G - 26-0198-PP - Knockhill Garages FINAL
Renfrewshire Council · 25 August 2026
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Planning and Climate Change Policy Board: 25 August 2026 Report by Chief Planning Officer Reference No 26/0198/PP Application Type Planning Permission (Local) Proposal Erection of two detached garages and formation of driveway to rear of flats (in part retrospect) Location Flat 0/1 And Flat 1/1, 22 Knockhill Road, Renfrew Ward 2 - Renfrew South and Gallowhill Community Council Renfrew Community Council Applicant Mr Giulio Girasoli 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=TBHDLWMWH1R00 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 Paterson, Shaw and Hughes have requested that the application be determined by the Board given the previous planning history and continued level of community concern. Proposal This application seeks planning permission, in part retrospect, for the erection of two detached garages to the rear of flatted dwellings on Knockhill Road in Renfrew. The garages would each measure 5 metres in length by 2.9 metres in width and would have a flat roof that would reach a maximum height of 2.3 metres. Both garages would be located towards the rear of the rear curtilage of the properties. A new driveway, which has been partially formed, would connect the garages to Knockhill Road via an existing access. The works do not constitute permitted development and only require planning permission because they are taking place within the curtilage of flatted dwellings. Site Description The application site is located within an established residential area, with the site taking access from a road to the southeast. Residential properties are found to the northeast, southeast and southwest. The Westway industrial park is located to the northwest. 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. No pre-application discussions have taken place. Negotiated Improvements No changes have been negotiated.
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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: 25/0018/PP Description: Sub division of flatted dwelling plot and erection of building comprising of four workshops/garages with associated works. Decision: Refused. Consultations ▪ Environmental Protection - No objection. ▪ Chief Executive's Roads Development - No objection, provided the use of the garages is restricted to domestic purposes only. ▪ Mining Remediation Authority (formerly The Coal Authority) - No objection, subject to an advisory note relating to potential historic mine workings in the area. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: ▪ Object - 8 ▪ Support - 0 ▪ Neutral - 0 The issues raised can be summarised as follows: 1. The proposal would generate additional traffic. 2. Those who live in the flats do not drive. 3. Garden ground would be developed to accommodate the proposal. 4. The garages would be used for commercial purposes. 5. Noise would harm residential amenity. 6. Historic mine workings exist at the site. 7. The proposal would harm the amenity of nearby residential properties. 8. The garages would overshadow the garden ground of neighbouring properties. 9. The scale of the garages would be overbearing on neighbouring properties. 10. Part of the proposal is retrospective. 11. A previous application at the site was refused in 2025. 12. The applicant does not live at the property. 13. The open character of the area would be eroded. 14. Unacceptable visual impact. 15. The driveway would look out of place. 16. Road safety concerns. 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:
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National Planning Framework 4 ▪ Policy 9 - Brownfield, vacant and derelict land and empty buildings ▪ Policy 16 - Quality homes ▪ Policy 22 - Flood risk and water management Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy P1 - Renfrewshire's Places Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Delivering the Places Strategy - Alterations and Extensions to Existing Properties ▪ Renfrewshire Householder Development Guidance 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. No reports or assessments were submitted in support of the application. 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. None. Planning Assessment Policy P1 of the Local Development Plan and the associated Supplementary Guidance on alterations to existing domestic properties provide support for householder development that is compatible with the form of the surrounding built environment. Similarly, Policy 16 g) of NPF4 provides support for householder developments where they: ▪ do not have a detrimental impact on the character or environmental quality of the home and the surrounding area in terms of size, design and materials; and ▪ do not have a detrimental effect on the neighbouring properties in terms of physical impact, overshadowing or overlooking To determine whether the development complies with the above it is necessary to assess the proposal against the criteria set out in the Council's Householder Guidance: Design and Materials The design of the garages would not detract from the character of the existing properties. The small scale of the structures and their position to the rear of the back garden means the development would not harm the character of the surrounding area.
