H - 26-0288-PIP - Langbank Lodges FINAL
Renfrewshire Council · 25 August 2026
Back to Planning and Climate Change Policy Board — 25 August 2026 and its agenda
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Planning and Climate Change Policy Board: 25 August 2026 Report by Chief Planning Officer Reference No 26/0288/PIP Application Type Planning Permission in Principle Proposal Planning Permission in Principle for holiday lodge development with management house and associated access Location Land to the South of Old Greenock Road, Langbank Ward 11 – Bishopton, Bridge of Weir and Langbank Community Council Langbank Community Council Applicant Mr Niall Doherty, 35 Koram Road, Artigarvan, Northern Ireland BT82 0EZ 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=TCX5HZMWHRJ00 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 James MacLaren, McCulloch and Airlie-Nicolson have requested that the application be determined by the Board as the proposal is likely to draw significant local attention and comments from local residents and it will allow the community to have sight of the decision-making process. Proposal This application seeks planning permission in principle for a holiday lodge development with a management house and associated access on land to the south of Old Greenock Road, Langbank. The application site is U shaped and extends to just under 2 hectares in area. It is located on sloping ground. While the application is in principle, an indicative site layout has been provided to illustrate how 15 holiday lodges could be accommodated on the site. The layout comprises two rows of lodges arranged to work with the site topography and existing woodland. A row of 13 lodges is located along the lower northern part of the site fronting Old Greenock Road, with two lodges and the management house located on the higher southern part of the site. A belt of woodland is located between the two rows. The proposed site access is located in the northwest corner of the site. E-cycle storage, bin storage and car parking is located adjacent to the site access. The applicant has advised that the purpose of the management house is to ensure full time security supervision, site servicing and maintenance of the lodge development. While detailed design of the lodges, management house and other buildings has not been provided, the submission includes a document setting out the concept design, precedents from other developments, and a planning palate. Site Description The site is located on sloping ground approximately 230 metres to the south of Langbank. It is bound by Old Greenock Road to the north, grassland to the west, and the grounds of Mar Hall Hotel (including the golf course) to the south and east.
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The site primarily comprises of a mix of historically managed grassland, dense scrub and woodland. Core path LAN/4, which connects Old Greenock Road with Middlepenny Road, is located approximately 50 metres to the west of the site access. It was noted during the site inspection that hard standing had been formed, and containers had been sited within the site adjacent to the access. 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 principle of the development, the applicable development plan policies, and the constrains at the site. Accessibility to the site was noted as being a key consideration. Negotiated Improvements None. 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. Consultations ▪ Environmental Protection – No objections subject to conditions and requirement for a noise impact assessment prior to determination of the application. ▪ Chief Executive Roads Development – No objections subject to conditions relating to provision of footway and footpath links, a scheme of directional signage, travel plan, servicing plan, drainage and access design. ▪ Scottish Water – No objections. ▪ Langbank Community Council - Object to the development on the following grounds: 1 - Green belt and Planning Policy 2 - Traffic, access and road safety 3 - Drainage, sewage and water infrastructure 4 - Environmental and ecological concerns 5 - Potential unauthorised development ▪ West of Scotland Archaeological Service (WoSAS) - No objection. Comments made in respect of retaining potential archaeological remains in situ. It is noted in the response that Undercraig School was located approximately 20 metres to the east of the proposed site entrance. However, due to vegetation it is not known if there are any remains visible. The location of the building should be marked and excluded from disturbance. If preservation in situ cannot be guaranteed than a programme of archaeological observation and recording is recommended. ▪ Ironside Farrar Ltd (IFL) (Councils External Consultants) - IFL were asked to review and provide comment on the following aspects of the submission. - Landscape and Visual Appraisal by TGP Landscape Architects Ltd, Revision v.2, April 2026 – Assessment is largely adequate in scope and reasonable in its findings. While
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some inconsistencies are noted, and some of the effects are assessed as slightly higher, IFL agree that effects to landscape character would be localised, and over time the effects would reduce as planting proposals mature. The area is considered able to accommodate the type of development proposed. - Preliminary Ecological Appraisal by Starling Learning dated March 2026 – Assessment is competently produced and demonstrates a sound understanding of the site ecology. However deficiencies have been identified, namely the phase 1 habitat map lacks cartographic information, no programme of further survey work is set out, and the report would benefit from a clearer statement regarding its status and he need for a full ecological impact assessment or additional targeted species surveys. Notwithstanding the above, it is concluded that the underlying ecological baseline information is sound, as is the recommendation to locate lodges on the former pasture fields. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: ▪ Object – 41 ▪ Support - 0 ▪ Neutral - 0 The issues raised can be summarised as follows: 1- Increase in traffic, and road safety concerns. 2- Impact the safety of people using the core path. 3- Suitability of the site access for vehicles and pedestrians. 4- Water supply and sewage capacity. 5- Noise, disruption and detrimental impact on residential amenity. 6- Ecology, biodiversity, impact on wildlife and protected species and loss of habitat and woodland. 7- Suitability of ecological survey timing. 8- Noise during construction phase. 9- Privacy and overshadowing. 10- Urbanise the landscape and impact on landscape character. 11- Public transport access is limited. 12- Drainage of surface water. 13- Flood risk. 14- Hydrological connection between the site, local watercourses and the river Clyde, and risk of pollution. 15- No sufficiently comprehensive Environmental Impact Assessment. 16- Works have already been undertaken at the site. 17- Impact on existing infrastructure which is substandard. 18- Langbank does not have the amenities to support the development. 19- Development is contrary to development plan policies relating to green belt and tourism. 20- Lack of publication and notification. 21- Proposal would not benefit Langbank. 22- Servicing including bin collection and emptying septic tanks. 23- Extent of job creation is minimal. 24- Supporting information is missing. 25- Spread of Japanese knotweed. 26- Over provision of lodge developments, and demand for this development. 27- Work has already been undertaken at the site without planning permission. 28- Property values and community safety.
