A - 22-0481-PP - Stirling Drive Linwood Residential Supplementary Report FINAL
Renfrewshire Council · 25 August 2026
Back to Planning and Climate Change Policy Board — 25 August 2026 and its agenda
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OFFICIAL Planning and Climate Change Policy Board: 25th August 2026 Report by Chief Planning Officer Reference No 22/0481/PP Application Type Planning Permission Proposal Erection of residential development comprising 64 dwellings with associated road and drainage infrastructure. Location Former St Brendans Social and Recreation Club, Stirling Drive Linwood Ward 10 – Houston, Crosslee and Linwood Community Council Linwood Community Council Applicant McTaggart Construction 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=documents&keyVal=REJTHRMWIB500 This supplementary report should be read together with the original report of handling considered by the Planning and Climate Change Policy Board on 7 November 2023, and the supplementary report considered by the Planning and Climate Change Policy Board on 4 November 2025. Appendix 1 details the original report of handling. Appendix 2 details the supplementary report. Background Planning application 22/0481/PP for the erection of 64 dwellinghouse on the site of the former St Brendans Social and Recreational Club in Linwood was granted by the Planning and Climate Change Policy Board at the meeting on the 4th November 2025. The approval includes two conditions relating to the payment of financial contributions to the Council in respect of education, off site play provision, and tree planting, and a condition requiring submission of an affordable housing strategy. These conditions are detailed in appendix 2. The purpose of this report is to update members on the discharge of these conditions and the value of the contributions being sought. It should also be noted that planning permission 23/0717/PP for an additional unit at the site was also subsequently approved, bringing the total number of units at the site to 65. Additional Information The affordable housing strategy for the site has been updated to specify that the tenure for the site now includes 14 homes specifically allocated as older persons amenity units. These units incorporate additional design features to assist older persons, namely no stairs inside, raised electric sockets and lowered switches, handrails in the bathroom, lever handled taps, and slip resistant flooring in the kitchen and bathroom. In line with the terms of the Council’s Developer Contributions (Education) Planning Guidance 2025 it is accepted that the 14 units allocated specifically as older persons amenity homes and the 10 single bedroom homes are exempt from attracting a developer contribution in respect of education provision. As a result of the above, the contribution sought for education provision has been reduced from £145,600 to £82,880.
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OFFICIAL Contributions towards off site play provision and tree planting remain at £15,000 and £19,550 respectively. The conditions attached to 22/0481/PP set out the mechanisms by which these contributions can be paid, and discussions with the developer are continuing in this regard. Recommendation That members note and agree to the revised tenure and education contributions associated with the proposed residential development at Stirling Drive.
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OFFICIAL Appendix 1 Report by Chief Planning Officer Planning and Climate Change Policy Board: 4th November 2025 Reference No 22/0481/PP Application Type Planning Permission Proposal Erection of residential development comprising 64 dwellings with associated road and drainage infrastructure. Location Former St Brendans Social and Recreation Club, Stirling Drive Linwood Ward 10 – Houston, Crosslee and Linwood Community Council Linwood Community Council Applicant McTaggart Construction 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=documents&keyVal=RT8ZHOMWGMY00 This supplementary report should be read together with the original report of handling considered by the Planning and Climate Change Policy Board on 7 November 2023. Appendix 1 details the original report of handling. Background Planning application 22/0481/PP for the erection of 64 dwellinghouse on the site of the former St Brendans Social and Recreational Club in Linwood was granted by the Planning and Climate Change Policy Board at the meeting on the 7th of November 2023 subject to conditions and a Section 75 legal agreement. The Section 75 legal agreement was required to secure the following planning obligations: ▪ Financial contribution in respect of enhancements to an offsite play park to the north of Gilmartin Road, Linwood and associated tree planting; ▪ Financial contribution in respect of education provision within the school catchment; and ▪ The provision of affordable housing in line with the respective LDP policies. At the Planning and Climate Change Policy Board meeting on the 5 November 2024 the application was referenced in the report titled Section 75 Agreements Update. The update noted that the representatives of the applicant had been in touch to commence discussions in relation to the Section 75 legal agreement and as such negotiations are ongoing. At the time of writing, the Section 75 legal agreement has not been concluded and as such, Renfrewshire Council has not yet issued a decision on the application. While discussions have been undertaken with the applicant, delays have occurred in respect of the ownership of the land and also in determining the value of the contributions being sought. At present the discussions have not yet led to a satisfactory agreement whereby the Section 75 legal agreement can be concluded, and the decision notice issued. The Planning Authority is of the view that the timescale for conclusion of this application should not continue to be delayed. The matter covered by the proposed legal agreement may be secured through the imposition of pre-commencement of development planning conditions. Consequently, the application is now being referred back to the Planning and Climate Change
