Agenda Document Pack - Planning and Climate Change Policy Board - 25/08/2026
Renfrewshire Council · 25 August 2026
Back to Planning and Climate Change Policy Board — 25 August 2026 and its agenda
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17/08/2026 Notice of Meeting and Agenda Planning and Climate Change Policy Board Date Time Venue Tuesday, 25 August 2026 13:00 Council Chambers (Renfrewshire), Council Headquarters, Renfrewshire House, Cotton Street, Paisley, PA1 1AN Membership Councillor Jim Paterson (Convener): Councillor Bruce MacFarlane (Depute Convener): Councillor Jennifer Adam: Councillor Alison Ann-Dowling: Councillor Andy Doig: Councillor Chris Gilmour: Councillor Edward Grady: Councillor Neill Graham: Councillor Anne Hannigan: Councillor Kenny MacLaren: Councillor Marie McGurk: Councillor John McNaughtan: Councillor Iain Nicolson: Councillor John Shaw: Councillor Ben Smith: Further Information This is a meeting which is open to members of the public. A copy of the agenda and reports for this meeting will be available for inspection prior to the meeting at the Customer Service Centre, Renfrewshire House, Cotton Street, Paisley and online at http://renfrewshire.cmis.uk.com/renfrewshire/CouncilandBoards.aspx For further information, please email democratic-services@renfrewshire.gov.uk Members of the Press and Public Members of the press and public wishing to attend the meeting should report to the customer service centre where they will be met and directed to the meeting. Hybrid Meeting Please note that this meeting is scheduled to be held in the Council Chambers. However, it is a hybrid meeting and arrangements have been made for members to join the meeting remotely should they wish. MARK CONAGHAN Head of Corporate Governance Page 1 of 260
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17/08/2026 Webcasting of Meeting This meeting will be filmed for live or subsequent broadcast via the Council’s internet site – at the start of the meeting the Convener will confirm if all or part of the meeting is being filmed. To find the webcast please navigate to https://renfrewshire.public-i.tv/core/portal/home Page 2 of 260
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17/08/2026 Items of business Apologies Apologies from members. Declarations of Interest and Transparency Statements Members are asked to declare an interest or make a transparency statement in any item(s) on the agenda and to provide a brief explanation of the nature of the interest or the transparency statement. 1 Revenue and Capital Budget Monitoring 2026/27 as at 19 June 2026 Joint report by Chief Executive, Director of Finance and Resources and Director of Environment, Housing & Infrastructure. 7 - 16 2 Update of Renfrewshire's Climate Change Action Report by Director of Environment, Housing and Infrastructure. 17 - 28 3 Local Place Validation Report by Chief Executive. 29 - 110 4 Tree Preservation Order Requests Report by Chief Executive. 111 - 118 5 Section 75 Agreements - Update Report by Chief Executive. 119 - 122 6 Planning Hearings Report by Chief Executive. 123 - 134 7 Planning applications Planning applications to be determined by the Policy Board. 7(a) 22/0481/PP - Erection of residential development comprising 64 dwellings with associated road and drainage infrastructure at former St Brendans Social and Recreation Club, Stirling Drive Linwood by McTaggart Construction 135 - 156 Page 3 of 260
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17/08/2026 7(b) 26/0121/PP - Change of use from business to residential at 2 Station Road, Langbank, Port Glasgow by Dr Alison Wootton 157 - 166 7(c) 25/1024/PP - Demolition of wings and rear buildings at Paisley Grammar School and erection of flatted development on vacated land, including conversion of original school to flats at Paisley Grammar School, Glasgow Road, Paisley, PA1 3RP, by Mr Richard McFadzean, NIXON Partnership Homes (PG) Ltd 167 - 190 7(d) 25/1050/LB - External and internal alterations associated with conversion of Paisley Grammar building to residential flats comprising of installation of new windows, reconfiguration and reinstate of existing windows, new pitch roof gables, removal of plant room, internal reconfigurations to layout and demolition of 1960 wing extensions to each side of the main school building at Paisley Grammar School, Glasgow Road, Paisley, PA1 3RP, by Mr Richard McFadzean, NIXON Partnership Homes (PG) Ltd 191 - 202 7(e) 26/0047/PP - Change of use from former college/education facility (Class 10) to business (Class 4) at ground floor and residential comprising 8 flats (sui generis) at first, second and third floors alongside associated external alterations, at 5 New Street, Paisley, PA1 1XU by G64 Trading Limited . 203 - 214 Page 4 of 260
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17/08/2026 7(f) 26/0046/LB - External and internal alterations associated with conversion of building at 5 New Street, Paisley, PA1 1XU, by G64 Trading Limited 215 - 222 7(g) 26/0198/PP - Erection of two detached garages and formation of driveway to rear of flats (in part retrospect) at Flat 0/1 And Flat 1/1, 22 Knockhill Road, Renfrew, by Mr Giulio Girasoli 223 - 230 7(h) 26/0288/PIP - Planning Permission in Principle for holiday lodge development with management house and associated access at Land to the South of Old Greenock Road, Langbank, by Mr Niall Doherty 231 - 254 7(i) 26/0513/LB - Demolition of derelict outbuilding to rear of dwellinghouse, at 15 Church Street, Kilbarchan, Johnstone, by Mr A Todd 255 - 260 Page 5 of 260
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PUBLIC ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 25 August 2026 ___________________________________________________________________ Report by: Chief Executive, Director of Finance and Resources and Director of Environment, Housing & Infrastructure ___________________________________________________________________ Heading: Revenue and Capital Budget Monitoring 2026/27 as at 19 June 2026 ___________________________________________________________________ 1. Summary 1.1 At the close of reporting Period 3 on 19 June 2026, the projected revenue outturn at 31 March 2027 for those services reporting to the Planning and Climate Change Policy Board was an overspend position of £0.020m (1.7%) against the revised budget for the year. 1.2 The projected capital outturn at 31 March 2027 for projects reporting to the Planning and Climate Change Policy Board, is a break-even position. 1.3 This is summarised in the table below and further detail is provided in the report and appendices. Revised Annual Budget £000 Projected Outturn £000 Budget Variance (Adv)/Fav £000 Budget Variance % Revenue Chief Executive’s Service (Planning Services) 930 950 (20) (2.2%) Environment, Housing & Infrastructure (Climate) 279 279 0 0.0% Total 1,209 1,229 (20) (1.7%) Capital Climate 1,311 1,311 0 0.0% Item 1 Page 7 of 260