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29- A similar application at Gleddoch Hotel was recently withdrawn, and the same concerns should apply. 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 4 – Natural places ▪ Policy 5 - Soils ▪ Policy 6 - Forestry, woodland and trees ▪ Policy 7 – Historic assets and places ▪ Policy 8 – Green belt ▪ Policy 12 – Zero waste ▪ Policy 13 - Sustainable transport ▪ Policy 14 - Design, quality and place ▪ Policy 15 - Local Living and 20-minute neighbourhoods ▪ Policy 17 – Rural homes ▪ Policy 18 – Infrastructure first ▪ Policy 19 – Heating and cooling ▪ Policy 20 – Blue and green infrastructure ▪ Policy 21 – Play, recreation and sport ▪ Policy 22 - Flood risk and water management ▪ Policy 25 – Community wealth building ▪ Policy 29 – Rural development ▪ Policy 30 - Tourism Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy ENV1 – Green belt ▪ Policy ENV2 - Natural Heritage ▪ Policy ENV3 – Built and Cultural Heritage ▪ Policy I1 - Connecting Places ▪ Policy I3 - Flooding and Drainage ▪ Policy I7 – Zero and Low carbon Buildings ▪ Policy E4 - Tourism ▪ Policy P5 – Green/Blue Network 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 ▪ Delivering the Environment Strategy - Trees, Woodlands and Forestry ▪ Delivering the Environment Strategy - Biodiversity ▪ Renfrewshire Planning and Development Tree Policy
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▪ Renfrewshire’s Tourism Plan 2024-2027 ▪ National Roads 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. The following reports and assessments were submitted in support of the application: ▪ Landscape and Visual Appraisal (by TGP Landscape Architects Ltd, Revision v.2, April 2026) – Concludes that the development will result in the loss of areas of historically managed neutral and wet grassland. However, the cumulative containment of the accommodation through site design and embedded and enhanced landscape mitigation presents a development that will not notably alter he character or perception of the green belt at his location. Transition to a tourist use would also not present a notable alteration to the fabric of the landscape or how it is perceived, and the lodge development can be integrated into its setting with minimal adverse impact. The undulating nature of the landform and on-site tree cover is noted in this regard. The number of visual receptors is also limited. ▪ Preliminary Ecological Appraisal (by Starling Learning dated March 2026) – A phase 1 habitat survey has been undertaken to identify notable and protected species. The baseline value for the site was then determined. It is noted that while the areas of acid and marshy grassland are of limited ecological value, the tree-lined perimeters of the site are of significant value. Further enhancement and biodiversity gain could be achieved through post development landscaping. Other recommendations are made with respect to timing of ground clearance works, preconstruction surveys, invasive species, and the location of the lodges. It is recommended in this regard that felling of woodland should be avoided, with the neutral grassland being the best location for the cabins. ▪ Design and Access Statement (by Jewitt and Wilkie Architects) – Provides further information on the site location, the proposal and the purpose of the lodges. A site analysis is also provided, with commentary on various aspects of the proposal including ecology, structural engineering, services, landscaping, flood risk and transport. The development is also appraised against relevant planning policies, and information is provided on tourism demand. It is concluded that the proposal responds to an evidenced national and local gap for high quality self-catering tourist accommodation and aligns with the relevant development plan policies. Proximity to Langbank Village is noted in this regard. ▪ Letter in response to the request for a Noise Impact Assessment (4th June 2026 from Jewitt and Wilkie Architects) – Letter is in response to the request for a Noise Impact Assessment. Notes that there will be no significant noise associated with the construction or operation of the proposed lodges. There is no fixed plant, no significant traffic, and no adverse deliveries. In response to concerns over unregulated noise, the letter notes that the purpose of the management house is to ensure 24 hour/7-day security supervision to ensure no unreasonable levels of noise can be allowed. On basis of above it is concluded that no Noise Impact Assessment is required. It should also be noted that the applicants have provided a response to the comments raised by IFL. ▪ Response from Starling Learning to Ironside Farrar Environmental Consultants comments on Preliminary Ecological Appraisal – Consider the comments from IFL to be constructive, with majority relating to presentation, clarification, and expectations for the next planning stage. On this basis it is noted that planning permission in principle
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applications are routinely supported by Preliminary Ecological Appraisals, and the assessment in his regard is proportionate to the application stage and identifies where further work may be necessary as the design evolves. ▪ Response to Ironside Farrar Environmental Consultants Landscape Consultants comments on Landscape and Visual Impact Assessment – Note that the audit agrees with the broad conclusions set out within the assessment. 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 required. Planning Assessment Section 25 of the Town and Country Planning (Scotland) Act 1997 requires decisions on planning applications to be made in accordance with the Development Plan unless material considerations indicate otherwise. The Development Plan comprises the National Planning Framework 4 (2023) and the adopted Renfrewshire Local Development Plan (2021). The fourth National Planning Framework (NPF4) provides the long-term national spatial strategy for planning in Scotland. It sets out the Scottish Government's current view on delivering sustainable, liveable and productive places through the application of spatial principles. The application site is located within the green belt. Policy 8 of NPF4 and LDP policy ENV1 both list types of development which could be considered acceptable in the green belt in principle. Under both policies the list of acceptable uses includes tourism related uses. Policy ENV1 goes onto state that Support will be given to developments that are able to demonstrate diversification within green belt and rural areas which promote new employment, tourism opportunities or community benefits, which are compatible with and do not have an adverse impact on the character of the green belt It is considered that holiday lodge development, as a tourism use, is one that is compatible with green belt, and may be acceptable in principle subject to a range of considerations. Regarding the range of considerations that apply to green belt development, both policy 8 and the New Development Supplementary Guidance set out a range of criteria that proposals must be assessed against. Policy 8 states that green belt development will only be supported if the following requirements are met. Reasons are provided as to why a green belt location is essential and why it cannot be located on an alternative site out with the green belt The applicant has advised in the Design and Access Statement that the application site has been identified on the basis of its edge of settlement and semi-rural location. The choice of site sought to combine an environment that appears rural however is also accessible and provides immediate access to the countryside. It is further noted in the statement that sites for holiday cabins are rarely proposed in urban areas as an urban location is what the prospective holiday maker is seeking to avoid.