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OFFICIAL Policy Board with requirements for financial contributions and affordable housing, to be secured through the imposition of revised and additional pre-commencement of development planning conditions. Assessment The assessment of this application remains unchanged from the report submitted to the Planning and Climate Change Policy Board on the 7 November 2023. The purpose of this supplementary report is to explain the reason for amending the route to issuing the decision notice for this application. The reason for amending the route to issuing the decision notice for this application primarily derives from Scottish Government guidance which has been issued recently in respect of the Housing Emergency and the Planning System. This includes: ▪ Letter from Cabinet Secretary for Housing and Minister for Public Finance dated 2 September 2025 noting that an emergency-led approach should be taken to the determination of planning applications, and the need for proportionality in the decision making process. ▪ Letter from Cabinet Secretary for Housing and Minister for Public Finance dated 30 September 2025 noting the culture of proportionality in the planning system and ways to avoid unnecessary costs and delays which have particular potential to impact the viability of proposals on smaller sites. Due weight requires to be given to the fact that Section 75 legal agreements are just one form of legal mechanism to secure contributions and other works associated with a development. There are other mechanisms which can be utilised to achieve the same outcome, and in light of the guidance from the Scottish Government noted above it is prudent for the Council to now consider whether any alternative mechanisms could apply in this instance in the interests of progressing the development. Addressing the matters noted above through the imposition of additional pre-commencement conditions is one such option, and in the context of this application it is considered to be a proportionate and pragmatic way for the Council to manage the contributions associated with the development. This will allow for the permission to be issued and a three-year time period for the submission of details to discharge these and the other matters which are the subject of the planning conditions. As development cannot commence until the suspensive aspect of the pre-commencement conditions are formally discharged, the Council will maintain a degree of control in order to ensure the requirements subject to the conditions are agreed and fulfilled. The recommended planning conditions are as per the report agreed by the Planning and Climate Change Policy Board on the 7 November 2023 with three additional conditions listed to cover the matters noted above. These additional conditions are listed in the recommendations section below. It should be noted that this approach does not remove the requirement for financial contributions and affordable housing to be provided, instead it is the mechanism by which the Council would agree these requirements with the applicant that is being amended. It may be that in due course a planning obligation will be entered into under Section 75 of The Town and Country Planning (Scotland) Act or another form of legal agreement such as an agreement made under Section 69 of the Local Government (Scotland) Act, but this is not necessarily the case and the imposition of the conditions would allow flexibility to investigate alternative means within the three year timescale by which the contributions associated with the development could be secured. It should be noted for example that the provision of affordable housing is now recommended to be managed via a planning condition as opposed to forming part of the
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OFFICIAL Section 75 legal agreement. It is anticipated that this more proportionate approach will reduce costs and further delays and in turn support the viability of the development in line with current Scottish Government guidance. Additionally, the approach whereby pre-commencement of development conditions are utilised will allow the decision notice for the planning permission to be issued more timeously and avoid the creation of a ‘legacy’ planning application. It should also be noted that the education contribution will be calculated in line with the Developer Contributions (Education) Planning Guidance August 2025 and after consultation with Children’s Services. Section 4.25 of the guidance references exceptions that could apply to education contributions, including proposals for one-bedroom flats and specific needs housing. The calculation will therefore take cognisance of the affordable homes strategy for the site, and any exceptions which apply on the basis of specific needs housing being proposed can be controlled for the life of the development via the affordable homes condition. Finally, it should also be noted that the original Section 75 obligation makes reference to a financial contribution in respect of enhancements to an offsite play park to the north of Gilmartin Road, Linwood. This offsite play park has now been delivered separately by the Environment, Housing & Infrastructure Service. As such the condition relating to the off site play provision contribution shall be amended to relate to enhancements to offsite play areas within the vicinity of the site. This could include for example future works at the new Gilmartin Road play park or the existing play park at Clippens Road. Recommendation It is recommended that the Planning and Climate Change Policy Board approve this application subject to conditions as per the report agreed by the Board on the 7November 2023 with additional conditions numbered 10 (affordable homes), 11 (off site play provision and trees) and 12 (education). Conditions 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. That prior to the commencement of development on site, the developer shall provide a specification for the written approval of the Planning Authority detailing the location, design, materials and colour of all boundary fences, gates, walls, or other method of enclosure to be installed at the site. This includes the 2m acoustic fence and any retaining walls. Only the boundary fences, gates, walls, or other methods of enclosure within the approved specification shall thereafter be used in the development of the site. For the avoidance of doubt the 2m acoustic fence shall be fully installed before any of the properties on plots 1, 2 and 16-25 (inclusive) are occupied. Reason: To ensure the methods of enclosure are of a suitable design in the interests of visual amenity, and that noise mitigation is in place prior to the occupation of plots closest to the noise source. 3. That prior to the commencement of development, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Planning Authority. The CEMP shall include (but not be limited to) provisions in respect of: ▪ mitigation measures for potential dust, noise, and vibration impacts on nearby properties,