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PUBLIC 2. Recommendations 2.1 Members are requested to: a) Note the projected Revenue outturn overspend position of £0.020m; b) Note the projected Capital outturn break even position; and c) Note the budget adjustment detailed at section 6. 3. Revenue Budget Projection – Overspend of £0.020m by 31 March 2027 3.1 The tables in Appendix 1 present the projected year-end position for all services reporting to this board, by both subjective analysis (what the budget is spent on) and objective analysis (which division is spending the budget). Significant variances affecting the projected position are analysed further below. 3.2 It should be noted that the projected outturn position reported here is based on the latest information available, which is subject to change during the financial year. The impact of any change on this projection will be updated at each board cycle until the close of reporting Period 10. 4. Objective Analysis – Significant Variances 4.1 There are no significant objective analysis variances to report at this stage in the financial year for the services reporting to this board. The marginal overspend position within Planning Services reflects the net financial impact of a projected underspend in employee costs and a projected overspend in supplies and services linked to an ongoing planning appeal. Planning and Building Standards income is currently projected to return a break-even position by the end of the financial year. 5 Subjective Analysis – Significant Variances 5.1 Employees - £0.053m underspend by 31 March 2027 This underspend reflects the projected impact of staff turnover within Planning Services being marginally above expected levels at the start of the financial year. Recruitment is ongoing to ensure teams can operate at full capacity. 5.2 Supplies and Services - £0.069m overspend by 31 March 2027 The overspend reflects the impact of the potential award of expenses relating to an ongoing planning appeal concerning the site at Barrochan Page 8 of 260
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PUBLIC Road, Houston. While no claim has yet been received, the appeal is still live and the award of expenses remains possible. 5.3 Income – Break-even by 31 March 2027 At the end of the first quarter of the financial year, both Planning and Building Standards income streams are projected to return a break-even position by the end of the financial year. Due to the very demand-led nature of the income stream, which is impacted by the current economic and financial climate, the level of Planning and Building Standards income can vary over the course of the financial year, which can make it challenging to determine trends for income projection. A projected break-even position reflects a reasonable forecast at this stage in the financial year. 6 Revenue Budget Virements 6.1. Under the Council’s financial regulations, Directors and their nominated officers, in consultation with the Director of Finance and Resources, have certain delegated authority to transfer sums between subjective budget headings within a service division to enable budget management throughout the financial year. This is known as ‘budget virement’. 6.2. Transfers between divisions of the same service / department in excess of £100,000, and transfers between services / departments must be authorised by the respective service Director/Chief Executive and the Director of Finance and Resources for submission to the relevant policy board for approval. Future reports may therefore ask the board to approve budget adjustments that are deemed necessary for good budget management. 6.3. Budget adjustments for noting only, processed since the approval of the Revenue Estimates, amount to £0.033m drawn down from ringfenced reserves, comprising £0.017m in Planning Services to support completion of work on Local Place Plans, and £0.016m within Climate to support completion of work funded by the Council’s share of a Scottish Government award from the Nature Restoration Fund. 7. Capital Budget Projection – break-even position by 31 March 2027 7.1. The approved Capital Investment Programme 2026/27 to 2035/36 for Planning and Climate Change was £0.292m. The revised capital spend for 2026/27 is £1.311m. 7.2. The in-year Capital budget is forecast to break even by 31 March 2027 after a number of budget adjustments between years have taken place, to reflect Page 9 of 260
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PUBLIC revised programming of some capital projects. Details of these adjustments, which amount to £1.019m, are as follows: Project Amount (£m) Budget brought forward into 2026/27 - updated cashflows Climate Projects General 0.035 Airgon Units Implementation 0.035 Electric Vehicle Fleet Expansion 0.018 EV Infrastructure Improvements/Expansion 0.131 Linwood Moss Solar Farm 0.050 Marketing and Communications 0.048 Set Up Costs for Recycling Related Projects 0.025 Windfarm Feasibility 0.100 Building Management Systems (BMS) (0.010) Budget Increases in 2026/27 Climate Projects General (Scottish Government Grant) 0.586 Budget reallocation in 2026/27 Climate Projects General (0.010) Building Management Systems (BMS) 0.010 Total 1.019 Implications of the Report 1. Financial The projected budget outturn position for the Planning and Climate Change Revenue budget is an overspend position of £0.020m (1.7%) at 31 March 2027. Income and expenditure will continue to be monitored closely for the rest of the financial year and as far as possible, steps will be taken to mitigate any overspend. 2. HR & Organisational Development While staffing budgets form a significant proportion of the Council’s revenue budgets, there are no direct implications arising from the recommendations in this report. Page 10 of 260
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PUBLIC 3. Community/Council Planning Community Plan Our Renfrewshire is thriving The Council’s revenue and capital spend ensures that its facilities are fit for purpose and safe for the community, to maximise accessibility. Our Renfrewshire is well Our Renfrewshire is fair Our Renfrewshire is safe Council Plan Reshaping our place, our economy, and our future The Council’s revenue and capital spend ensures that its facilities are fit for purpose and safe for the community, to maximise accessibility. Building strong, safe, and resilient communities Tackling inequality, ensuring opportunities for all Creating a sustainable Renfrewshire for all to enjoy Ongoing revenue and capital budget monitoring is a tool to enable good financial management so that the Council has resources now and in the future for continued service delivery. Working together to improve outcomes 4. Legal There are no direct implications arising from the recommendations in this report. 5. Property/Assets There are no direct implications arising from the recommendations in this report. 6. Information Technology There are no direct implications arising from the recommendations in this report. 7. Equality & Human Rights There are no direct implications arising from the recommendations in this report. 8. Health & Safety There are no direct implications arising from the recommendations in the report. Page 11 of 260