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In this instance the site is not considered to be edge of settlement as it is separated from Langbank by grassland. However the desirability of an accessible semi-rural location is accepted with respect to the nature of the development, and on this basis it is acknowledged that the nature of the proposed use essentially necessitates a green belt location. Even if a site of comparable size was available within an urban location, it is unlikely that the nature of the proposed use as holiday lodge accommodation would be attractive or compatible with an urban setting. The countryside setting combined with accessibility to local amenities and transport routes would play a role in the attractiveness of the proposed development, and these attributes would not be available within an urban setting. In view of the above, a green belt location would be considered essential given the nature of the proposed use. The purpose of the green belt at that location is not undermined The purpose of the green belt in Renfrewshire is to maintain the identity of settlements, protect and enhance the landscape setting of an area, and protects and promote access opportunities to open space. The development would not have a detrimental impact on the identity of any settlements and would promote access opportunities to open space by through provision of holiday accommodation adjacent to the core path network. Matters relating to landscape character will be considered in further detail below. However, in relation to landscape character it is not considered that the role of the green belt will be undermined. The proposal is compatible with the surrounding established countryside and landscape character The Council has sought an external review of the Landscape and Visual Impact Assessment submitted in support of the application. The review ultimately concludes that the area is considered able to accommodate the type of development proposed. It is noted that the site is contained and is not overly visible from external locations given topography and existing vegetation. The indicative site plan includes provision for retention of the existing vegetation, and that this would be complemented by additional planting to further screen the development and embed it into the landscape. The development is compatible with the landscape character of the area. The proposal has been designed to ensure it is of an appropriate scale, massing and external appearance, and uses materials that minimise visual impact on the green belt as far as possible The application is in principle, and the associated site layout and design concept is indicative of how a development of 15 lodges, and 1 management house could be set out at the site. A development of this nature is compatible and can be accommodated at this location in principle. There are also no significant concerns with the potential impact of the development in principle with regard to the quality of the place as set out in NPF4 policy 14. The final detailed design and layout for the site will require to be submitted via an Approval of Matters Application. There will be no significant long-term impacts on the environmental quality of the green belt In addition to matters relating to landscape character, the development has sought to respond to the ecological constraints on the site. In this regard the development would be located on the former pasture fields and grassland and would avoid the woodland which is of greater ecological value. The approach to the layout of the site in this regard is accepted by the Councils external consultants and is acceptable in principle. It is noted that a detailed layout of the site would be informed by further ecological assessment for protected species and tree protection. This would be assessed via an Approval of Matters Application. However, it is not considered that the principle of a holiday lodge development would have a significant long term detrimental impact on the environmental quality of the green belt.
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The green belt development criteria set out within the New Development Supplementary Guidance will be considered in turn as follows. There will be no loss of prime quality agricultural land or agricultural land of lesser quality that is locally important in line with Scottish Government Policy It is noted that the site has previously been maintained as pasture grassland. However, it falls within category 4.1 of the Macaulay Land Capability Classification for Agriculture and would not be considered as being of prime quality. Any adverse impacts on the qualities of wild land are overcome by siting, design or other mitigation There will be no adverse impact on the setting of any wild land. Traffic and access infrastructure can be sensitively accommodated While details of the final access design have not been provided at this stage, it is acknowledged that the formation of the access and the associated visibility splays will require removal of trees and the existing boundary treatment. A condition will be applied to ensure that landscaping and additional tree planting is undertaken in line with the required visibility splay to reinstate the site boundary and compensate for any tree removal. Roads Development have provided a specification for the access with respect to sightlines, widths and surface finishes. The indicative layout indicates that car parking would primarily be concentrated at the western side of the site adjacent to the access, with pedestrian access only to the lodges fronting Greenock Road. The indicative layout makes provision for screening of the car park area, and this will be secured via condition. The indicative layout demonstrates that the access and traffic infrastructure requirements associated with the development can be accommodated sensitively in principle. No significant effects on public water supply and water environment from any pollution risk It is noted that a number of the representations raise concern over potential contamination from sewage, and the implications of this as the site is hydrologically linked to watercourses downstream. The indicative site layout includes provision for a water treatment plant. The applicant has advised that private drainage arrangements will be made, with no connection to the public sewar network in this regard. Further details of the water treatment plant would be required to ensure it is of a suitable size to accommodate the foul and surface water run off generated by the development. Any outfall from the treatment works into an existing watercourse would also require approval from the Scottish Environmental Protection Agency (SEPA). It is considered that this matter can be addressed via the Approval of Matters application and is not required to determine the acceptability of the development in principle as detailed drainage proposals can only be developed once the layout of the site has been finalised. The Approval of Matters assessment will ensure drainage and treatment of foul and surface water is sufficient to ensure that no significant effect on public water supply or watercourses will arise due to pollution risk. It is not considered that concerns around pollution risk or management of sewage would render the principle of the development unacceptable. It is noted that the site is not within the river or coastal flood risk extents noted in the SEPA flood risk maps. While there is a small watercourse running through the site, its presence would not undermine the principle of the development. The drainage strategy submitted as part of the Approval of Matters submission would require to demonstrate that the development will not increase flood risk, and that surface water can be managed sustainably in accordance with the requirements of NPF4 policy 22 and LDP policy I3.