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OFFICIAL ▪ waste management, pollution control and mitigation, ▪ a plan showing existing drainage pipes and other utilities within the site and procedures for how they will be safeguarded during construction, ▪ surface water management, ▪ procedures for monitoring compliance and dealing with any breaches of the approved management plan, ▪ the formation of access from the public road to accommodate construction vehicles including geometry, surfacing, and sightlines ▪ the additional signage on both public roads where access will be taken to inform drivers of the construction vehicles. ▪ details of proposed temporary site compound for storage of materials, machinery, and designated car parking. The measures set out within the approved CEMP shall thereafter be implemented on site during the construction phase Reason: To ensure environmental impacts are mitigated during the construction phase, and that the construction phase is undertaken safely. 4. That prior to the commencement of development on site, the developer shall provide for the written approval of the Planning Authority a specification detailing the colour and texture of all finishing materials to be used on the external walls of the building hereby approved. This shall include windows and all rainwater goods The specification shall also provide confirmation of all properties within the layout which are to have an active gable elevation, and thereafter confirm the design of the gable elevation. Only the materials within the approved specification shall thereafter be used in the development of the site. Reason: To ensure the external materials are suitable for use in the interests of visual amenity. 5. No development shall take place until full details of soft and water landscaping works have been submitted to and approved in writing by the Planning Authority in consultation with Glasgow Airport Safeguarding. The details must comply with Advice Note 3 ‘Potential Bird Hazards from Amenity Landscaping and Building Design, and shall include the following. ▪ Confirmation of all existing trees, hedgerows, and other vegetation on the site, those that will be retained and measures for their protection during the construction phase, and those that shall be removed to accommodate the development. ▪ The species, number and spacing of all proposed trees and shrubs. ▪ Details including SUDS – such schemes must comply with Advice Note 6 ‘Potential Bird Hazards from Sustainable Urban Drainage Schemes’. ▪ All areas of hard standing including location and materials. ▪ A timetable for the implementation of the landscape strategy. ▪ A strategy for the future management and maintenance of all landscaped areas (including SUDS infrastructure) including provision for replacement of trees, shrubs, hedgerows and areas of grass/wildflower seeding and turfing if they were to become diseased, die, become seriously damaged or are removed within 5 years of being planted. No subsequent alterations to the approved landscaping scheme are to take place unless submitted to and approved in writing by the Planning Authority in consultation with Glasgow Airport. The scheme shall be implemented in accordance with the timetable, and maintained thereafter in accordance with the maintenance strategy. Reason: To ensure an appropriate scheme of landscaping is developed in the interests of visual amenity and the residential environment, and to avoid endangering the safe movement
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OFFICIAL of aircraft and the operation of Glasgow Airport through the attraction of birds and an increase in the bird hazard risk of the application site. 6. No development shall commence on site until written approval of: 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. 7. Prior to occupation of any unit: a) a Verification Report confirming completion of the works specified within the approved Remediation Strategy and Implementation Plan; and/or b) where remediation works are not required but soils are to be imported to site, a Verification Report confirming imported materials are suitable for use shall be submitted to the Planning Authority and approved in writing. Reason: To demonstrate that works required to make the site suitable for use have been completed. 8. That prior to the commencement of development on site, the developer shall provide a plan for the written approval of the Planning Authority which specifies the following improvement works: ▪ A street lighting design to include the proposed footpath connections to Clippens Road, Cowal Drive and Muirhead Drive, and a revised street lighting design for Stirling Drive to ensure the proposed footway fronting Stirling Drive is sufficiently illuminated ▪ The upgrading of any retained sections of footpath forming the connections to Clippens Road, Cowal Drive, and Muirhead Drive. ▪ Details of traffic calming and pedestrian crossings (uncontrolled) on Stirling Drive. The plan shall also include a timetable for the completion of these works. The approved works shall thereafter be implemented in accordance with the approved timetable to the satisfaction of the Planning Authority. Reason: To ensure the site can be accessed by pedestrians in a safe manner. 9. That prior to the commencement of development on site, the developer shall provide confirmation to the Planning Authority that Scottish Water have approved the drainage layout for the site and the associated connection to the public drainage network. Only the approved drainage strategy shall thereafter be implemented at the site. Reason: To ensure surface water is managed appropriately.