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PUBLIC 9. Procurement While Procurement is an important consideration prior to the Council incurring any revenue or capital spend, there are no direct implications arising from the recommendations in this report. 10. Risk The potential financial risk that the Council will overspend its approved revenue budgets for the year is managed at a Council-wide level by the Chief Executive and Directors. 11. Privacy Impact There are no direct implications arising from the recommendations in this report. 12. Cosla Policy Position N/a 13. Climate Change The Climate related capital projects noted in Appendix 2 will contribute to the Council’s target of reducing its carbon and other emissions to net zero by 2030. 14. Children’s Rights There are no direct implications arising from the recommendations in this report. List of Background Papers • Revenue Budget and Council Tax 2026/27, Council 26 February 2026 • Non-Housing Capital Investment Programme, Prudential Framework and Treasury Management Strategy, and Capital Strategy 2026/27 - 2035/36, Council 26 February 2026 Authors: Revenue - Valerie Howie, Finance Business Partner and Lisa Dickie, Finance Business Partner Capital - Linsey McGregor, Capital Accountant Page 12 of 260
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PUBLIC Appendix 1 RENFREWSHIRE COUNCIL REVENUE BUDGET MONITORING STATEMENT 2026/27 1 April 2026 to 19 June 2026 POLICY BOARD: PLANNING AND CLIMATE CHANGE Objective Summary Approved Annual Budget Budget Adjustments Revised Annual Budget at Period 3 Projected Outturn Budget Variance (Adverse) or Favourable £000 £000 £000 £000 £000 % Chief Executive's Service (Planning Services) 913 17 930 950 (20) (2.2%) Environment, Housing and Infrastructure (Climate) 263 16 279 279 0 0.0% NET EXPENDITURE 1,176 33 1,209 1,229 (20) (1.7%) Subjective Summary Approved Annual Budget Budget Adjustments Revised Annual Budget at Period 3 Projected Outturn Budget Variance (Adverse) or Favourable £000 £000 £000 £000 £000 % Employees 2,981 30 3,011 2,958 53 2.0% Premises Related 1 0 1 1 0 0.0% Transport Related 15 0 15 15 0 0.0% Supplies and Services 188 47 235 304 (69) (31.7%) Third Party Payments 0 0 0 0 0 0.0% Transfer Payments 95 (14) 81 82 (1) (1.3%) Support Services 3 0 3 6 (3) (100.0%) Depreciation and Impairment Losses 0 0 0 0 0 0.0% GROSS EXPENDITURE 3,283 63 3,346 3,366 (20) (0.6%) Income (2,107) (30) (2,137) (2,137) 0 0.0% NET EXPENDITURE 1,176 33 1,209 1,229 (20) (1.7%) Page 13 of 260
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PUBLIC Appendix 1 RENFREWSHIRE COUNCIL REVENUE BUDGET MONITORING STATEMENT 2026/27 1 April 2026 to 19 June 2026 POLICY BOARD: PLANNING AND CLIMATE CHANGE - CHIEF EXECUTIVE'S SERVICE (PLANNING SERVICES) Objective Summary Approved Annual Budget Budget Adjustments Revised Annual Budget at Period 3 Projected Outturn Budget Variance (Adverse) or Favourable £000 £000 £000 £000 £000 % Management & Support 496 15 511 511 0 0.0% Planning Strategy & Place 613 2 615 588 27 4.4% Development Management 123 0 123 193 (70) (56.9%) Building Standards (319) 0 (319) (342) 23 7.2% NET EXPENDITURE 913 17 930 950 (20) (2.2%) Subjective Summary Approved Annual Budget Budget Adjustments Revised Annual Budget at Period 3 Projected Outturn Budget Variance (Adverse) or Favourable £000 £000 £000 £000 £000 % Employees 2,652 30 2,682 2,629 53 2.0% Premises Related 1 0 1 1 0 0.0% Transport Related 15 0 15 15 0 0.0% Supplies and Services 188 30 218 287 (69) (31.7%) Third Party Payments 0 0 0 0 0 0.0% Transfer Payments 93 (13) 80 81 (1) (1.3%) Support Services 3 0 3 6 (3) (100.0%) Depreciation and Impairment Losses 0 0 0 0 0 0.0% GROSS EXPENDITURE 2,952 47 2,999 3,019 (20) (0.7%) Income (2,039) (30) (2,069) (2,069) 0 0.0% NET EXPENDITURE 913 17 930 950 (20) (2.2%) Page 14 of 260
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PUBLIC Appendix 1 RENFREWSHIRE COUNCIL REVENUE BUDGET MONITORING STATEMENT 2026/27 1 April 2026 to 19 June 2026 POLICY BOARD: PLANNING AND CLIMATE CHANGE - ENVIRONMENT, HOUSING & INFRASTRUCTURE (CLIMATE) Objective Summary Approved Annual Budget Budget Adjustments Revised Annual Budget at Period 3 Projected Outturn Budget Variance (Adverse) or Favourable £000 £000 £000 £000 £000 % Climate 263 16 279 279 0 0.0% Subjective Summary Approved Annual Budget Budget Adjustments Revised Annual Budget at Period 3 Projected Outturn Budget Variance (Adverse) or Favourable £000 £000 £000 £000 £000 % Employees 329 0 329 329 0 0.0% Premises Related 0 0 0 0 0 0.0% Transport Related 0 0 0 0 0 0.0% Supplies and Services 0 17 17 17 0 0.0% Third Party Payments 0 0 0 0 0 0.0% Transfer Payments 2 (1) 1 1 0 0.0% Support Services 0 0 0 0 0 0.0% Depreciation and Impairment Losses 0 0 0 0 0 0.0% GROSS EXPENDITURE 331 16 347 347 0 0.0% Income (68) 0 (68) (68) 0 0.0% NET EXPENDITURE 263 16 279 279 0 0.0% Page 15 of 260
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PUBLIC Appendix 2 Prior Years Approved Budget Revised Projected Total Approved Projected Expenditure Budget Adjustments Budget Outturn Budget Outurn Project Title to 31/03/2026 2026-27 since previous 2026-27 2026-27 to 31-Mar-31 to 31-Mar-31 Board report £000 £000 £000 £000 £000 £000 £000 CLIMATE PROJECTS 0 292 612 904 904 0 0% 904 904 0 0% Airgon Units Implementation 0 0 35 35 35 0 0% 35 35 0 0% Electric Vehicle Fleet Expansion 122 0 18 18 18 0 0% 140 140 0 0% EV Infrastructure Improvements/Expansion 9 0 131 131 131 0 0% 140 140 0 0% Linwood Moss Solar Farm 0 0 50 50 50 0 0% 50 50 0 0% Marketing and Communications 2 0 48 48 48 0 0% 50 50 0 0% Set Up Costs for Recycling Related Projects 0 0 25 25 25 0 0% 25 25 0 0% Solar PV(Photovoltaic) Expansion 0 0 0 0 0 0 0% 0 0 0 0% Windfarm Feasability 0 0 100 100 100 0 0% 100 100 0 0% Building Management Systems(BMS) 310 0 0 0 0 0 0% 310 310 0 0% TOTAL PLANNING AND CLIMATE CHANGE BOARD 443 292 1,019 1,311 1,311 0 0% 1,754 1,754 0 0% *Rolling programmes have a prior year year expenditure of £0 as the expenditure is not directly linked from one year to the next as a singular project. RENFREWSHIRE COUNCIL CAPITAL INVESTMENT STRATEGY - NON-HOUSING SERVICES 1st April to 19th June 2026 POLICY BOARD: PLANNING & CLIMATE CHANGE Current Year 2026-27 Full Programme - All years Budget Variance (Adverse) or Favourable Budget Variance (Adverse) or Favourable Page 16 of 260