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The garages would be finished in pre-cast concrete panels and would feature a metal shutter on the front elevation while the flat roof would be finished in black membrane. The choice of finishing materials is considered acceptable given the nature of the development. The size and location of the driveway are both acceptable given the size of the application site. The red monoblock finish to the section of driveway that has already been installed in is appropriate for the location and is similar in appearance to other monoblock driveways found nearby. However, as no details have been provided on the choice of finishing materials for the remainder of the driveway a condition can be added to ensure the materials used are appropriate. This condition would also ensure surface water runoff from the driveway is managed sustainably in line with Policy 22 of NPF4. There are, therefore, no concerns in relation to design and materials. Scale and Positioning The development would be subordinate to the existing dwellings and would be set behind the front elevation of the properties. Although the development would be visible from the street, its appearance would be appropriate for a residential flatted properties and, as such, would not negatively impact the visual amenity of the surrounding area. The proposal would not result in the overdevelopment of the plot and an area of undeveloped garden ground that could be used by both properties would remain. The application states that the garages would be used exclusively by the occupants of the two flats at 22 Knockhill Road. A condition can therefore be added to ensure the garages are only used for domestic purposes ancillary to the enjoyment of the dwellinghouse and that no commercial activity takes places. Given the domestic nature of the development and the protection afforded by this condition there are no concerns that the use of the garages would harm the amenity afforded to nearby residential properties. Environmental Protection have raised no concerns in respect of noise. Given the ancillary domestic nature of the development, the proposal would not generate significant additional traffic. Roads Development have not objected to the proposal and, provided no commercial activity takes place at the site, have not raised any concerns regarding the ability of the surrounding road network to cope. External access to the rear of the properties for pedestrians would be retained. The Mining Remediation Authority have not objected to the proposal as the domestic scale of the garages would not require significant groundworks or foundations. They have, however, requested that an advisory note be applied to make the applicant aware of the possibility that there may be historic mine workings in the area and what to do should construction disturb any historic workings. Environmental Protection have raised no concerns in respect of potential contamination. As such, the land is safe for development in line with Policy 9 c) of NPF4. Overall, there are no concerns with the scale and positioning of the development. Privacy and Overlooking The garages would feature a roller shutter on the front elevation and no openings on any other elevations. Existing boundary fencing at the property already allows for views into neighbouring properties and this would not change with the erection of the garages or the formation of the driveway.
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There are, therefore, no privacy or overlooking concerns. Daylight and Overshadowing The position of the garages in relation to the movement of the sun means they would only raise overshadowing concerns for the adjoining residential property to the southwest. However, any overshadowing from the 2.3 metre high structures would be limited in both duration and extent. As such, overshadowing from the proposal would not have an unacceptable impact on the amenity of neighbouring properties and would be commensurate with overshadowing caused by fencing or similar structures within the garden grounds of nearby residential properties. Overall, the development raises no concerns in relation to daylight and overshadowing. Given the above, the proposal complies with Policy 16 g) of NPF4, Policy P1 of the Local Development Plan and the associated Supplementary Guidance as well as Renfrewshire's Householder Development Guidance. Representations Whether or not those who live in the flats can drive or whether the applicant lives at the address are not material planning considerations. While an application for commercial garages and a workshop at the site was refused in 2025, each application is assessed on its own merits. The current proposal’s compliance with the relevant provisions of the Development Plan and the requirements of all relevant consultees has been demonstrated above. With regard to the fact that the application is retrospective, the planning system is not punitive and the Town and Country Planning (Scotland) Act and associated regulations make provision for the submission of retrospective applications. These must be assessed against the relevant policies and guidance in the same way a prospective application would be. 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)
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1. Within eight weeks of the date of this consent, full details of the finishing materials to be used for the driveway shall be submitted to, and approved by, Renfrewshire Council as Planning Authority. Such details shall show the driveway being finished using porous materials or alternatively the applicant must demonstrate that surface water run off shall be directed to a permeable or porous area within the application site. Thereafter, the driveway shall be completed in accordance with the approved details. Reason: To safeguard the visual and residential amenity of the area. 2. The garages hereby approved shall be used solely for domestic purposes incidental and ancillary to the enjoyment of the use of flatted dwellings at the site by the occupants of those flatted dwellings only and no commercial activities shall be undertaken at any time. Reason: To safeguard the residential amenity of the area. Advisory Note(s) 1. The proposed development lies within an area that has been defined by the Mining Remediation Authority as containing coal mining features at surface or shallow depth. These features may include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and former surface mining sites. Although such features are seldom readily visible, they can often be present and problems can occur, particularly as a result of new development taking place. Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Mining Remediation Authority Permit. Such activities could include site investigation boreholes, excavations for foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Application forms for Mining Remediation Authority permission and further guidance can be obtained from The Mining Remediation Authority's website at: www.gov.uk/get-a-permit-to-deal-with-a-coal-mine-on-your-property What is a permit and how to get one? - https://www.gov.uk/government/publications/permit-process/permit-process If any coal mining features are unexpectedly encountered during development, this should be reported immediately to the Mining Remediation Authority on 0800 288 4242. Further information is available on the Mining Remediation Authority website at: https://www.gov.uk/government/organisations/mining-remediation- authority. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title PP/BW/JQ/002 Location Plan PP/BW/JQ/001 Proposed Block Plan PP/BW/JQ/003 F Proposed Garages
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For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk