C - 25-1002-PP - MacDowall Street Flats FINAL
Renfrewshire Council · 26 May 2026
Back to Planning and Climate Change Policy Board — 26 May 2026 and its agenda
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Planning and Climate Change Policy Board: 26 May 2026 Report by Chief Planning Officer Reference No 25/1002/PP Application Type Planning Permission (Local) Proposal Erection of a residential development comprising of thirty flats with associated ground floor retail unit, vehicular access, parking, drainage, landscaping and ancillary works Location 14 - 18 Macdowall Street, Johnstone, PA5 8QL Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Johnstone Community Council Applicant Aslam Developments Recommendation Grant subject to conditions All plans, reports, documents and representations relating to this application can be viewed in full online at https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=T6QJMJMWMXO00 This report fulfils the requirements of regulation 16, Schedule 2, paragraphs 3(c) and 4 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, Councillors Gilmour, Graham, Andy Doig and Rodden have requested that the application be determined by the Planning and Climate Change Policy Board due to concerns regarding the impact of the development on the surrounding community. Proposal This application seeks planning permission for the erection of a residential development comprising of thirty flats with an associated ground floor retail unit on MacDowall Street in Johnstone. The development would comprise two blocks of flats. Block A would front directly onto MacDowall Street and would be four storeys tall. The ground floor of the block would be occupied by a 300 square metre retail unit while 18 one-bedroom flats would be found on the three upper floors. Block B would be located to the rear of the site, would be three storeys tall and would contain 12 one-bedroom flats. Both blocks would be finished in a combination of coloured cladding and facing brick and would feature pitched roofs with grey concrete roof tiles. Parking, bin stores, cycle storage and areas of outdoor amenity space would be located within the inner curtilage of the development, to the rear of Block A. Site Description The application site is relatively flat, extends to approximately 0.26 hectares and is located approximately 45 metres to the southwest of Johnstone Town Centre. The northern portion of the site has been derelict for over 15 years while the southern portion contains a single storey building that is occupied by a dog daycare facility. This building would be demolished to accommodate the proposal. Residential properties, including flats, are found to the east, south and west. Planning permission was previously granted (but has since lapsed) for the erection of a 35-unit residential development comprised solely of flats on a large parcel of derelict land to the north (Reference 19/0877/PP and Reference 22/0127/PP). Planning permission also exists
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for the erection of a two-storey building with a café on the ground floor and a flat on the first floor on a smaller parcel of derelict land to the north (Reference 23/0036/PP). Pre-Application Consultation with Officers The Scottish Government strongly encourages constructive pre-application discussions between prospective applicants and the planning authority. Pre-application discussions seek to identify key planning considerations at an early stage and help inform what supporting information is required to support a subsequent application. Pre-application discussions have taken place, focusing on the layout of the development, provision of amenity space for residents, parking provision and access arrangements. Negotiated Improvements Following submission, changes have been secured via condition to improve pedestrian connections within the development and to ensure the retail unit does not harm the amenity of properties found nearby. Conditions have also been secured to ensure the soft landscaping helps boost biodiversity and for the planting of street trees on the footway that runs along the front of the application site. Site History The planning history for the site is as follows; if no history is listed then planning has no record of previous applications for the site. Application No: 23/0718/PP Description: Change of use of registry office to dog daycare (in retrospect) Decision: Grant subject to conditions Application No: 08/0119/PP Description: Erection of 10 new build apartments and one retail unit, access road & parking Decision: Grant subject to conditions Consultations Environmental Protection - No objections, subject to conditions relating to noise and potential contamination. Chief Executives Roads Development - No objections, subject to conditions relating to the provision of footways and cycle storage facilities within the curtilage of development as well as conditions relating to alterations to the public road to allow the development to be accessed safely. Scottish Water - No objections. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: Object - 9 Support - 0 Neutral - 0 The issues raised can be summarised as follows: 1. Overshadowing concerns 2. Loss of privacy 3. The development would be taller than nearby properties