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PUBLIC ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 25 August 2026 ___________________________________________________________________ Report by: Director of Environment, Housing and Infrastructure ___________________________________________________________________ Heading: Update on Renfrewshire’s Climate Change Action ___________________________________________________________________ 1. Summary 1.1 This report provides an update on Renfrewshire’s continued climate change action, outlining progress made against the detailed delivery plan previously approved at the Planning and Climate Change Policy Board in May 2025. ___________________________________________________________________ 2. Recommendations It is recommended that members of the Planning and Climate Change Policy Board: 2.1 Note that this report provides an update on the continued climate action being undertaken and progress to date. ___________________________________________________________________ 3. Background 3.1 The Scottish Government has reaffirmed its legislative commitment to reach Net Zero emissions by 2045 (Climate Change (Scotland) Act 2019) within the recently published Climate Change Plan 2026-2040. 3.2 The national plan sets out the policies and proposals the Scottish Government will take forward to achieve 5-year carbon budget targets as proposed by the Climate Change Committee. Item 2 Page 17 of 260
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PUBLIC 3.3 Local authorities continue to have a critical role in supporting national climate objectives through their own operations, strategic planning and wider community leadership. Renfrewshire’s Plan for Net Zero, published in 2022, set the strategic framework required to work towards our ambitious climate change targets in Renfrewshire. 3.4 In the latest Public Bodies Duty Report submitted in November 2025, Renfrewshire Council noted a 4.27% reduction from 1st April 2024 to 31st March 2025 compared with the previous year. More widely in Renfrewshire, there was a 4.09% reduction in 2023 compared to the previous year. This equates to a 46% reduction in emissions area wide since 2005. 3.5 Aiming to build on the foundations set by the strategy, the emission reductions to date and impactful activity already underway, a detailed delivery plan was presented to the Planning and Climate Change Policy Board in May 2025. The plan set out a 3- year programme of priority areas and planned activity. 3.6 This report provides an overview of the progress made over the previous 12 months on key areas within the delivery plan. ___________________________________________________________________ 4 Climate Action Plan Progress 4.1 Recognising the breadth of activity required to make impactful progress towards meeting long-term climate targets, the Council outlined its intention to focus its efforts on a number of priority areas, both in terms of its own practices and to support communities and all stakeholders to contribute. 4.2 The Climate Action Plan set out key areas to be taken forward, centred around the 5 main themes within the Plan for Net Zero; Clean Energy, Sustainable Transport, Resilient Place, Circular Economy and Connected Communities. Since the previous update report to the board significant progress has been made in delivery across each of the key areas. ___________________________________________________________________ 5 Clean Energy 5.1 Local Heat & Energy Efficiency Strategy (LHEES) Renfrewshire Council has worked alongside technical consultants to develop Outline Business Cases (OBCs) for potential heat networks in central Paisley and an extension of the existing AMIDS network to Glasgow Airport. Both proposals directly support Renfrewshire’s Plan for Net Zero, Local Heat & Energy Efficiency Strategy and wider Scottish Government climate commitments, responding to the need for significant reductions in greenhouse gas emissions from domestic and non-domestic buildings. Page 18 of 260
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PUBLIC Following completion of the OBC, the next stage would typically involve progression to detailed project development, including customer engagement, technical design refinement, commercial and funding development, and preparation of a Full Business Case. The OBCs will be presented to the Infrastructure, Land and Environment Policy Board in August to consider potential next steps. 5.2 Building Management Efficiency Improving efficiency across our buildings and utilities is key to reducing emissions and energy related costs. The Council continue to identify the most impactful measures in which to do so and has successfully upgraded Building Management Systems (BMS) across 26 buildings, with a further 17 planned this year. BMS allows temperature, air conditioning and ventilation to be monitored and controlled remotely. The above graph shows 7 properties that have had BMS upgrades installed in phase 1, comparing their 6 months of gas consumption data since the installation with the same period in 2023 – 2024 (the same baseline year as the Carbon Management Plan). The financial savings during this 6-month period has been £33k and results in a 2-year return on our investment. Additionally, the Council has been selected to take part in the Scottish Government- funded Energy Invest to Save programme. The 12-month programme commenced in July 2026 and aims to improve energy efficiency across local authority estates by installing low-cost Internet of Things (IOT) technology. This will produce actionable data to help optimise energy use across the selected properties, supporting national carbon reduction ambitions and contributing to best practice in public sector sustainability. The properties selected were Renfrewshire House, Underwood Road Depot, Lagoon Leisure Centre, Johnstone Community Sports Hub and Erskine Swimming Pool. Page 19 of 260
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PUBLIC 5.3 Sustainable Infrastructure Sustainability continues to be a key consideration within major infrastructure programmes of work. This includes Housing Regeneration, the development of our Learning Estate and the decarbonisation of our public buildings. The new Paisley Grammar School & Community Campus has been built in line with Passivhaus standard accreditation and has been designed to minimise energy use throughout with low carbon heating systems and to meet net zero standards. The decarbonisation of Council buildings is essential to achieving both local and national net zero objectives by 2045. However, this remains one of the most significant challenges facing the Council due to the scale of the estate, the age and complexity of many assets, reliance on fossil fuel heating systems and the substantial investment required to retrofit buildings with low-carbon technologies. Addressing these challenges will be critical in reducing operational emissions, improving energy efficiency and demonstrating leadership in the transition to a low- carbon future. As part of the Hub West Scotland Collaborative Group, the building decarbonisation routemap has been developed, which will outline the breadth and scale of work required and provide an indicative plan of how this could be achieved. 