4). In certain circumstances, a Transport Assessment, Environmental Impact Assessment, Flood Risk Assessment or Retail Assessment may be required. In addition, and in compliance with National Planning Policy Guideline 17: Transport and Planning, the Council may require the submission of a Green Transport Plan that would provide evidence of the measures intended to be implemented to promote the use of public transport, cycling and walking in preference to use of private transport in new development. The Supplementary Guides (section 10) provide details of the circumstances in which an assessment is required. It may be necessary to employ specialists to produce this work.

For proposals of any scale and complexity, and even for many proposals of a domestic scale, it is advisable to use the services of a competent professional, such as a Chartered Architect, Engineer, Planner or Surveyor depending on the nature of the scheme. It will usually be of benefit to use an agent who is local to Glasgow or the West of Scotland, or who regularly does work in this part of the world, because she/he will be familiar with the City Council’s policies and procedures.

The Council deals with over 3,500 planning applications annually, 20% of which are householder applications (house extensions, alterations, etc.). The Council endeavours to deal with applications efficiently and fairly. Applicants can assist the Council by providing all the necessary plans and background information needed to process their application efficiently.

Notes of Guidance, advising how to complete application forms correctly and specifying the correct number and scale of drawings required, are available from 229 George Street, Glasgow G1 1QU. Before submitting a planning application, consult the relevant Notes for Guidance for the type of application being made.

TYPES OF APPLICATION 

General Planning Applications - For developments other than those dealt with under Minor Domestic and Commercial Planning Applications. Outline Planning Permission (which generally only establishes the principle of development) and Full Planning Permission (which grants detailed consent). Full planning permission should be sought for developments affecting listed buildings and conservation areas.

Minor Domestic and Commercial Planning Applications - Small scale developments such as extensions/alterations to houses or flats, or shop fronts alterations.

Listed Building/Conservation Area Consent - Demolition of all or part of a listed building or of a building in a conservation area, and alterations to a listed building.

Advertisement Consent - for proposals involving advertisements to be displayed on a building and advertisements not to be fixed to a building e.g. free standing panels.

From time to time the Council will provide additional development and design guides for certain parts of the City. Applicants are advised to make good use of such guidance and advice and follow the recommended approach when preparing development schemes.

Getting planning permission DOES NOT mean that it is either LEGAL or SAFE for you to carry out the approved works.

Firstly, for proposals involving construction works, you may require a BUILDING WARRANT as well as planning permission. Certain premises also require to be LICENSED. The grant of planning permission does not remove the requirement to obtain all other necessary consents.

Secondly, the grant of planning permission does not entitle work to be carried out on land or property without the owner’s permission. Nor does it remove the legal obligation to obtain the consent of adjoining owners whose property is directly affected by the proposal.

Finally, neither the grant of planning permission, nor the designation of land in this Plan for a particular kind of development, carries with it any guarantee whatsoever that the land in question is stable, free of contamination, or otherwise fit to build on. It is the applicant’s sole responsibility to satisfy themselves about these matters before commencing work.