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4. The road network could not cope with the increase in traffic 5. Residents/visitors to the retail unit may use existing private parking spaces 6. The development would make the road network unsafe 7. Noise would harm residential amenity 8. The design statement is incorrect 9. Existing retail units nearby are vacant 10. Emergency services would struggle to access the properties 11. Antisocial behaviour would increase because of the development 12. Insufficient time was given for neighbours to submit representations 13. Trees would be removed to accommodate the proposal Policy Context In making any determination under the Planning Acts, regard is to be had to the development plan unless material considerations indicate otherwise. In this instance the Development Plan consists of National Planning Framework 4 (NPF4) and the Renfrewshire Local Development Plan (2021) (LDP). The following provisions of the Development Plan are considered relevant to the determination of this application: National Planning Framework 4 Policy 1 - Tackling the climate and nature crises Policy 2 - Climate mitigation and adaptation Policy 3 - Biodiversity Policy 6 - Forestry, woodland and trees Policy 9 - Brownfield, vacant and derelict land and empty buildings Policy 11 - Energy Policy 12 - Zero waste Policy 13 - Sustainable transport Policy 14 - Design, quality and place Policy 15 - Local Living and 20-minute neighbourhoods Policy 16 - Quality homes Policy 22 - Flood risk and water management Policy 27 - City, town, local and commercial centres Policy 28 - Retail Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Policy C1 - Renfrewshire's Network of Centres Policy C2 - Development outwith Renfrewshire's Network of Centres Policy ENV2 - Natural Heritage Policy I1 - Connecting Places Policy I3 - Flooding and Drainage Policy I4 - Renewable and Low Carbon Energy Developments Policy I5 - Waste Management Policy P1 - Renfrewshire's Places Policy P2 - Housing Land Supply Policy P3 - Housing Mix and Affordable Housing Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance Delivering the Infrastructure Strategy - Connecting Places Delivering the Infrastructure Strategy - Flooding and Drainage
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Delivering the Infrastructure Strategy - Provision for Waste Recycling in New Developments Delivering the Places Strategy - Creating Places Delivering the Places Strategy - Open Space Provision in New Developments Delivering the Environment Strategy - Trees, Woodlands and Forestry Delivering the Environment Strategy - Biodiversity Delivering the Centres Strategy - Meeting Local Neighbourhood Demand Renfrewshire Planning and Development Tree Policy Renfrewshire's Places Residential Design Guide National Roads Development Guidance Developer Contributions (Education) Planning Guidance Scottish Government Planning Guidance: Biodiversity Letter from the Chief Planner and Cabinet Secretary for Housing - Housing Emergency Action Plan & the Planning System (September 2025) Submitted Reports and Assessments In assessing and reporting on a planning application the Council is required to provide details of any report or assessment submitted as set out in Regulation 16, Schedule 2, paragraph 4(c), (i) to (iv) of the Development Management Regulations. The following reports and assessments were submitted in support of the application: Design Statement - Sets out the applicant's justification for the proposal and provides details on topics such as sustainability and ecology. Scottish Ministers Direction In determining a planning application, the Council is required to provide details of any Direction made by Scottish Ministers under Regulation 30 (Directions requiring consultation), Regulation 31 (Directions requiring information), Regulation 32 (Directions restricting the grant of planning permission) and Regulation 33 (Directions requiring consideration of condition) of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, or under Regulation 50 (that development is EIA development) of The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. The Planning Authority were required to notify Scottish Ministers under the provisions of The Town and Country Planning (Notification of Applications) (10 or more homes on non- allocated land) (Scotland) Direction 2025. This has been fulfilled. Planning Assessment The residential and retail elements of the proposal are assessed in turn below against the relevant provisions of the Development Plan and all other applicable policies and guidance: Residential Policy 16 a) of NPF4 provides support for new homes on land allocated for housing in the LDP. As the northern portion of the site is allocated as a Policy P2 housing site within the spatial strategy that forms part of the adopted LDP the erection of a residential development on this land would comply with both Policy 16 a) and Policy P2. The southern portion of the site is not allocated for housing. However, Policy 16 f) of NPF4 provides qualified support for smaller scale housing developments within an existing settlement boundary. As residential properties are found to the east, south and west and a Policy P2 housing site is found immediately to the north the land in question presents an opportunity for a smaller scale residential development within the Johnstone settlement boundary.