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OFFICIAL 10. No development shall take place on the site until a scheme for the provision of affordable housing as part of the development has been submitted to and approved in writing by the Planning Authority. The affordable housing on the site shall be provided in accordance with the approved scheme and shall meet the definition of ‘affordable housing’ as set out in National Planning Framework 4. The scheme shall take account of the Council’s current guidance on affordable housing and shall include: a) Provisions for such other agreements (if any) as may be necessary for the delivery of affordable housing on the site, which affordable housing shall comprise not less than 25 per cent of the total number of homes (market value homes plus affordable homes) built on the site and which affordable housing will be provided within each phase or identified sub-phase of the development on the site or an agreed alternative (such as payment of contributions towards the provision of affordable housing). b) The types of home (such as house, maisonette or flat) and the size of the proposed affordable homes for rent; the density of the affordable homes; the design code (such as ‘Housing for Varying Needs – A Design Guide’ Parts 1 (Houses and Flats) and 2 (Housing with Integral Support)) (if any) for the proposed homes; the types of tenure for the affordable homes (namely, ‘social rented’, ‘low-cost housing for sale’ (both subsidised and unsubsidised) and ‘mid-market or intermediate rent’ as those terms are defined in the Scottish Government’s Planning Advice Note 2/2010: Affordable Housing and Housing Land Audits or any future Scottish Government document that replicates that advice) and the location of the affordable housing provision to be made on site; 5. c) The timing of the occupation of the market homes within each phase or sub-phase of the site and the delivery of the affordable homes in the relevant phase or sub-phase of the site; d) The arrangements for the transfer of affordable homes to an affordable housing provider or for the management of the affordable homes; e) The factoring and/or common maintenance regime (including charges) for affordable homes; f) The arrangements to ensure that any affordable home is affordable for both first and subsequent occupiers of the affordable home; and g) The occupancy criteria to be used for determining the identity of occupiers of the affordable homes and the means by which such occupancy criteria shall be enforced. The approved scheme for the provision of affordable housing shall thereafter be implemented on site and all affordable housing units once complete shall function and be let/rented, occupied and maintained in strict accordance with the approved scheme for the life of the development. No changes to the approved scheme shall take place without the prior written approval of the Planning Authority. Reason: To ensure that satisfactory arrangements are made for the provision of affordable housing on the site 11. No development shall take place until a scheme for the provision of a financial contribution in respect of enhancements to offsite play areas within the vicinity of the site and associated tree planting is submitted for the written approval of the Planning Authority. The scheme shall detail:
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OFFICIAL a) The value of the financial contribution and the methodology by which the value has been calculated. The contribution in respect of the offsite play park shall be of the equivalent to that of a play park required to serve a development of 64 dwelling units taking cognisance of the Council’s Open Space standards as set out in the Residential Design Guide March 2015. The contribution in respect of trees shall be equivalent to that of 23 trees at 14-16cm girth including provision for double stacking and topsoil around the base of the tree and for grass seeding to ensure compensation for the net loss of trees associated with the implementation of the development. b) The mechanism by which the financial contribution shall be paid to the Council and the date that payment will be made including phasing of the payment where required. c) Associated arrangements governing how the Council shall manage the financial contribution with respect to how it will be saved, the duration within which it needs to be spent, and any mechanism for its return to the developer should it be unspent at the end of the agreed duration. Development shall not commence on site until the financial contribution has been paid in full and/or the Council has agreed a phased payment programme. Reason: To ensure that satisfactory arrangements are made for payment of financial contributions in respect of off-site play provision and trees 12. No development shall take place until a scheme for the provision of education provision within the school catchment for the written approval of the Planning Authority. The scheme shall detail: a) The value of the financial contribution. The contribution shall be calculated in line with the Councils Developer Contributions (Education) Planning Guidance August 2025 in consultation with Children’s Services, and shall take cognisance of the scheme for the provision of affordable housing submitted under condition 10. b) The mechanism by which the financial contribution shall be paid to the Council and the date that payment will be made including phasing of the payment where required. c) Associated arrangements governing how the Council shall manage the financial contribution with respect to how it will be saved, the duration within which it needs to be spent, and any mechanism for its return to the developer should it be unspent at the end of the agreed duration. Development shall not commence on site until the financial contribution has been paid in full and/or the Council has agreed a phased payment programme. Reason: To ensure that satisfactory arrangements are made for payment of financial contributions in respect of education provision within the school catchment.