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The development links to the existing green network and active travel routes or provides new enhanced routes, where appropriate The development is located within close proximity of core path LAN/4 which provides a connection between the site and Langbank. Provision will be made to connect the site to the core path via an additional section of footway on the southern side of Greenock Road as per the consultation comments from Roads Development. The indicative site plan also includes a connection into the Gleddoch Hotel grounds to the south. The Design and Access Statement also makes reference to the potential for additional links to be formed on land controlled by the applicant. In this instance, it is noted that the applicant owns land situated between the application site and Station Road to the east. To complement the connection to LAN/4 and form a more direct connection between the site and Langbank Railway Station, it is considered that a condition should be applied requiring the formation of a connection between the site and Station Road. The provision of an additional link would accord with NPF4 policy 20 and policy P5 of the LDP with regard to maintaining and enhancing the quality of the green network. It is also noted that Roads Development have sought the formation of this additional link. Proposals to protect and provide access to open space have been incorporated The proposal will not have a detrimental impact on existing access to open space. Development will not have a significant detrimental impact on the local landscape character. Development layout, design and siting must reflect local landscape character and respect and incorporate important landscape features such as traditional field enclosures, water courses, woodlands and skyline Matters relating to landscape character and the development layout have been discussed above. It is noted again that the proposal is in principle, and details relating to the final layout and design of the lodges and other buildings would be submitted for approval via a subsequent Approval of matters Application. Retention of landscape features such as traditional field enclosures and woodlands would be sought as part of the final design. It can be demonstrated that there is careful consideration of the siting, design, scale and grouping of any buildings and infrastructure As noted above the application is in principle and the submitted layout is indicative. While a detailed layout would require submission via an Approval of Matters Application, the indicative layout is considered to demonstrate that the site can accommodate a holiday lodge development of up to 15 units in principle. A key consideration in the layout and design of the development is topography. While the submission includes site sections, the applicant advises that levels are indicative and will require to be updated during the finalisation of the detailed design. Full details of existing and proposed site levels and the requirement for earth moving and cut and fill operations will be sought via the Approval of Matters application with the view to minimising disturbance to soil in line with the requirements of NPF4 policy 5. Appropriate landscaping proposals have been incorporated including the provision of well- designed boundary treatment The indicative site layout includes provision for a landscape strategy to supplement the existing vegetation at the site. This is considered to be acceptable in principle. A detailed landscape strategy will be sought as part of the Approval of Matters application. There are adequate services available for the development, or this can be provided Several of the representations raise concern over adequacy of the water supply to serve the development. The applicant has advised that they will be forming a connection to the public
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water supply network, and Scottish Water have raised no objections regarding water supply capacity. In view of this there is not considered to be grounds to object to the development in principle with respect to water supply. Further detail of the water supply connection and any associated requirement for a pipe route can be submitted via the Approval of Matters application. There is no significant detrimental effect on identified nature conservation interests, including species and habitats The Council has sought an external review of the Preliminary Ecological Appraisal (PEA) submitted in support of the application. The Councils external consultant has advised that the underlying ecological baseline information presented in the PEA is sound, as is the recommendation to locate lodges on the former pasture fields. It is noted that while the areas of acid and marshy grassland previously used as pasture fields are of limited ecological value, the tree-lined perimeters of the site and the woodland are of significant value. The proposed approach whereby the development would be sited on the grassland, with the ecological resource of most value being retained, is acceptable in principle. With regard to protected species, the PEA notes the potential presence of and/or habitat suitability for bats, badgers, and birds. However, it is not considered that the development would have a significant impact on these species. In line with the recommendation from the Councils external consultant, an Ecological Impact Assessment (EcIA) including further survey work will be sought via condition, with the conclusions and recommendations used to inform the final design and layout of the development. This can be assessed in detail at Approval of Matters Specified in Condition stage. The presumption is in favour of retaining the existing trees, and the submission has not identified the requirement to fell any trees within the woodland area. It is only anticipated at this stage that trees will require to be felled to accommodate the access and sightlines. The Approval of Matters process will ensure that a detailed design layout is submitted alongside an arboricultural impact assessment with measures to protect retained trees within the woodland area and compensate for the loss of trees at the access. The principle of the development and the approach to minimising tree loss and retaining the existing woodland aligns with the requirements of NPf4 policy 6. A lighting strategy will also be sought to mitigate impact on bats from artificial lights. It will also require to be demonstrated that the final layout does not disturb any badger setts, with appropriate buffers provided if required. Finally ground clearance works can be timed to avoid the bird nesting season, or provision put in place to ensure checks are undertaken if clearance requires to be undertaken during the bird nesting season. The PEA also includes recommendations with regard to biodiversity gain. Implementation of these measures can be secured as part of the Approval of Matters Application to ensure the development meets the requirements for biodiversity enhancement as set out in NPF4 policy 3. It is noted that one of the recommendations in the PEA also relates to further survey work to establish the spread of invasive species, namely Himalayan Balsam, at the site. This will be picked up as part of the EcIA submission. The development in principle will not therefore have a significant detrimental effect on nature conservation interests. The development would also therefore be compatible with policies 4 of NPF4 and ENV2 of the LDP with regard to natural heritage. All buildings for conversion are to be structurally sound and capable of conversion without substantial rebuilding
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This consideration is not relevant as there are no existing buildings being proposed for conversion. It is noted that within the green belt policies additional considerations apply to residential accommodation. The proposed development in this instance includes provision for a management house which the applicant advises is to ensure full time security supervision, site servicing and maintenance of the lodge development. NPF4 policy 8 states that residential accommodation will be supported where it is required and designed for a key worker in a primary industry within the immediate vicinity of their place of employment where the presence of a worker is essential to the operation of the enterprise. Policy ENV1 of the LDP states that new housing in the green belt will be considered appropriate in principle where there is a need to support an established green belt activity. Policy 17 of NPF4 states that proposals for new homes in rural areas will be supported where the development is suitably scaled, sited and designed, and under criteria V is demonstrated to be necessary to support the sustainable management of a viable rural business and there is an essential need for a worker to live permanently at or near the place of work. The proposed management house would not fully comply with the policy requirements noted above. The house would not be in association with a primary industry and would not be associated with an established activity. However, in this instance weight is attached to the justification of a permanent on-site presence to manage security and potential noise issues. Noise and disturbance have been raised as a concern in several of the representations and by Environmental Protection. While the potential for anti-social behaviour is fundamentally not a material planning consideration, it is accepted that this is a potential legitimate concern. The presence of a person on site permanently is reasonable and proportionate given