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Policy 16 f) also requires such proposals to comply with the following criteria: the proposal is supported by an agreed timescale for build-out. the proposal is otherwise consistent with the plan spatial strategy and other relevant policies including local living and 20-minute neighbourhoods. In respect of the first criteria, the applicant has not advised of their intentions in respect of buildout timescales. However, given the development would be partially built on an allocated housing site and would consist of two blocks of flats that would share an access and parking it is not considered that an agreed timescale for buildout is necessary. The planning consent, if granted, would last for three years and the site would likely be built out in full once construction has commenced. It should also be noted that the Planning Authority has no way of ensuring a buildout timescale is adhered to as such a condition would not comply with Planning Circular 4/1998 which controls the use of conditions on planning permissions. In respect of the second criteria, the whole application site - including the land designated as a Policy P2 housing site - is covered by Policy P1 within the adopted spatial strategy. Policy P1 provides support for development that is compatible with, and complimentary to, the surrounding built environment. Johnstone Town Centre, which is designated under Policy C1 within the spatial strategy, is located approximately 45 metres to the northeast and is also relevant to the assessment of the application. To consider whether the proposal is consistent with the spatial strategy and all other relevant considerations such as local living and environmental impact it is appropriate to assess the application against the five criteria for creating successful place that are set out in the Renfrewshire New Development Supplementary Guidance. The housing emergency declared by the Scottish Government in May 2024 is both material and relevant to the assessment of the application. Letters from the Cabinet Secretary for Housing, the Planning Minister and Chief Planner in June 2024 and September 2025 have reiterated the key role the planning system has to play in the delivery of new housing that will help address the emergency. In particular, the Ministers and Chief Planner have emphasised the importance of the proportionate assessment of applications and reiterated that applications must be assessed against the Development Plan as a whole. Contradictions between individual policies are to be expected and must be weighed up by the decision maker. Access and Connectivity The development would be accessed off MacDowall Street from a newly formed access, with the carriageway and footway continuing into the site. No concerns have been raised by Roads Development regarding the ability of the surrounding road network to cope with vehicular traffic generated by 30 one-bedroom flats. Although there would be no route through the site to Thomson Avenue to the west, the internal curtilage would be overlooked by both blocks of flats so would benefit from passive surveillance. Adequate space within the internal curtilage exists to provide 2-metre-wide footways that would provide connections between the blocks and would link both blocks to the access onto MacDowall Street. A condition can be added to ensure the design and location of the footways are to the satisfaction of the Planning Authority. The existing access that serves the dog daycare facility would be removed as it would no longer be required. A condition can be added to ensure the replacement section of footway is constructed to an adoptable standard. A Construction Traffic Management Plan can also be
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requested via condition to ensure the delivery of the development would not have an unacceptable impact on existing roads. The development would be well served by active travel and public transport options in line with the requirements of Policy I1 of the LDP and Policy 13 of NPF4. This includes bus stops adjacent to the application site, bus stops on High Street which is a 3-minute walk away and Johnstone Railway Station which is a 15-minute walk away. The density provided by the flats would help support the viability of public transport options in the area in the long term. 22 parking spaces would be provided for the residential element of the development. The number of spaces is considered sufficient given the application site is within walking distance of Johnstone Town Centre, retail and health facilities, employment opportunities and the public transport options noted above. The number of parking spaces would exceed the in- curtilage parking provision provided for existing flats found nearby and covered cycle storage would also be provided. Conditions can be added to ensure the cycle storage facilities are in place prior to the occupation of the development and to ensure the 22 parking spaces are not allocated to individual flats to improve the efficiency of their use. Parking provision for the residential element of the development would therefore be acceptable and would comply with Policy 13 e) of NPF4 which supports reduced parking provision in urban areas that are well served by sustainable transport options. The proximity of the site to Johnstone Town Centre also means the development would contribute to, and benefit from, local living in line with the requirements of Policy 15 of NPF4. The erection of 30 residential properties within close proximity to Johnstone Town Centre would also help improve the vitality and viability of the Centre in line with Policy C1 and Policy 27. Conditions can be added to ensure the access into the development is constructed in line with the National Roads Development Guide and to ensure that any alterations required