5.4 Renewable Energy The Council continues to explore renewable energy opportunities both in terms of its own building infrastructure and larger scale energy generation opportunities across Renfrewshire. Over the next 12 months extended Solar PV Array will be installed across 13 Council buildings, supporting significant reductions in energy related emissions. More broadly, it is recognised that locally generated energy opportunities can offer significant benefits to the area thus the Council are continuing to carry out investigatory work into various solutions including large-scale wind and solar. The development and delivery of such ventures come with significant potential challenges including land suitability, capital investment requirements and national grid capacity. 5.5 Carbon Budgets A carbon budget approach is being developed to understand how our emissions relate to the services we provide, and reductions needed to deliver the same high- quality local services in a way that is fit for a resilient, net zero future. It enables monitoring of progress and ensures cross-service accountability, with departments identifying actions and projects that contribute to targets. A model has been developed and is being trialled for three council buildings: Renfrewshire House, Gryffe High School, and Lagoon Leisure Centre. The carbon budget for each building is based on electricity, gas and water consumption with the aim to reduce consumption by 5% each year. The pilot of these buildings will begin in Autumn 2026 with the Sustainability Team providing support to help understand what measures could be taken to help meet the carbon budget target. If successful, the approach will be rolled out more widely across Council buildings. ___________________________________________________________________ Page 20 of 260
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PUBLIC 6 Sustainable Transport 6.1 Sustainable Travel Project Since the launch of the Sustainable Travel Project, several initiatives have been completed to encourage a more sustainable travel culture within the Council and help to reduce carbon emissions: • An updated staff travel hierarchy for staff to follow when travelling on Council business, to ensure the most Sustainable and practical travel choice. • A relaunch of the Electric Vehicle pool car scheme. • A review of the existing EV pool fleet and procurement of new vehicles through capital funding to replace petrol/diesel vehicles that had reached the end of their lease. • A relaunch of the Council’s pool bikes based at Renfrewshire House • The introduction of ‘Calcommuter’ which gives staff potential lower carbon and lower cost options for travelling to and from work. • The identification of new locations across Renfrewshire for the expansion of EV charging infrastructure to support fleet with the transition from petrol and diesel vehicles to electric vehicles. Work is ongoing in several areas on this project including: • Clear emission reduction targets set within our CMP including reduced business mileage and increased use of Hydro-vegetable oil (HVO) in our large fleet. • An Outline Business Case for the introduction of an Electric Vehicle Salary Sacrifice scheme for staff, to encourage the transition to low carbon fuel while also making a financial saving for the Council, has been developed. 6.2 Glasgow City Region Electric Vehicle Charging Infrastructure Work is continuing to develop a public EV charging networking on local authority owned assets within each local authority area in the Glasgow City Region. For Renfrewshire this includes 75 existing chargers, and the installation of over 200 new chargers across the area in the coming years. The project is currently at procurement invitation to tender stage, with a new operator expected to be appointed in early 2027. 6.3 Active Travel Infrastructure Projects The council has undertaken a significant programme of active travel investment in recent years, with the aim of making walking, wheeling and cycling safer, more accessible and more attractive for everyday journeys. The Council's Travel Renfrewshire 2035 Local Transport Strategy places active travel at the heart of its transport vision and commits to expanding a safe, accessible active travel network across the area. The Council has progressed a number of major infrastructure projects designed to connect communities, employment areas and transport hubs. Page 21 of 260
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PUBLIC We’ve added new and improved walking and cycling routes right across Renfrewshire, including the first ever dedicated route between Paisley and Renfrew. We’re working with local communities in Elderslie to improve walking and cycling options and developing an active travel route between Paisley and neighbouring East Renfrewshire. The council has successfully attracted substantial external funding from the Scottish Government for active travel projects. Over the last financial year, the Council secured £1.6 million from the Active Travel Infrastructure Fund to extend walking and cycling routes between Inchinnan and Erskine. The council also secured funding for the Gallowhill Link through the same programme, both projects have been completed recently for local communities to use and enjoy. The Council's active travel programme is focused not only on increasing route availability but also on improving safety and accessibility. Current and planned works include: • New shared-use paths and widened pavements. • Improved pedestrian crossing facilities. • Better access to schools, town centres, railway stations and employment sites. • Enhanced connections to existing path networks and National Cycle Routes. We will continue work with a clear commitment to active travel through strategic planning, successful funding bids and delivery of new infrastructure. The programme aims to provide healthier, safer and more sustainable travel options, improve connectivity between communities and employment centres, and contribute to wider environmental and public health objectives ___________________________________________________________________ 7 Resilient Place 7.1 Climate Ready Clyde Renfrewshire Council are a key member of the group, which enables cross Council and partner collaboration with a specific focus on adaptation. Funding from the Scottish Government is expected to filter down through the regional groups as part of the Climate Change Plan to support adaptation related projects. Each Council is asked to sign up to the Climate Ready Clyde concordat as well as developing their own. More detail on this will be brought to a future board for consideration. 7.2 Adaptation Plan An Adaptation Plan is currently being finalised which is designed to outline clear adaptation actions whilst building on existing strategies and plans for effective delivery. The plan includes projected climate changes highlighting how Renfrewshire will prepare for and respond to the impacts of climate change, protecting communities, infrastructure, local economy and biodiversity. Extensive stakeholder engagement, both internal and external, took place from December 2025 to April 2026 to fully understand the adaptation requirements across Renfrewshire. Page 22 of 260