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OFFICIAL Appendix 2 REPORT OF HANDLING FOR APPLICATION 22/0481/PP SITE ADDRESS Former St Brendan’s Social and Recreation Club, Stirling Drive, Linwood PROPOSAL Erection of residential development comprising 64 dwellings with associated road and drainage infrastructure. RECOMMENDATION Grant subject to conditions and Section 75 legal agreement. PROPOSALS Planning permission is sought for the erection of a residential development of sixty four units, comprising cottage flats, a bungalow, wheelchair access properties and general needs housing, for a local registered social landlord, with associated access and drainage infrastructure at the former St Brendans Social and Recreation Club Stirling Drive, Linwood. The application site extends to approx. 2.17 hectares in area. The footprint of the former recreation club is visible on the western half of the site. The eastern half of the site features areas of grassland and a redundant multi use games area. There are two clearly defined footways through the eastern half of the site. They are arranged in a Y shape linking Stirling Drive with Clippens Road and Cowal Drive. The areas of grassland, the path network and the Stirling Road frontage of the site are lined by mature trees. The site is bound by residential development to the north, south, east and west, with commercial uses to the north east, including a Public House and retail units, on Clippens Road. The proposed development provides a frontage along Stirling Drive and Muirhead Drive. The interior of the site is laid out around a central loop road, with the sole vehicular access from Stirling Drive. Additional pedestrian footpaths are proposed east to Clippens Road, and south to Cowal Drive. The footpaths are located within landscaped corridors. There is also a SUDS area proposed within the central loop road. The proposed layout comprises a mix of bungalows, semi detached and terraced dwellinghouses, and cottage flats which will be managed by a Registered Social Landlord. SITE HISTORY Application No: 22/0301/EA Description: Request for Screening Opinion for proposed residential development. Decision: Environmental Assessment not Required. Application No: 22/0150/PN Description: Erection 64 dwellinghouses. Decision: Accepted CONSULTATIONS Communities & Housing Services (Environmental Protection Team) – No objection subject to conditions relating to the installation of
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OFFICIAL the 2m acoustic fence, and the requirement for a site investigation and remediation strategy to address potential land contamination. Chief Executive’s Service (Roads Development) – No objections subject to conditions requiring: - the submission of a street lighting design to include footpath connections to Clippens Road, Cowal Drive and Muirhead Drive, and a revised street lighting design for Stirling Drive. - that all footpath connections to Clippens Road, Cowal Drive and Muirhead Drive shall be resurfaced to an adoptable standard - visitor bays when entering the site be relocated to a more appropriate location; - all access’s and driveways shall be formed as per the National Roads Development Guide; - parking to be provided as per the National Roads Development Guide; - the submission of a Construction Traffic Management Plan, and; - the submission of details of traffic calming and pedestrian crossings (uncontrolled) on Stirling Drive. Children’s Services – No objection subject to a contribution in respect of education provision. SEPA – No comments. Scottish Water – No objection. The Coal Authority – No objection. Glasgow Airport Safeguarding – No objection subject to condition relating to the submission of a landscaping scheme. REPRESENTATIONS Two letters of representation have been received which object to the proposed development. The points raised in the letters are summarised below. 1 – Loss of daylight and overshadowing 2 – Noise during building works 3 – Loss of privacy 4 – Traffic and safety 5 – Loss of green space
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OFFICIAL DEVELOPMENT PLAN POLICIES Policy and Material Considerations Legislation requires planning decisions to be made in accordance with the Development Plan unless material considerations indicate otherwise. In this instance, the proposal must be assessed against the following: Development Plan National Planning Framework 4 NPF4: Policy 1 – Tackling the climate and nature crisis NPF4: Policy 3 – Biodiversity NPF4: Policy 6 - Forestry, woodlands and trees NPF4: Policy 9 – Brownfield land, vacant and derelict land, and empty buildings NPF4: Policy 13 – Sustainable transport NPF4: Policy 14 – Design, quality, and place NPF4: Policy 15 – Local living and 20 minute neighbourhoods NPF4: Policy 16 – Quality Homes NPF4: Policy 18 – Infrastructure first NPF4: Policy 20 – Blue and Green Infrastructure NPF4: Policy 21 – Play, recreation and sport Renfrewshire Local Development Plan LDP 2021: Policy P1 – Renfrewshire’s Places LDP 2021: Policy P2 – Housing Land Supply Sites LDP 2021: Policy P3 – Housing Mix and Affordable Housing LDP 2021: Policy P5 – Green/Blue Network LDP 2021: Policy P6 – Open Space LDP 2021: Policy I1 – Connecting Places LDP 2021: Policy I3 – Flooding and Drainage LDP 2021: Policy I7 – Zero and Low Carbon Buildings LDP 2021: Policy I8 – Developer Contributions LDP 2021: Policy ENV2 – Natural Heritage Supplementary Guidance Delivering the Environment Strategy Delivering the Infrastructure Strategy Delivering the Economic Strategy Material Considerations Renfrewshire Councils Residential Design Guide Scottish Government publications on Designing Streets and Designing Places Renfrewshire Planning & Development Tree Policy - 2022 PLANNING ASSESSMENT The application site is covered by Policies P1 and P2 of the Adopted Renfrewshire Local Development Plan (2021). In accordance with the Local Development Plan, housing would be an appropriate use which would contribute towards meeting Renfrewshire’s Housing Need and Demand.
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OFFICIAL The principle of the proposal, redeveloping a vacant, previously used site in the middle of an existing place, would also be in line with Policy 9 and the Spatial Strategy outlined in the Adopted Renfrewshire Local Development Plan, ensuring that brownfield land in Renfrewshire’s existing places was used before green field land or green belt. Policy P3 set out in the Adopted Renfrewshire Local Development Plan is also applicable to the assessment of the proposals, as it seeks to ensure that on residential sites, a mix of housing types are encouraged to meet current and future housing needs and support sustainable mixed communities in Renfrewshire. In this regard, the entire development would be for a local social registered landlord and would therefore comprise an entirely affordable housing development, in compliance with Policy P3. It is considered that proposals demonstrate that they meet local housing need and demand by including a range and choice of types and sizes of units. This includes housing for older people and less able residents in the flatted properties and bungalow on the ground floor. It is considered that there is a mix of housing on this site which will add to the overall housing mix in the area. The proposal complies with Policy P3. The redevelopment of the site for residential use would comply with the development plan in principle. However detailed consideration of the proposed development against the provisions of the New Development Supplementary Guidance and the Residential Design Guide is required. These documents set out a range of considerations that form the basis of good places design. Each consideration will be assessed in turn. Context and Character The application site is located within an urban area predominantly characterised by two storey terraced and three storey flatted residential properties. The dominant finishing material is roughcast. However, there are some brick buildings on Cowal Drive to the south which adds variety to the streetscene. A local service centre which houses a mix of retail, professional and food related uses bounds the site to the northeast. The application site has previously been developed. Although the previous buildings have been demolished, the platforms are still visible. However, it is noted that previous buildings did not occupy the full extent of the site. The site also has areas of grassland and mature trees. There is also play equipment visible towards the southern boundary. There is also a well-defined network of footways through the site. Access and Connectivity
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OFFICIAL Policy 15 advocates local living to encourage connected and compact neighbourhoods where people can meet most daily needs within a reasonable distance of their home. Policies 13 and I1 advocate good accessibility and connectivity to walking, cycling and public transport. The application site benefits from a range of amenities and services within a 20 minute walk or cycle. These include the local service centre which bounds the site to the north east, Woodlands and Our Lady of Peace Primary School to the east, Linwood and St Benedicts High School to the west, public transport connections along Clippens Road which provides onward connectivity to Linwood town centre and Paisley, and the National Cycle Network to the south west. The proposed layout has one singular vehicle point of access onto Stirling Drive. However the proposed layout ensures the existing network of footways is retained, with footway connections to Clippens Road, Cowal Drive and Muirhead Drive. This will enhance permeability and ensure appropriate accessibility for pedestrians and cyclists is retained. The Roads Development Officer has offered no objections to the development subject to the imposition of a range of conditions. These include measures for traffic calming and pedestrian crossing along Stirling Drive. The implementation of these measures will further enhance accessibility to the site for pedestrians. Layout and Built Form The layout integrates into the existing street network via the provision of an active frontage onto Stirling Drive and the north west end of Muirhead Drive. It will contribute positively to the place and the streetscene along these external frontages. Internally the layout of the site is focused around the loop road. The loop road makes suitable provision for pedestrian movement via 2m footways to both sides of the road. There is also provision for traffic calming and visitor parking. The SUDS pond is centrally located within the layout. This is welcomed as the SUDS pond will contribute positively to the character of the area, its landscape setting, and biodiversity. The footpath links to the east and south are also set within landscaped corridors. Environment and Community The reuse of brownfield sites is supported by Policy 9. However as noted above, the site also accommodates natural heritage assets in the form of mature trees and open grassland areas on the eastern half of the site. Policies 20, P5 and P6 seek to safeguard areas of open space and the green network. The open space is considered to be of amenity value, while the mature trees provide a landscaped setting to the space and contribute positively to the streetscene.