the scale of the lodge development and could mitigate any noise issues quickly at source as opposed to requiring an employee to respond/attend from an off-site location. As such, the permanent management accommodation is a justifiable part of the development in principle subject to controls over the phased implementation of the dwellinghouse relative to the lodges. In this regard and in the interests of safeguarding the integrity of the green belt policies it is considered necessary to place controls on the occupation of the management house relative to the lodge development to ensure the lodge development is established before the management house can be occupied. A phasing plan will therefore be sought via condition to control the implementation of the development in the interests of ensuring the occupation of the management house is not developed in isolation as it is dependent on the establishment of the lodge development. In addition to the above, it should also be noted that a condition will be applied to restrict the occupation of the holiday lodges to ensure they are not used for any purpose other than temporarily as holiday accommodation, and that they shall not be promoted, advertised, let, leased, sold, or otherwise disposed of for use as a permanent dwellinghouse. It is noted that the New Development Supplementary Guidance includes criteria specific to housing in the green belt. The need for the use to be located at the site in support of an acceptable green belt activity is noted above. A final design of the dwellinghouse will be submitted via the Approval of Matters process. Through this process an acceptable design
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that aligns with the supplementary guidance and the ‘New development in the Countryside Guidance’ will be secured. It is noted that policy ENV1 of the LDP also specifies that tourism related development must be acceptable under Policy E4. Policy E4 states that proposals for sustainable tourism development will be supported where it can be demonstrated that it complies with several criteria. Each criterion will be considered in turn below. The proposed development is capable of strengthening the appeal and attraction of Renfrewshire to a range of visitors Given the scale of the development, it is capable of strengthening the appeal of Renfrewshire to a range of visitors through the provision of accommodation in an attractive and accessible setting. The Councils Tourism Plan for 2024-2027 seeks to grow the value of tourism in Renfrewshire and notes the capital investment in tourism facilities as well as capitalising on the potential number of visitors living within 1.5 hours drive of the council area. The development would increase the capacity to accommodate visitors. The siting, scale and layout of the proposal is proportionate, complements the landscape character and setting, and would be compatible with neighbouring land uses Matters relating to siting, scale, layout and landscape character have been discussed above. Regarding compatibility with neighbouring land uses, matters relating to noise have been discussed above. It is noted that Environmental Protection have requested a Noise Impact Assessment. However, there is no fixed noise source associated with the development and there is therefore limited value in requesting a formal Noise Impact Assessment. Any noise issues are more likely to be intermittent and associated with the occupation of the lodges. Mitigation of these noise issues can be achieved via the presence of the management house as noted above. The presence of the management house is a potentially effective way by which noise associated with anti social behaviour could be mitigated at source. Environmental Protection have also recommended submission of a lighting assessment. This will be secured via condition. Given the enclosed nature of the site and proximity to neighbouring properties, overlooking and loss of privacy will not be a significant issue. The development is considered to be compatible with neighbouring land uses, and there are no significant concerns with regard to the principle of the development in this regard. The development will complement existing/proposed tourist facilities in that area The applicant has noted local tourism attractions and activities. Capital investment in tourism facilities is also noted within the Councils Tourism Plan. The development will complement these facilities and is in an accessible location. Additional visitors that may be attracted to the area can be accommodated by existing infrastructure or improvements to facilities Matters relating to water capacity and drainage for foul and surface water have been discussed above. Road’s Development have not objected to the proposed development with respect to the capacity of the existing road infrastructure to serve the development. They have requested a scheme of directional and warning signage. This can be submitted via condition. The development in principle is not considered to raise any significant concerns with regard to infrastructure provision and aligns with policy 18 of NPF4 in this regard. The development can demonstrate a site-specific locational need Matters relating to site selection have been discussed above. It is noted that the applicants have sought an accessible rural location, and that this is compatible with the nature of the
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proposed use. The site will provide an attractive setting for the lodge development and is in an accessible location with regard to transport and amenities. The New Development Supplementary Guidance also sets out criteria against which tourism related developments should be assessed. These will be considered in turn below. Add to the appeal and attraction of Renfrewshire as a visitor destination and contribute to the local economy providing new employment opportunities with a social and/or cultural benefit to the area The development will add to the appeal of Renfrewshire as a visitor destination through the provision of accommodation within an attractive and accessible location. The applicant has provided an analysis of potential economic benefits associated with the development, including visitor spend in the local economy. Regarding employment opportunities, the analysis predicts the creation of one full time equivalent job for every 3-5 lodges. Roles include site manager, housekeeping and grounds maintenance. Indirect employment is also estimated. In line with the analysis, it is anticipated that a development of this scale will provide new employment opportunities and generate additional visitor spend in the local economy. Complement existing/proposed tourist facilities in the area The development will complement existing tourist facilities through the provision of additional accommodation. Not result in significant detrimental impacts on visual amenity, the built heritage or natural heritage interests The above assessment has demonstrated that there will be no significant detrimental impact on visual amenity or natural heritage interests. Regarding built heritage, the West of Scotland Archaeological Service (WOSAS) have made comment in respect of retaining archaeological remains, comprising of a small building previously used as a schoolhouse, in situ. The identification of this building within the final site layout can be managed through an appropriately worded condition requiring a programme of observation and recording to be undertaken should any identified remains require to be disturbed to accommodate the development. There are no listed buildings or other built heritage designations within the site or in proximity of the site that will be impacted by the development. Overall, the development in principle is considered to comply with policies 7 of NPF4 and ENV3 of the LDP with regard to historic assets and places. Be of a design, quality and density which is appropriate for the location and surrounding area and would be compatible with neighbouring land uses Matters relating to design, quality and density and compatibility with neighbouring land uses have been discussed above. Consider opportunities to encourage participation and enjoyment of Renfrewshire’s natural heritage assets, ensuring that there are no significant adverse effects on the natural environment including biodiversity and landscape character Matters relating to the natural environment, biodiversity and landscape character have been discussed above. Demonstrate that suitable infrastructure and services are available or can be provided to serve the development proposal Matters relating to the suitability of infrastructure and services have been discussed above. Demonstrate that the site is accessible by a choice of transport options and access within and out with the development connects to active travel routes and/or the wider green network