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PUBLIC A draft of the Adaptation Plan will be brought to this Board for approval before going out for public consultation. Following a period of public consultation the Plan will be brought back to this Board for approval. Nature Restoration – Biodiversity Renfrewshire Council currently have over 30 biodiversity areas where wildflower and grassland meadows have been created across Renfrewshire to increase local biodiversity. A site selection criterion is currently being finalised to provide a robust, structured mechanism for considering and reviewing existing and future potential sites. This will assess various factors including suitability, size and quality of the landscape to maximise native species, location in alignment with evidence-based nature network mapping and any identified operational or maintenance constraints. Site reviews will be carried out over the summer and autumn using the criterion to plan further enhancement works at sites such as plug plants, signage, and additional seeding. The Restoring Renfrewshire’s Rivers project is an ongoing nature restoration project that was established by the Council in March 2024. The purpose of the project is to map the distribution and removal of invasive non-native plant species (INNS) along 5 watercourses within Renfrewshire; River Calder, Locher Water, Dargavel Burn, Old Patrick Water, and Sergeantlaw Burn. This work embeds support from volunteers and provides suitable training to aid in the removal of INNS. Since May 2025, there have been 41 volunteer sessions carried out, 19 of which have taken place in 2026 so far with a total of 53 volunteers on our mailing list. These sessions have primarily focused on the removal of Himalayan Balsam and Japanese Knotweed. ___________________________________________________________________ 8 Circular Economy 8.1 Waste is a key category within our carbon management plan for reducing our Council emissions. Nationally, Scotland’s new national Circular Economy Strategy has been published, with more specific Waste related targets expected later this year. This emerging landscape and related policy will continue to be reviewed and will inform our local Circular Economy related strategy moving forward. ___________________________________________________________________ 9 Connected Communities 9.1 Energy Advocacy Renfrewshire has been providing Energy Advocacy since 2012. The energy advocates support residents of all tenure within Renfrewshire. This includes fuel debt, supplier disputes, priority service provision, insulation and heating upgrades, supplier switching and energy use. The advocates partner with a wide range of external partners, to offer an integrated, more comprehensive and efficient service to the advantage of their clients. Renfrewshire Council has provided Energy support to its residents for over 25 years and continues to be very successful at providing invaluable assistance to the local community. Page 23 of 260
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PUBLIC During the 2025-26 financial year the service received in excess of 500 referrals and generated financial savings to some of Renfrewshire’s poorest households in excess of £130,000. 9.2 ECO4 Flex The ECO4 Flex scheme which ended on 31st March 2026 enabled the Council to approve funding to Renfrewshire’s private sector, fuel poor households that do not meet criteria for other schemes, as well as low-income households that were vulnerable to the effects of cold weather. The scheme was part of the UK Government Energy Company Obligation and was managed by Ofgem. ECO-flex did not apply to Council Housing or Registered Social Landlords. The energy efficiency measures that were installed included: • boilers, • loft insulation, • cavity wall insulation, • external insulation, • air source heat pumps, • solar panels, • heating controls, • first time central heating. The table below highlights the savings ECO4 Flex achieved: Financial Year Value of Grant Funding Requested Total Annual Consumption Saving (kW) Total Annual CO2 Saving in Kg Total Annual Cost Saving 2023/24 £ 3,583,940 1,310,162 648,617 £ 231,789 2024/25 £ 2,803,787 1,389,095 452,462 £ 163,009 2025/26 £ 596,977 392,741 118,805 £ 50,985 Total £ 6,984,704 3,091,998 1,219,884 £ 445,783 We are still awaiting guidance from Ofgem as to what any replacement scheme may be. Page 24 of 260
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PUBLIC 9.3 Fuel Poverty Renfrewshire Council is developing a Fuel Poverty Strategy to provide a coordinated and long-term response to the challenges faced by residents and households inn affording adequate heating and energy services. Rising energy costs, the ongoing cost of living pressures, and the prevalence of older, less energy-efficient housing mean that many residents are at risk of fuel poverty, with associated impacts on health, wellbeing, financial resilience and quality of life. The strategy will help to identify local needs, target support to those most affected, and bring together partners across housing, health, energy and advice services to deliver effective interventions. It will also support the Council's wider commitments to reducing inequalities, improving health outcomes, and achieving net zero ambitions by promoting energy efficiency, reducing carbon emissions and ensuring that the transition to a low-carbon future is fair and inclusive for all residents. ___________________________________________________________________ 10 Culture Change 10.1 A fundamental aspect of climate action is to encourage culture change which leads to fundamental changes in our daily behaviours and practices. By fostering a culture of climate awareness and sustainable practices, the Council can help reduce carbon emissions, support more resilient communities, improve local environments and create wider social and economic benefits. The Council are currently developing various areas which support this. 10.2 Climate Change Impact Assessments Climate Change Impact Assessments are a practical support tool which ensure all potential climate impacts are considered at the outset of all Council involved projects and policies. They support early consideration of greenhouse gas emissions, climate risks, and opportunities to reduce carbon or build resilience. Completing the assessment helps ensure that climate impacts are considered alongside cost, risk and deliverability, and that projects, policies and plans support the Council’s commitment to reach net zero emissions by 2045. The impact assessments have been trialled with the Project Management Unit and Environment, Housing, and Infrastructure to finalise the process ahead of a full council roll out this summer. 10.3 ClimateView Renfrewshire Council, along with all local authorities in Scotland, have been working with the Scottish Climate Intelligence Service (SCIS) to build our own dashboard on ClimateView. ClimateView is a data-driven platform designed to help local authorities design and monitor emissions reduction pathways through identifying climate change interventions. Interventions have been identified through existing plans and strategies with plans to capture further interventions through engagement with colleagues across service areas and key external partners. The sustainability Team have recently taken on a student internship placement to help develop and advance our interventions and dashboard. Page 25 of 260
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PUBLIC 10.4 Carbon Literacy Training The sustainability team are currently exploring opportunities to create an inhouse carbon literacy / climate awareness training course. This will likely be comprised of an online module as well as in-person training sessions with a view of rolling this out to all employees and potentially wider. The aim of this training is to equip staff with the knowledge and skills to actively contribute to reducing the council’s overall carbon footprint. 10.5 Emerging Artificial Intelligence As AI technology develops at pace, it is important that we understand the impact that AI can have on the environment whether it is a large data centre which requires significant amounts of electricity and water or the use of AI tools to support Council activities. Further work will be undertaken in this area to ascertain how we can best manage carbon emissions associated with AI. ___________________________________________________________________ 11 Future updates on progress As progress continues in the delivery and implementation of the outlined areas within this report, frequent updates will be provided to the Planning and Climate Change Policy Board. Implications of the Report 1. Financial – None directly arising from this report. 2. HR & Organisational Development – None directly arising from this report. 3. Community/Council Planning – None directly arising from this report. 4. Legal - None directly arising from this report. 5. Property/Assets - None directly arising from this report. 6. Information Technology – None directly arising from this report. 7. Equality and Human Rights - The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report because it is for noting only. If required following implementation, the actual impact of the recommendations and the mitigating actions will be reviewed and monitored, and the results of the assessment will be published on the Council’s website. 8. Health and Safety – None directly arising from this report. 9. Procurement – None directly arising from this report. 10. Risk – None directly arising from this report. 11. Privacy Impact – None directly arising from this report. Page 26 of 260
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PUBLIC 12. Climate Risk – this report details work being undertaken and progress made by Renfrewshire Council in response to the climate emergency. 13. Children’s Rights - None directly arising from this report. 14. COSLA Policy Position – this work aligns with COSLA’s current work alongside the Scottish Government in response to the climate emergency. ___________________________________________________________________ List of Background Papers: None Author: Jamie Robertson, Sustainability Manager Jamie.robertson@renfrewshire.gov.uk Page 27 of 260
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PUBLIC To: Planning and Climate Change Policy Board On: 25 August 2026 Report by: Chief Executive Heading: Local Place Plan Validation 1. Summary 1.1 The purpose of this report is to seek approval to validate and register Local Place Plan that has been prepared for Paisley East and Whitehaugh. 2. Recommendations 2.1 It is recommended that the Board: ▪ Approves the validation of the Local Place Plan prepared for Paisley East and Whitehaugh. 3. Background 3.1 Local Place Plans are community led plans which can be prepared by a community council, or another community body as defined by the Community Empowerment Act. They are to be focused on proposals for the development and use of land. 3.2 The February 2025 meeting of Renfrewshire Council established a Local Place Plan Fund of £100,000 to support local communities to prepare Local Place Plans for their area. This fund has been utilised by Paisley East and Whitehaugh Community Council to prepare its Local Place Plan. Item 3 Page 29 of 260
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PUBLIC 4. Validation and registration of Local Place Plans 4.1 The Council, as Planning Authority, is required to validate and register Local Place Plans which meet the requirements of paragraphs 1(4) and 2(1) of Schedule 19 of the Planning (Scotland) Act 2019. This requirement is further expanded upon by The Town and Country Planning (Local Place Plans) (Scotland) Regulations 2021. 4.2 At the Planning and Climate Change Policy Board held on 19 March 2024 it was agreed that the decision of whether to validate a submitted Local Place Plan would be taken by this policy board. 4.3 The validation process only considers the requirements of legislation and is not an assessment of the proposals within the Local Place Plans, therefore no consideration can be given to the content within the submitted Local Place Plans. In relation to this, the identification of the Council for the delivery of a project in a Local Place Plan does not commit the Council to undertake this project. 4.4 Officers worked with Paisley East and Whitehaugh Community Council to help ensure that the submitted plan met the validation legislative requirements. This includes ensuring that the plan contains information, such as a statement of the community’s proposals and relevant mapping, and evidence that the required notification requirements have been completed before submitting the Local Place Plan. 4.5 The validation assessment that has been completed for the Local Place Plan is attached as Appendix 1. The assessment is in line with the requirements of the Act and Regulations referred to in paragraph 4.1 of this report. It is recommended that the Paisley East and Whitehaugh plan is validated. 4.6 All validated Local Place Plans require to be added to a register which will be published on the Council’s website. Registered Local Place Plans will be reviewed as part of the process of preparing the new Renfrewshire Local Development Plan and will help inform the preparation of the plan. The content of registered Local Place Plans may also be a material consideration in the assessment of planning applications. 4.7 If validated, the Local Place Plan will join the Houston, Bridge of Weir, Paisley West and Central, Renfrew, Inchinnan, Langbank, Lochwinnoch and Ralston Local Place Plans as being registered within Renfrewshire. 5. Local Place Plan Fund and next steps 5.1 If the Paisley East and Whitehaugh plan is validated, the Local Place Plan Fund will have successfully supported the preparation and validation of 9 Local Place Plans through approximately £80,000 of funding. 5.2 At the Planning and Climate Change Policy Board held on 26 May 2026 it was agreed that the remaining balance of £20,000 in the Local Place Plan Fund would be used to commission consultancy support to create and implement an approach that will support input to the Local Development Plan process from those communities that have not prepared a Local Place Plan to date. Page 30 of 260