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OFFICIAL It is acknowledged that as the development will result in the loss of this open space it does not fully comply with policies 20, P5 and P6. However the overriding factor in this instance is the sites P2 designation, and the delivery of affordable homes in a sustainable location. This is considered to justify the loss of the open space. It is noted that there are other areas of open space within walking distance of the site. Policy 6 and ENV2 and the Councils planning and development tree policy seek to ensure that due consideration is given to the safeguarding of trees as part of the proposed layout. Policy 3 also seeks to enhance biodiversity. The tree survey submitted with the application notes a total of 99 individual trees and 5 distinct tree groups. The individual trees are mostly of moderate quality, with 7 outstanding specimens and 28 low quality specimens recorded. The surveyed groups were predominantly of moderate quality. It is noted that the groups all include Ash trees which are showing signs of Ash dieback disease. The proposed landscaping scheme indicates that only two existing trees will be retained. The scheme makes provision for 74 new trees to be planted. The locations of the proposed trees are split between communal areas and front gardens. The proposed development has not made provision for retention of the trees on the site. It has also not made provision for compensatory planting of equal number. However, this must be balanced against the desirability of delivering affordable homes on a previously developed site within a sustainable location. The applicant will deliver 74 trees within the proposed landscaping layout for the site, and the proposed landscaping scheme is considered to be acceptable with respect to the enhancing the amenity within the residential layout. However, there is shortfall of 23 trees in comparison to the number of trees currently on the site. In this instance it is considered acceptable for these 23 trees to be planted in an off-site location again with respect to the desirability of providing affordable homes on the site. It is also noted that the development will result in the loss of play equipment at the site. There is no play equipment being proposed within the development. However, the applicant has agreed to contribute towards the installation of play equipment at an off site location. The Councils Play and Assets Officer has advised that plans are being developed for a new play area on land to the north of Gilmartin Road. This play area would be suitably located within a 10 minute walk of the application site via Pentland Avenue. The applicant has agreed in principle to providing a contribution towards development of this play area. The contribution would also factor in the requirement for off-site tree planting which can be undertaken as part of the delivery of the play area. This process can be
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OFFICIAL managed via a Section 75 legal agreement and would allow the development to proceed in accordance with policies 18 and 21. Children’s Services have noted that they offer no objection subject to a developer contribution being made in respect of education provision. Policy I8 notes that contributions will be sought where there is an identified shortfall in infrastructure capacity as a result of the new development. The proposed development includes a sustainable strategy for drainage of surface water via a network of permeable paving, the central detention basin, and filter trenches. It is noted that surface water would ultimately drain into the existing public network. It is therefore recommended that the drainage scheme is not implemented until the applicant demonstrates that it has been approved by Scottish Water. It is noted that Scottish water have not objected to the number of units being proposed in terms of water supply and foul network capacity. The proposed layout has been reconfigured to mitigate noise impact from the adjacent local service centre. It also now includes a 2m high acoustic barrier along the north-eastern boundary. A condition will be used to ensure the acoustic barrier is installed on site prior to the adjoining dwellinghouses being occupied. Each plot within the development benefits from a sufficient area of useable garden ground. Plot depths have also been configured to ensure that privacy is maintained within each property. Garden ground will not be overlooked to an unacceptable degree. There are no instances where overshadowing or loss of daylight is likely to occur to a degree that would significantly impact amenity. With regard to the amenity of existing properties that border the development site, there is a 22m separation distance between the rear elevation of the properties on Muirhead Drive and the properties on the western edge of the development. The properties on the southern boundary have a minimum garden depth of 9.5m. This is sufficient to ensure that existing properties on Cowal Drive and Morar Drive will not be overlooked or overshadowed to an unacceptable degree. It is noted that the layout specifies the requirement for a retaining wall along the southern and western boundaries of the site. The applicant has provided section drawings to illustrate the relationship between the retaining wall and neighbouring properties at the points where the retaining wall would be highest. These sections demonstrate that the retaining wall and associated boundary treatment will not have an unacceptable impact on the outlook or the amenity of the neighbouring properties. Buildings and Design The development incorporates a mix of one bedroom flats, and two and three bedroom houses. The majority of the buildings are two storey, with one wheelchair accessible bungalow being proposed. Finishing materials comprise a mix of facing brick and render to the walls, with
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OFFICIAL concrete tiles to the roof. Active gable windows are included on plots which overlook footways or open space. A Section 75 agreement will be used to ensure a 25% affordable housing requirement is met. The development will deliver a mix of properties at an appropriate location in accordance with Policies 16 and P3. The application also includes a Energy Design Analysis which demonstrates that the requirements of policy I7 will be met through improving the dwelling fabric performance prior to considering additional energy efficiency measures The development will ensure that quality homes are delivered as per the requirements of policy 16. A condition can be applied to ensure that a final materials specification is submitted for approval. The proposed development will support delivery of two of the overarching spatial principles set out in National Planning Framework 4 – Local Living and Compact Urban Growth. The application site is within a sustainable location, and its redevelopment in the manner proposed will contribute positively to the place. A Section 75 agreement will be used to ensure payment of a commuted sum in respect of play equipment and biodiversity net gain. In response to the points raised in the letters of objection. 1 and 3 – Matters relating to the potential impact on amenity of neighbouring properties has been addressed in the foregoing assessment. 2 – Noise levels during construction work can be controlled through the submission of a Construction and Environmental Management Plan. 4 – The Roads Development Officer has not objected to the development on the grounds of traffic or safety. 5 – Loss of the existing green space has been addressed in the foregoing assessment. 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. RECOMMENDATION Grant subject to conditions and a Section 75 legal agreement. Reason for Decision 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. Conditions