to MacDowall Street are to the satisfaction of the Planning Authority prior to the occupation of the first flat. A condition can also be added to require the applicant to submit a swept path analysis prior to the commencement of development. This would ensure the layout of the internal curtilage is suitable for large vehicles such as bin lorries and those used by the emergency services. Overall, it is considered that, subject to conditions, the access and connectivity arrangements of the residential element of the development would be acceptable. The site has been designed to improve active travel connectivity and reduce reliance on private cars. Environment and Community Policy 1 of NPF4 requires development proposals to give significant weight to the climate and nature crises while Policy 2 seeks to minimise lifecycle greenhouse gas emissions. The erection of a residential development on part of a brownfield site that is within easy walking distance of a Town Centre, bus routes and a railway station as well as health and education facilities would comply with policies 1 and 2. Policy 3 c) of NPF4 requires local developments to include "appropriate measures to conserve, restore and enhance biodiversity". Similarly, Policy ENV2 of the LDP seeks to minimise the impact developments have on the natural environment while the associated Supplementary Guidance states that proposals should not significantly affect existing species or habitats. The ecological value of the land in its current form is low given the urban location, the degraded nature of the land and the fact the portion of the site that is still in use features a significant amount of hardstanding. All vegetation has also recently been removed from the
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northern portion of the site. While several trees in the southern portion of the site would be removed to implement the consent, these do not play an integral role in allowing wildlife to travel through the urban landscape and are not the subject of any statutory protections. Soft landscaping within the curtilage of the development would offset the loss of these trees and would feature additional planting that is beneficial to biodiversity. A condition can be added to ensure full details of the landscaping strategy are provided prior to the commencement of development and are implemented and maintained thereafter. The condition would allow the Planning Authority to promote the use of native species to ensure the proposal would enhance conditions for wildlife in line with policies 3 and ENV2. Following discussions with the Planning Authority the applicant has also agreed to plant trees on the footway to the front of Block A. As the footway measures 7.8 metres in depth the trees would not obstruct pedestrians and would help prevent vehicles parking on the footway. As well as proving beneficial to biodiversity, the trees would inject greenery, improve the overall quality of the development and enhance the appearance of this section of MacDowall Street. This, combined with the soft landscaping within the curtilage of the development, means overall tree cover at the site would increase in line with Policy 6 of NPF4, Policy ENV2 of the LDP and the Council's Tree Policy. Policy 22 of NPF4 as well as Policy I3 of the LDP and its associated supplementary guidance state that proposals must not increase the risk of flooding to others, be at risk of flooding themselves and that surface water runoff must be managed sustainably. Given the urban location, the substantial area of hardstanding covering a portion of the site and the fact the land as not at risk of flooding on SEPA's latest flood maps it is accepted that, in principle, policies 22 and I3 can be complied with. A condition can be added to ensure a full drainage assessment is submitted for approval prior to the commencement of development and that all relevant measures are in place prior to the occupation of the first dwelling and maintained thereafter to the satisfaction of the Planning Authority. As such, the proposal would comply with Policy 22 of NPF4 as well as Policy I3 of the LDP and the associated guidance. The drainage strategy will also be designed to cope with the impacts of heavier rainfall brought about by climate change, in line with the requirements of Policy 2 b) of NPF4. Foul waste would connect to the existing sewer while drinking water would be provided from the mains supply in line with the requirements of Policy 22 d) of NPF4. Scottish Water have not objected to the proposal. Environmental Protection have raised no objections, subject to the application of conditions in respect of potential contaminated land. As such, the site can be made safe for development in line with the requirements of Policy 9 of NPF4. The reuse of a brownfield site is also consistent with the aims of Policy 9 a) of NPF4. Context and Character The application site is located in an existing residential area to the southwest of Johnstone Town Centre. Tenements and blocks of flats are by far the most common house type in the area and the density of the residential units would be in keeping with the surrounding built environment. The development would help reinforce and repair the existing block structure, with Block A fronting directly onto MacDowall Street in the same way existing blocks of flats to the east and south do. Although one storey taller than the flats immediately to the south, the development would not look out of place when viewed from the surrounding streetscape. It is also considered that the site is capable of hosting the density and variation in scale proposed and that the height would add a degree of interest to a vacant, prominent corner plot on a gap site in Johnstone. Additional housing in an area that is predominantly residential in character would raise no noise or amenity issues.
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The residential element of the proposal is therefore compatible with the Policy P1 designation within the spatial strategy and would represent the continuation of the existing built form found to the east, south and west. As part of the application site consists of longstanding derelict brownfield land the proposal would also help unlock the site and make a positive contribution to the area in line with the requirements of Policy P1 and the would be consistent with the six qualities of successful places set out in Policy 14 of NPF4. The development of the site would not prevent the land to the north being redeveloped for residential purposes. In line with the Council's Developer Contributions (Education) Planning Guidance no financial contribution is payable as the flats are all one bedroom and are therefore not likely to be occupied by school age children. Buildings and Design The provision of 30 one-bedroom units would comply with Policy P3 of the LDP and Policy 16 c) of NPF4 in that it would help improve the affordability of housing and widen the range of house types available to those looking to live in Johnstone. Both blocks would be of a size and design that is acceptable for the location and would not result in the overdevelopment of the plot. The gable elevation of Block A would be 2.1 metres away from existing windows on the side elevation of the block of flats immediately to the south. However, these windows belong to non-habitable bathrooms so there are no daylight concerns and the gable elevation of Block A would be windowless so there are no privacy concerns. The proposal raises no other privacy, overlooking or overshadowing issues and an acceptable amount of communal open space would be provided for residents. The blocks of flats would each have a pitched roof finished with concrete roof tiles and would be finished in a combination of buff and charcoal facing brick. Areas around the windows would feature decorative cladding in a variety of colours that would add visual interest to the external appearance of the buildings. The use of a common palette of materials across the development is welcome. A condition can be added to ensure full details of the finishing materials to be used is provided prior to the commencement of development. The applicant's design statement notes that solar panels and air source heat pumps would be installed across the development while EV charging facilities would also be provided. The proposal would therefore comply with Policies 1, 2 and 11 of NPF4 and Policy I4 of the LPD in that the proposal could make use of low and zero carbon technologies to reduce emissions. Provision for the storage and disposal of waste across all properties would be acceptable in line with the requirements of Policy I5 of the LDP and its associated supplementary guidance. A condition can be added to ensure the design of the bin stores is acceptable. As such, the design of the development and the appearance and impact of the buildings contained within it are acceptable. Layout and Form The form of the development would reflect that of the surrounding built environment and would integrate well into the existing streetscape. The site is flat and would not require any significant engineering works to allow development to come forward.
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Pockets of semi-private open space would be found around Block B while hedging and small pockets of landscaping would be found across the development. These would help to break up areas of hardstanding and providing a more natural finish to the development. The landscaping found across the development would assist in the creation of a pleasant place to live in line with the requirements of Policy 14 of NPF4 and would provide outdoor amenity space for residents. The extent of boundary treatments visible from the streetscape would be limited. A condition can be added to ensure all fences and boundary walls to be erected across the development are to the satisfaction of the Planning Authority. Overall, the layout and form of the development raise no concerns. Conclusion Based on the above assessment, the erection of a 30 unit residential development at the site would comply with policies 16 a) and 16 f) of NPF4 as well as policies P1 and P2 of the LDP. The proposal would also be consistent with the adopted spatial strategy and all other relevant policies and guidance. Retail Both Policy C2 of the LDP and Policy 27 b) of NPF4 require footfall generating proposals to contribute to the local area without significantly impacting on the vitality and viability of nearby Centres. Similarly, Policy 28 c) of NPF4 provides support for small scale neighbourhood retail development where it contributes to local living. Although located outwith Johnstone Town Centre, the 300 square metres of floorspace created by the retail unit on the ground floor of Block A would be minor in scale relative to the overall floorspace found across the nearby Centre. The net increase in commercial floorspace found outwith the Centre would be even less significant given the proposal involves the demolition of an existing commercial unit with a floorspace of 220 square metres. As such, the proposed retail unit would not harm the vitality and viability Johnstone Town Centre and would comply with the requirements of policies C2 and 27. The unit would also comply with policies 15 and 28 c) of NPF4 in that it would help meet the needs of those living in the immediate vicinity, including those who would live in the flats that would be built as part of the development. The size, design and finish of the shopfront would be acceptable and would complement the overall design and appearance of Block A. The retail unit would help activate the front elevation of Block A and would add visual interest to the streetscape along this section of MacDowall Street. Environmental Protection have raised no concerns in respect of noise, subject to conditions controlling the operation of plant and the hours when deliveries can be made. To further protect the amenity of nearby residents, including those that will live above the unit, a condition can also be added to restrict the occupancy of the unit to Class 1A businesses. In this context, it is considered the retail unit can be compatible and complimentary with the proposed residential component. Space for the storage of waste would be found to the rear of Block A and would comply with Policy I5 of the LDP and its associated supplementary guidance. 8 parking spaces for staff and customers would be provided within the curtilage of the development while space for lawful on street parking is also found in the surrounding area. The retail unit would also benefit from the active travel and public transport options outlined above. As such, there are no concerns in relation to access and parking. Roads Development have raised no concerns about the ability of the surrounding road network to cope with traffic generated by the retail unit while the aforementioned condition requiring the
