FOREWORD
Part 3 of the Plan contains the Development and Design Policies that will be used by the Council to consider development applications. They directly support the delivery of the Development Strategy (see Parts 1 and 2 of the Plan) and seek to ensure that development occurs in the right places and to high standards. The policies are, in turn, supported by a series of Development Guides. It is important to read the policies and development guides within the context of the overall development strategy, as set out in Parts 1 (Development Strategy Overview) and 2 (Development Strategy Priorities and Proposals) of the Plan.
It is recommended that prospective developers approach the Council to discuss development 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. The precise nature of development will determine which policies or other material considerations need to be taken into account.
RAISING THE STANDARDS OF URBAN DESIGN IN GLASGOW
Glasgow aspires to apply high standards to all forms of development in the City, whether in the built or the natural environment, and regardless of scale of development. To encourage a consistent approach to the design of new development, a set of design policies is incorporated in the Plan and all those who apply for planning permission will be expected to follow and apply the design principles outlined in these policies (see, in particular, policies DES 1: Development Design Principles and DES 2: Sustainable Design and Construction and strategic policy STRAT 1: Design, in Part 1 of the Plan).
Good design has benefits for developers, businesses, commercial investors and occupiers, householders and visitors alike. Developments that fail to take on board the design principles are unlikely to be approved.
USING THE PLAN’S DEVELOPMENT AND DESIGN POLICIES AND DEVELOPMENT GUIDES
There are three main levels of guidance to consider when preparing or considering development proposals - Development Policy Principles, Development and Design Policies and Development Guides. The Council will have regard to all relevant policies development guides and other relevant guidance when considering development applications.
Development Policy Principles
There are 12 broad designations of land within the City and these are shown on the Development Policy Principles maps covering the North, South, East, West and City Centre sectors of the City. 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.
Development and Design Policies
The Development and Design Policies outline the aspects or principles of development that must be addressed if a proposal is to be acceptable to the Council, over and above the Development Policy Principles. The policies cover a range of issues where the Council wishes to exercise some control over the location, design, quality and detail of developments. There are 6 policy groups:
Design
Residential
Industrial and Business
Retail and Commercial Leisure
Transport and Parking
Environment
Development Guides
Detailed development guidance is contained within a suite of Development Guides. These form an integral part of the Plan (see Part 4) and will be an important consideration, as appropriate, in assessing and determining development applications.
Supplementary Development Guidance
Development Frameworks prepared for local areas (e.g. Local Development Strategies, Masterplans, etc) in consultation with local communities, and where subject to a process of scrutiny and approval at Committee, will form supplementary development guidance in support of the Plan’s development strategy, and will be material considerations in assessing and determining development applications.
SUBMITTING A PLANNING APPLICATION
For advice about submitting a planning or other application (e.g. listed building consent), please contact the Council’s Development and Regeneration Services, telephone 0141 287 8555.
DISCLAIMERS
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 will probably 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 (e.g. erection of a ventilation flue on a wall which is in common ownership).
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.
ENFORCEMENT
Where development activities occur without the necessary permission or consent, or where conditions of a permission or consent are not complied with, the Council can take action to remedy the breach. This action can be informal, e.g. a negotiated solution, or formal by the serving of Enforcement or Breach of Conditions Notices. In general terms, the action taken will seek compliance with the policies of the City Plan.
Note 1 The Development Plan for Glasgow is the City Plan and the Glasgow and the Clyde Valley Joint Structure Plan. The City Plan should, therefore, be read in conjunction with the JSP. This sets out the strategic planning policies that apply to Glasgow and the surrounding area.
Note 2 Some areas of the City are located within consultation zones designated by agencies such as the Health and Safety Executive, Civil Aviation Authority and Scottish Environmental Protection Agency (SEPA). 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.
Note 3 Other environmental factors that will be taken into consideration include the siting of hazardous substances. Any proposals that involve, e.g., the siting of hazardous substances will be subject to strict scrutiny.