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The development is located in close proximity to the core path network, namely path LAN/4 which provides a link to Langbank. The development includes a connection to this core path. The application site is approximately 1.5km from Langbank train station via core path routes LAN/3 and LAN/4. As noted above, the development will also include provision for an additional connection to Station Road via land within the ownership of the applicant. An additional link to Station Road could, in addition to enhancing the green network in general, reduce the distance between the site and Langbank train station to approximately 800m. The topography of the land between the site and Langbank train station is noted. However, the connection to LAN/4 and the provision of an additional connection to Station Road would ensure that Langbank train station accessible in a manner that is proportionate to the development and would provide a choice for people travelling to and from the site. Demonstrate that the road and/or rail network can accommodate the development Roads Development have raised no objection with regard to the capacity of the road network to accommodate the development. The development given its scale will not raise any significant implications for the rail network. Demonstrate a site-specific locational need and/or address a deficit in the provision of tourist facilities in the area Matters relating to the site-specific locational need have been discussed above. Incorporate a design which promotes energy efficiency and the use of low carbon generating technologies As the proposal is in principle there is no requirement to submit details with regard to the energy efficiency of the design. However, this is an aspect of the development that can be considered via the Approval of Matters application to ensure the proposal meets the requirements set out within NPF4 policy 19 and LDP policy I7. Policy 30 of NPF4 seeks to encourage, promote and facilitate sustainable tourism development. Proposals for new or extended tourist facilities or accommodation will be supported in locations identified in the LDP. It is noted that the LDP does not specifically designate areas for tourism development, the proposal would align with the relevant LDP policies with regard to development within the green belt and tourism development. All proposals for tourism related development will take into account seven assessment criteria. Matters relating to contribution to the local economy, compatibility with the area and impact of increased visitors, suitability of existing infrastructure, opportunities for sustainable travel and access to the natural environment have been discussed above. Of the matters set out in policy 30 which have not already been considered, accessibility for disabled people and measures taken to minimise carbon emissions can be addressed through the Approval of Matters application as these matters are relevant to the final design and layout. Regarding impact on communities, it is not considered that the development will hinder the provision of homes or services for local people. The indicative site layout makes provision for accommodating parking and traffic generation, and there are no significant concerns raised in this regard. Policy 30 also requires proposals to take opportunities for sustainable travel into account. In this instance as noted above, the site is accessible from Langbank via a core path. Provision will be made to connect the site to the core path LAN/4 via a section of footway to be formed on the southern side of Greenock Road. An additional connection will also be required
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between the site and Station Road as detailed above. These links will allow occupants of the lodge development to access amenities within Langbank, including the train station, without relying on private car. It is acknowledged that the nature and location of the development means it is likely to be predominantly accessed by private car. However, the proximity of the site to the core path network will provide choices in terms of accessibility both in terms of the initial trip to the site, and then subsequent trips by those residing at the site. The development is not considered to be of a scale that would be considered a significant travel generating use, and its location is considered to strike the balance between accessibility of transport modes whilst also providing the rural setting that is desirable for a lodge development. The requirements of policy 13 of NPF4 and I1 of the LDP with regard to sustainable transport are noted. Ultimately the site is considered to be accessible by sustainable modes of transport to an extent that is proportionate to the scale and nature of the development and balances the requirement to locate within an attractive setting, and provision will be made to improve accessibility through the formation of an additional path link to Station Road. NPF4 policy 29 applies to proposals for rural development, and proposals that contribute to the viability, sustainability and diversity of rural communities and the local rural, economy will be supported. As noted above, the applicant has provided an analysis of potential local economic benefits associated with the development. These are namely visitor spend within the local economy, and local job creation. Policy 29 also states that development proposals in rural areas should be suitably scaled, sited and designed to be in keeping with the character of the area. They should also consider how the development will contribute towards local living and take into account the transport needs of the development as appropriate for the rural location Matters relating to scale, siting and design have been discussed above, and the transport needs of the development have been appropriately considered. The development is not considered to be a significant travel generating use, and provision is made for accessibility to other transport modes ensuring the site is not solely reliant on private car journeys. The requirement to consider contribution towards local living is noted. Policy 15 of NPF4 also states that development proposals will contribute towards local living including, where relevant, 20 minute neighbourhoods. As this is a proposal for tourism accommodation, it is not considered necessary to apply significant weight to local living requirements. However again as noted above the site is connected to Langbank ensuring the amenities within the village are accessible be walking and the development is not solely reliant on the private car. Regarding the relevant development plan policies not already discussed above, NPF4 policy 21 states that development proposals likely to be occupied or used by children and young people will be supported where they incorporate well- designed, good quality provision for play, recreation, and relaxation that is proportionate to the scale and nature of the development and existing provision in the area. Details of provision in this regard will be sought via the Approval of Matters process. NPF4 policy 12 requires development proposals that are likely to generate waste when operational to set out how much waste the proposal is expected to generate and how it will be managed. The indicative layout includes provision for bin storage adjacent to the site access and car park. Further details of the provision for waste storage and collection will be sought via the Approval of matters process.
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Finally regarding NPF4 policies 1 and 2, the development is considered to be appropriate for the site with respect to compliance with the principal development plan policies, namely those related to the green belt, tourism and sustainable transport. The site is considered to strike the appropriate balance between offering an attractive and desirable setting for a holiday lodge development whilst being accessible to different transport modes and not relying solely on access via the private car. Enhancements to the green network and biodiversity at the site will also be sought, while the indicative site layout responds to the ecological value of the site via the retention of the woodland. It is acknowledged in the above assessment that a number of final details are deferred to the Approval of Matters stage. This is consistent with the assessment of a planning permission in principle application, and the level of detail submitted by the applicant is considered to demonstrate that the site is suitable and can accommodate a holiday lodge development not exceeding 15 lodges, and an accompanying management house in principle. In response to the objection raised by Langbank Community Council, the matters relating to points 1, 2, 3 and 4 have been discussed in the foregoing assessment. Regarding point 5 it is acknowledged that the formation of hard standing and siting of containers has taken place at the site without the required planning permission. This is considered to be a separate enforcement matter which is not relevant to the assessment of the current application, and will instead be managed in accordance with the Councils Enforcement Charter. The development has been screened against The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017 and does not meet the threshold by which an Environmental Impact Assessment is required. Representations The matters raised in the letters of representation have been considered as part of the assessment of the application, and a response to each matter raised is provided below each in bold. 1- Increase in traffic, and road safety concerns. This matter has been considered and assessed in the foregoing assessment. 2- Impact the safety of people using the core path. This matter has been considered and assessed in the foregoing assessment. 3- Suitability of the site access for vehicles and pedestrians. This matter has been considered and assessed in the foregoing assessment. 4- Water supply and sewage capacity. This matter has been considered and assessed in the foregoing assessment. 5- Noise, disruption and detrimental impact on residential amenity. This matter has been considered and assessed in the foregoing assessment. 6- Ecology, biodiversity, impact on wildlife and protected species and loss of habitat and woodland. This matter has been considered and assessed in the foregoing assessment.