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OFFICIAL 1. That prior to the commencement of development on site, the developer shall provide a specification for the written approval of the Planning Authority detailing the location, design, materials and colour of all boundary fences, gates, walls, or other method of enclosure to be installed at the site. This includes the 2m acoustic fence and any retaining walls. Only the boundary fences, gates, walls, or other methods of enclosure within the approved specification shall thereafter be used in the development of the site. For the avoidance of doubt the 2m acoustic fence shall be fully installed before any of the properties on plots 1, 2 and 16-25 (inclusive) are occupied. Reason: To ensure the methods of enclosure are of a suitable design in the interests of visual amenity, and that noise mitigation is in place prior to the occupation of plots closest to the noise source. 2. That prior to the commencement of development, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Planning Authority. The CEMP shall include (but not be limited to) provisions in respect of: ▪ mitigation measures for potential dust, noise, and vibration impacts on nearby properties, ▪ waste management, pollution control and mitigation, ▪ a plan showing existing drainage pipes and other utilities within the site and procedures for how they will be safeguarded during construction, ▪ surface water management, ▪ procedures for monitoring compliance and dealing with any breaches of the approved management plan, ▪ the formation of access from the public road to accommodate construction vehicles including geometry, surfacing, and sightlines ▪ the additional signage on both public roads where access will be taken to inform drivers of the construction vehicles. ▪ details of proposed temporary site compound for storage of materials, machinery, and designated car parking. The measures set out within the approved CEMP shall thereafter be implemented on site during the construction phase Reason: To ensure environmental impacts are mitigated during the construction phase, and that the construction phase is undertaken safely. 3. That prior to the commencement of development on site, the developer shall provide for the written approval of the Planning Authority a specification detailing the colour and texture of all finishing materials to be used on the external walls of the building hereby approved. This shall include windows and all rainwater goods The specification shall also provide confirmation of all properties within the layout which are to have an active gable elevation, and thereafter confirm the design of the gable elevation. Only the materials within the approved specification shall thereafter be used in the development of the site. Reason: To ensure the external materials are suitable for use in the interests of visual amenity. 4. No development shall take place until full details of soft and water landscaping works have been submitted to and approved in writing by the Planning Authority in
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OFFICIAL consultation with Glasgow Airport Safeguarding. The details must comply with Advice Note 3 ‘Potential Bird Hazards from Amenity Landscaping and Building Design, and shall include the following. ▪ Confirmation of all existing trees, hedgerows, and other vegetation on the site, those that will be retained and measures for their protection during the construction phase, and those that shall be removed to accommodate the development. ▪ The species, number and spacing of all proposed trees and shrubs. ▪ Details including SUDS – such schemes must comply with Advice Note 6 ‘Potential Bird Hazards from Sustainable Urban Drainage Schemes’. ▪ All areas of hard standing including location and materials. ▪ A timetable for the implementation of the landscape strategy. ▪ A strategy for the future management and maintenance of all landscaped areas (including SUDS infrastructure) including provision for replacement of trees, shrubs, hedgerows and areas of grass/wildflower seeding and turfing if they were to become diseased, die, become seriously damaged or are removed within 5 years of being planted. No subsequent alterations to the approved landscaping scheme are to take place unless submitted to and approved in writing by the Planning Authority in consultation with Glasgow Airport. The scheme shall be implemented in accordance with the timetable, and maintained thereafter in accordance with the maintenance strategy. Reason: To ensure an appropriate scheme of landscaping is developed in the interests of visual amenity and the residential environment, and to avoid endangering the safe movement of aircraft and the operation of Glasgow Airport through the attraction of birds and an increase in the bird hazard risk of the application site. 5. No development shall commence on site until written approval of: 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. 6. Prior to occupation of any unit: a) a Verification Report confirming completion of the works specified within the approved Remediation Strategy and Implementation Plan; and/or
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OFFICIAL b) where remediation works are not required but soils are to be imported to site, a Verification Report confirming imported materials are suitable for use shall be submitted to the Planning Authority and approved in writing. Reason: To demonstrate that works required to make the site suitable for use have been completed. 7. That prior to the commencement of development on site, the developer shall provide a plan for the written approval of the Planning Authority which specifies the following improvement works: ▪ A street lighting design to include the proposed footpath connections to Clippens Road, Cowal Drive and Muirhead Drive, and a revised street lighting design for Stirling Drive to ensure the proposed footway fronting Stirling Drive is sufficiently illuminated ▪ The upgrading of any retained sections of footpath forming the connections to Clippens Road, Cowal Drive, and Muirhead Drive. ▪ Details of traffic calming and pedestrian crossings (uncontrolled) on Stirling Drive. The plan shall also include a timetable for the completion of these works. The approved works shall thereafter be implemented in accordance with the approved timetable to the satisfaction of the Planning Authority. Reason: To ensure the site can be accessed by pedestrians in a safe manner. 8. That prior to the commencement of development on site, the developer shall provide confirmation to the Planning Authority that Scottish Water have approved the drainage layout for the site and the associated connection to the public drainage network. Only the approved drainage strategy shall thereafter be implemented at the site. Reason: To ensure surface water is managed appropriately.
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OFFICIAL