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applicant to submit a swept path analysis would ensure the site could be safely accessed by delivery vehicles. Overall, the provision of a retail unit in the ground floor of Block A would be acceptable. Representations The possibility that residents and visitors to the retail unit may park in private parking spaces nearby is not a material planning consideration. Sufficient parking would be provided within the curtilage of the application site and the development would benefit from well-established public and active travel options given its location in close proximity to Johnstone Town Centre. Concerns raised about potential antisocial behaviour are also not a material planning consideration that could be afforded any weight in the assessment. The time given to allow those in receipt of a Neighbour Notification letter to comment on the proposal is set by, and complies with, the 21-day period set out in Regulation 18 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations. All drawings and supporting information submitted by the applicant were considered sufficient by the Planning Authority and all relevant consultees to allow the application to be assessed in line with both The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 and the Development Plan. All other issues have been addressed in the above report. Planning Obligations The Council is required to provide a summary of the terms of any planning obligation(s) and any associated legal agreement(s) and/or mechanism(s) required to secure them including those provisions under The Town and Country Planning (Scotland) Act in relation to the grant of permission for the proposed development. None. Conclusion In view of the above, it is considered that the proposal would accord with the relevant provisions of the Development Plan. There are no other material considerations. Planning permission should therefore be granted subject to conditions. Recommendation Grant Subject to Conditions Reason(s) for Recommendation 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. That the development hereby permitted must be begun within three years of the date of this permission. Reason: To be in compliance with Section 58 of The Town and Country Planning (Scotland) Act 1997 as amended by Section 32 of The Planning (Scotland) Act 2019. 2. No development shall commence on site until written approval of:
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a) a Site Investigation report (characterising the nature and extent of any soil, water and gas contamination within the site); and, if remedial works are recommended therein b) a Remediation Strategy and Implementation Plan identifying the proposed methods for implementing all remedial recommendations contained with the site investigation report prepared in accordance with current authoritative technical guidance, has been provided by the Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. 3. Prior to the occupation of any unit within an identified phase of development, the developer shall submit for the written approval of the Planning Authority: a) a Verification Report confirming completion of the works specified within the approved Remediation Strategy for that phase of development; or b) if remediation works are not required but soils are to be imported to site, a Verification Report confirming imported soils are suitable for use on the site shall be submitted to the Planning Authority and approved in writing. Reason: To demonstrate that the works necessary to make the site suitable for use have been completed. 4. Prior to the commencement of development, a Construction Traffic Management Plan (including, but not limited to, details of the location of the compound and contractor parking) shall be submitted to, and approved in writing by, the Planning Authority. The approved Construction Traffic Management Plan shall be implemented prior to development commencing and remain in place for the full construction phase until the entire development is complete unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of road safety. 5. Prior to the commencement of the development, the applicant shall submit for the written approval of the Planning Authority: a) the design, layout and finish of all roads, parking spaces, footways and footpaths within the application site. b) the design, layout and finish of the access into the site from MacDowall Street including alterations to the dropped kerb pedestrian crossing, buildouts and bus stop opposite as well as full details of all other alterations required to the public road in the interest of road safety associated with the construction of the access. c) a plan demonstrating that adequate sightlines can be achieved for the layout and access approved under a) and b) above. d) a swept path analysis demonstrating that the layout approved under a) and the access approved under b) above can be serviced by a 9.93m long refuse collection vehicle. Such detail shall demonstrate that vehicles are able to enter and exit the site in a forward gear. All drawings and details provided for the matters above shall accord with the relevant provisions of the Design Manual for Roads and Bridges and the National Roads Development Guidelines. Thereafter, the details as approved shall be implemented prior to either the commercial unit being brought into use or the first residential unit being occupied (whichever is sooner) and shall remain in place for the lifetime of the
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development unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of road safety and the promotion of active travel. 6. Prior to the commencement of development, details of all measures (including signage) to demarcate the parking bays provided for the retail and residential elements shall be submitted for the written approval of the Planning Authority. For the avoidance of doubt, these details shall show a minimum of 8 parking spaces for the retail unit and a minimum of 22 parking spaces for the residential properties within the curtilage of the development site. These same details shall also show that parking spaces associated with the residential units hereby approved shall not be allocated to individual flats. Thereafter, all approved measures shall be implemented prior to either the commercial unit being brought into use or the first residential unit being occupied (whichever is sooner) and shall remain in place for the lifetime of the development unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure the efficient use of parking spaces within the development. 7. Prior to either the commercial unit being brought into use or the first residential unit being occupied (whichever is sooner), the existing access into the site shall be closed off and the footway continued across the access and surfaced to an adoptable standard. Reason: In the interests of pedestrian connectivity. 8. Prior to the commencement of development, a detailed schedule of the proposed external finishing materials to be used on all buildings shall be submitted for the written approval of the Planning Authority. Thereafter, the development shall be carried out in accordance with the approved external details, unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure that the proposed finishing materials are suitable for use in the interests of visual amenity. 9. Prior to the commencement of development, full details of the design and location of any fences, walls, boundary treatments and retaining walls to be erected across the site shall be submitted for the written approval of the Planning Authority. Prior to occupation of the first flat in any block, any boundary treatments and/or retaining walls to be erected in association with that block shall be erected in accordance with the approved drawing, unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Prior to occupation of the final residential unit, all boundary treatments and/or retaining walls to be erected in communal areas shall be erected in accordance with the approved drawing, unless otherwise agreed in writing by Renfrewshire Council as Planning Authority.