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7- Suitability of ecological survey timing. This matter has been considered and assessed in the foregoing assessment. 8- Noise during construction phase. Given the location of the site and the proximity to neighbouring sensitive receptors, construction noise is not of a significant concern to justify additional control through the planning process. Any concerns relating to construction noise would more proportionately and effectively managed under Environmental health legislation. 9- Privacy and overshadowing. This matter has been considered and assessed in the foregoing assessment. 10- Urbanise the landscape and impact on landscape character. This matter has been considered and assessed in the foregoing assessment. 11- Public transport access is limited. This matter has been considered and assessed in the foregoing assessment. 12- Drainage of surface water. This matter has been considered and assessed in the foregoing assessment. 13- Flood risk. This matter has been considered and assessed in the foregoing assessment. 14- Hydrological connection between the site, local watercourses and the river Clyde, and risk of pollution. This matter has been considered and assessed in the foregoing assessment. 15- No sufficiently comprehensive Environmental Impact Assessment. This matter has been considered and assessed in the foregoing assessment. 16- Works have already been undertaken at the site. This matter has been considered and assessed in the foregoing assessment. 17- Impact on existing infrastructure which is substandard. This matter has been considered and assessed in the foregoing assessment. 18- Langbank does not have the amenities to support the development. This matter has been considered and assessed in the foregoing assessment. 19- Development is contrary to development plan policies relating to green belt and tourism.
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This matter has been considered and assessed in the foregoing assessment. 20- Lack of publication and notification. The application has been publicised in line with the requirements of the Development Management Procedure Regulations. 21- Proposal would not benefit Langbank. This matter has been considered and assessed in the foregoing assessment. 22- Servicing including bin collection, and emptying septic tanks. This matter has been considered and assessed in the foregoing assessment. 23- Extent of job creation is minimal. This matter has been considered and assessed in the foregoing assessment. 24- Supporting information is missing. This matter has been considered and assessed in the foregoing assessment. 25- Spread of Japanese knotweed. This matter has been considered and assessed in the foregoing assessment. 26- Over provision of lodge developments, and demand for this development. In planning terms, the concentration of uses would be assessed in respect of cumulative impact on aspects such as the environment, landscape character and infrastructure. There are no cumulative impact concerns in this regard. Demand is not a material planning consideration, and each development proposal must be assessed on its own merits. 27- Work has already been undertaken at the site without planning permission. This matter has been considered and assessed in the foregoing assessment. 28- Property values. Property values are not a material planning consideration. 29- A similar application at Gleddoch Hotel was recently withdrawn, and the same concerns should apply. Each proposal must be considered on its own merits. 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.
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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 time period of consent for this planning permission in principle shall be five years, and that all approval of matters specified in conditions applications relating to this permission shall be made before the expiry of the permission. Reason: To define timescales associated with the permission. 2. That prior to the commencement of any works on site, a written application and plans in respect of the following matters shall be submitted to, and approved in writing by Renfrewshire Council as Planning Authority: (a) the layout of the site, including all buildings, roads, footways, provision for storage of refuse bins, parking areas, lighting and surface finishes, including parking arrangements (based on the parking standards set out within Part 3 of the National Roads Development Guide), and any new internal roads, accesses and circulation routes.; (b) the design and layout of the site access including provision for the following; i) A sightline of 4.5m x 90m x 1.05m in achievable in either direction. ii) The access is hard surfaced for the initial 20m and drained to ensure no surface water is discharged onto the public road. iii) The access is wide enough for the initial 20m to allow two vehicles to pass. iv) A swept path analysis demonstrating refuse/ emergency vehicles can manoeuvre the access safely. v) Provision of a footway on the southern side of Greenock Road to connect the site to core path LAN/4. (c) the siting, design and external appearance of all buildings to be erected on site including details of materials to be used; (d) a topographical survey and site section drawings detailing the existing and proposed ground levels within the application site, and a proposed site layout defining all engineering works including drainage, retaining walls, finished floor levels and finished ground levels, earth works and cut and fill for all ground works and engineering operations; (e) the design, location and finish of all gates, fences walls and any other means of enclosure to be erected within the site, including any existing fences, walls and other boundary treatments within the site to be retained;
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(f) the details of, and timetable for, the provision of drainage works which shall accord with the Council's Drainage Impact Assessment Guidance notes; (g) the details of, and timetable for, the disposal of sewage; (h) the phasing of the development; (i) a landscaping plan for the site including details of all existing trees, shrubs and hedges to be retained, an Arboricultural Impact Assessment and Tree Protection Plan detailing measures for the protection of all retained trees during the construction phase, all trees, shrubs and hedges to be planted including species, size and location, all areas of grassland, and a management plan for all trees, shrubs and hedges and areas of grassland. The landscape strategy shall include provision for the implementation of all recommendations within the Preliminary Ecological Appraisal by Starling Learning dated March 2026 including those related to biodiversity. For the avoidance of doubt the landscaping plan shall also include provision for compensatory planting to replace any trees that require to be felled to accommodate the development; (j) details of the provision for play, recreation, and relaxation facilities for children; (k) details of all energy efficiency and carbon reduction measures incorporated into the design and construction of the buildings; (l) details relating to provision for disabled access to the development. (m) details of a travel plan that will be given the visitors, offering details of how to travel to the site and also details of how to make local trips emphasising on the walking and cycling options available. (n) a servicing plan demonstrating where the refuse will be stored and collected and the location of a turning head away from site access to ensure service vehicles can enter and exit the site in a forward moving gear Thereafter the development will be implemented in accordance with the approved matters. Reason: The approval is in principle only. 3. The development hereby approved shall comprise a maximum of fifteen individual lodges and one management house. Reason: To define the consent. 4. That the holiday lodges hereby approved shall be used as holiday accommodation only and shall not be promoted, advertised, let, leased, sold or otherwise disposed of for use as permanent residential accommodation or dwellinghouse. For the purposes of this condition permanent residential accommodation/dwellinghouse is defined as occupation by the same person or persons continuously for more than 28 days, or cumulatively for more than 84 days in a single calendar year. Reason: To define the consent in the interests of protecting the integrity of the Local Development Plan policies on housing within the green belt.
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5. That prior to the commencement of development on site, a plan detailing the phased implementation of the development shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The plan shall detail the phased implementation of the lodges and management house, and when they will be brought into use and occupied. The phasing plan shall confirm the number of lodges to be erected at the site and made available for use before the management house can be constructed and occupied in the interests of ensuring the lodge development is established before a management house is erected and occupied. Any arrangements for provisional temporary accommodation to be located at the site prior to the management house being erected and occupied shall not be submitted as part of the phasing plan. For the avoidance of doubt, any arrangement proposing the erection and occupation of a management house prior to any lodges being erected at the site and being made available for use is prohibited. The development shall thereafter be implemented in strict accordance with the approved phasing plan. Reason: To define the consent in the interests of protecting the integrity of the Local Development Plan policies on housing within the green belt. 6. That prior to the commencement of development on site, an operational statement setting out the usage and occupancy of the management house shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The statement shall confirm that the management house shall be occupied by a person(s) associated with the management of the lodge development only, that the management house shall not be promoted, advertised, let, leased, sold or otherwise disposed of for use as temporary holiday accommodation or permanent residential accommodation that is occupied by a person(s) that is not associated with the management of the lodge development. For the avoidance of doubt, the statement shall also confirm that the management house shall only be occupied in line with the phasing plan agreed under Condition 5 above. The management house shall thereafter be occupied in strict accordance with the approved operational statement. Reason: To define the consent in the interests of protecting the integrity of the Local Development Plan policies on housing within the green belt. 7. That prior to the commencement of development on site, a strategy detailing the provision for removal from the site of any lodges and other ancillary buildings that become redundant, fall into a state of disrepair or are no longer needed or being promoted or advertised as holiday accommodation or are capable of being occupied as holiday accommodation shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The strategy shall detail the methods by which the redundant buildings shall be removed from the site and the ground reinstated to its present condition immediately prior to the lodge or ancillary building being erected, and the associated timescales within which this work would be undertaken. For the avoidance of doubt, the strategy shall also confirm that the management house shall not be occupied in a scenario whereby all lodges are removed from the site and/or there are no lodges on site which are being promoted or advertised as holiday accommodation or are capable of being occupied as holiday accommodation. Reason: To ensure there is provision for the removal of redundant buildings in the interests or the visual amenity of the green belt
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8. That prior to the installation of any external lighting at the site, the developer shall first submit for the written approval of Renfrewshire Council Planning Authority a survey to determine the impact of the lighting using the principles set out in British Standard BS EN 12193:2007 Light & Lighting - Sports Lighting, or a method agreed by the Planning Authority. The survey submitted shall include details of:- • a description of the proposed lighting units including height, type, shape and luminous flux of the floodlights. • the luminance levels, both horizontal and vertical, on the illuminated part of the site to demonstrate that obtrusive light and glare will not adversely affect neighbouring properties. • the direction and aiming angle of each floodlight and the upward waste light ratio for each light. • the Environmental Zone, as defined in the Institution of Lighting Engineers Publication – Guidance Notes for the Reduction of Obtrusive Light, within which the site falls. The lighting strategy shall also be in accordance with the Bat Conservation Trust’s Guidance Note 08 / 23 Bats and Artificial Lighting at Night. Only the approved lighting strategy shall thereafter be implemented on the site unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure a sensitive lighting scheme is developed in the interests of amenity and safeguarding protected species. 9. That prior to the commencement of development on site, the developer shall submit for the written approval of Renfrewshire Council as Planning Authority, a plan and specification detailing the installation of a footpath to connect the site with Station Road. The specification shall include path dimensions and surface finishes, and associated gates and boundary treatments, and works required on Greenock Road to ensure the footpath connects to the application site. The approved footpath shall thereafter be implemented and made available for use in accordance with the approved plan and specification prior to the holiday lodge development being brought into operational/commercial use. Reason: In the interests of enhancing accessibility to the site. 10. That commensurate with the requirements of condition 2, prior to the commencement of any works on site the developer shall also undertake and submit for the written approval of Renfrewshire Council as Planning Authority, an Ecological Impact Assessment (EcIA). The EcIA shall take cognisance of the Preliminary Ecological Appraisal by Starling Learning dated March 2026, and shall include the following additional surveys. - Bat activity and roost surveys: transect surveys plus tree climbing assessment of trees or emergence surveys if climbing is not feasible of any trees with PRFs to be affected by development. If any trees with PRFs are to be retained, the surveys should still assess the foraging/commuting value of the site. - Badger sett survey: a formal survey following Badger Trust methodology within the suitable habitats within the site and a disturbance buffer to confirm or rule out active setts on site. - Barn Owl assessment: inspection of all potential nest and roost features that would be subject to disturbance or removal as part of the development with a targeted survey if suitable features are identified or a minimum of rationale of why these surveys would not be required.
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- Himalayan Balsam survey: repeat survey during the growing season (May to August) to establish the full distribution of the species and inform a management and eradication plan. The conclusions within the EcIA shall be used to infer the final layout design, with all recommendations implemented on site accordingly. Reason: In the interests of safeguarding protected species and the natural heritage value of the site. 11. That prior to the commencement of development on site, a plan detailing the location and remains of Undercraig School (located at NGR 238143 672744) shall be submitted for the written approval of Renfrewshire Council as Planning Authority. If any remains of Undercraig School need to be disturbed to accommodate the development, then a programme of archaeological observation and recording shall be undertaken by a qualified archaeologist prior to the remains being disturbed, with the results of the observation and recording submitted to Renfrewshire Council as Planning Authority thereafter. Reason: In the interests of safeguarding and suitably observing and recording archaeological resources at the site Advisory Note(s) Section 56 consent will be required for the access and footway. For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title V.2 Landscape and Visual Appraisal (by TGP Landscape Architects Ltd, April 2026 Design and Access Statement (by Jewitt and Wilkie Architects Preliminary Ecological Appraisal (by Starling Learning dated March 2026 Letter in response to the request for a Noise Impact Assessment (4th June 2026 from Jewitt and Wilkie Architects Response from Starling Learning to Ironside Farrar Environmental Consultants comments on Preliminary Ecological Appraisal Response to Ironside Farrar Environmental Consultants Landscape Consultants comments on Landscape and Visual Impact Assessment 3523/P/200 3523/P/201 A A Indicative Site layout Indicative Site Layout with Topo 3523/P/202 A Indicative Layout with Textures 3523/P/400 A Indicative Site Sections 3523/P/110 A9842 3523/P/100 - 1 - Aerial View with Boundary Topographic Survey Location Plan
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