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Reason: In the interests of visual and residential amenity. 10. Prior to the commencement of development, details of the location, design and finish of all bin stores and cycle stores/stands to be erected across the development shall be submitted for the written approval of the Planning Authority. Thereafter, all bin stores and cycle stores/stands shall be constructed in line with the approved details and shall remain in place for the lifetime of the development, unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of visual and residential amenity. 11. Prior to the commencement of development, the applicant shall submit for the written approval of the Planning Authority: a) a plan detailing all hard and soft landscaping (including the number, species, size and location of all specimens). b) a timetable for the implementation of all landscaping approved under a) above. c) a strategy for the future management and maintenance of all landscaped areas, including provision for replacement planting if individual plants were to become diseased, die, become seriously damaged or are removed within 5 years of being planted. All landscaping shall thereafter be implemented in line with the approved drawings and the agreed timetable, unless otherwise agreed in writing with the Planning Authority. The soft landscaping shall also be maintained in line with the approved management strategy for the lifetime of the development, unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure a robust landscaping strategy is implemented in the interests of visual amenity. 12. Prior to the commencement of development, the applicant shall submit for the written approval of the Planning Authority: a) a plan detailing the number, species, size and location of all trees to be planted on the footway that runs across the front of the application site. b) a plan detailing how the trees will be planted, including, where appropriate, full details of the tree pits to be used. c) a timetable for the implementation of the trees approved under a). d) a strategy for the future management and maintenance of the trees, including provision for replacement planting if individual trees were to become diseased, die, become seriously damaged or are removed within 5 years of being planted. All planting shall thereafter be implemented and maintained as approved, unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of visual amenity. 13. Prior to the commencement of development, a Drainage Strategy shall be submitted to, and approved by, Renfrewshire Council as Planning Authority. The Drainage Strategy submitted shall accord with the 'Council's Drainage Assessment - Notes for Guidance'. As part of strategy, this shall include a maintenance plan covering all aspects of the Drainage Strategy.
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Thereafter, the approved Drainage Strategy shall be implemented in full prior to the completion of the development and maintained thereafter for the lifetime of the development unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure adequate provision is made for drainage associated with the development. 14. Notwithstanding the provisions of the Town and Country Planning (Use Classes) (Scotland) Order 1997 (as amended), the use of the ground floor retail unit shall be restricted to Class 1A uses only. Reason: In the interests of amenity. 15. The design, installation and operation of any plant, machinery or equipment associated with the ground floor retail unit shall be such that noise associated with the development does not exceed Noise Rating Curve NR25 between the hours of 2300 to 0700 hours and NR35 at all other times, when measured within any dwelling in the vicinity of the development. Structure borne vibration from the proposed development shall be imperceptible within any dwelling in the vicinity of the development. Reason: In the interest of protecting the amenity of neighbouring properties. 16. Deliveries and collections by commercial vehicles shall not be made to or from the ground floor retail unit between 2300 hours and 0700 hours, unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interest of protecting the amenity of neighbouring properties. Advisory Note(s) 1. None required. For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title 2437-LP-01 Location Plan 2437-ESL-01 Site Plan as Existing 2437-SL-01 F Site Plan as Proposed 2437-A-01 B Block A Plans Flats 1-18 2437-A-02 Block A Plans Elevations 1-18 2437-B-01 B Block B - Flats B01-B12