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PUBLIC The outcome of this process may not necessarily mean the preparation of a Local Place Plan for these areas, but some other form of input to the Local Development Plan process. 5.3 Officers will also continue to work with community groups in areas that have not yet prepared a Local Place Plan. A new deadline of the 31 January 2027 has been set for the submission of Local Place Plans for those communities who wish to prepare a Local Place Plan in time to inform the new Local Development Plan. Implications of the Report 1. Financial – None. 2. HR & Organisational Development – None. 3. Community/Council Planning – Local Place Plans are key community documents in establishing a land use framework for supporting, encouraging and delivering economic development, a sustainable Renfrewshire, building strong and resilient communities and working together to improve outcomes across Renfrewshire. 4. Legal – Registered Local Place Plans must be taken into account in preparing the next Local Development Plan and their content is a material consideration in the assessment of planning applications. 5. Property/Assets – Local Place Plans may include proposals for the use of Council assets. The Council is not committed to these proposals through their inclusion in a Local Place Plan. 6. Information Technology – None. 7. Equality & Human Rights – None. 8. Health & Safety – None. 9. Procurement – None. 10. Risk – None. 11. Privacy Impact – None. 12. Climate Risk – Local Place Plans can support the re-use of vacant and derelict land for a range of uses including those which can help address the climate crisis and biodiversity enhancements. 13. Children’s Rights – None. 14. Cosla Policy Position – None. Page 31 of 260
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PUBLIC Appendices Appendix 1 - Paisley East and Whitehaugh Local Place Plan Validation assessment Appendix 2 – Paisley East and Whitehaugh Local Place Plan Author: Alan Williamson, Strategy & Place Manager, alan.williamson@renfrewshire.gov.uk, 07811 053968 Page 32 of 260
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PUBLIC Paisley East and Whitehaugh Local Place Plan Validation Assessment: Requirement Green – no further work needed Amber – work required Reason Form and Content of the Local Place Plan 1. Identify the community body who prepared the Local Place Plan and check if it meets legislation Community Council named on page 1 2. Contain a map that shows the land to which the Local Place Plan relates Map provided on page 6 3. Contain a statement of the Community Body’s proposals as to the development and use of land or identifies land or buildings that the community body considers to be of particular significance to the local area within the Local Place Plan area. Themes, initiatives, actions and recommendations provided throughout document 4. Check that where a proposal relates to a specific area of land or building that the Local Place Plan contains a map or maps to identify the location of the land or building. Maps included where relevant Information about the Community Body 5. Contact details (including email address) to contact the community body Included on page 1 6. A copy of the written constitution of the Community Controlled body Community Council details included Consultation Evidence – Information Notice 7. A list of the councillors and community councils consulted that border the area to which the Local Place Plan relates Included on page 31 8. A copy of the Proposed Local Place Plan Provided 9. A copy of the information notice Included on page 31 Having regard to certain plans 10. National Planning Framework Included on page 7 and throughout document Appendix 1 Page 33 of 260
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PUBLIC Requirement Green – no further work needed Amber – work required Reason 11. Local Development Plan Included on page 7 and throughout document 12. Locality Plans Reference to Renfrewshire Community Plan included on page 7 Engagement evidence 13. A brief description of the engagement and consultation activity or activities Outlined in chapter 3 14. An estimation of the number of interests of people/organisations involved Approx numbers provided in executive summary (1.2) and in chapter 3 15. A brief summary of the views expressed in both support or opposition Page 22 states that community responses shaped the final Local Place Plan. Page 31 states there were no comments following the statutory consultation period. Request for Amendment – this is not always applicable, only if the community want a change then a reason must be included. 16. Clear reasons for any amendment to a policy or site allocation – if applicable. Page 34 of 260
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Version 3.0 - June 2026 New Practice Paisley East and Whitehaugh Community Council - paisleyeastcc@gmail.com Local Place Plan Paisley East and Whitehaugh Appendix 2 Page 35 of 260
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Contents Chapter 1: Introduction and Executive Summary 4 1.1 Introduction 5 1.2 Executive Summary 6 1.3 Place Plan Boundary 7 1.4 Strategic Context Chapter 2: Contextual Study 9 2.1 Local Census Demographics 10 2.2 SIMD Demographics and Safety 11 2.3 Asset Mapping 13 2.4 Community & Social Infrastructure 15 2.5 Movement & Connectivity 16 2.6 Green & Blue Infrastructure 17 2.7 Character Area & Built Form 19 2.8 Local Development Chapter 3: Community Engagement Summary 21 3.1 Summary of Community Engagement Process 23 3.2 Summary of In-Person Engagement Findings 27 3.3 Summary of Online Survey Findings 31 3.4 Statutory Consultation Chapter 4: The Paisley East and Whitehaugh Place Plan 33 4.1 Place Plan Structure 34 4.2 Summary of Initiatives 36 4.3 Core Community Aspirations 37 4.4 Theme One: Improved Community Space & Local Life 41 4.5 Theme Two: Hawkhead As A Green & Community Hub 44 4.6 Theme Three: Improved Parks, Biodiversity & Natural Play 47 4.7 Theme Four: Safer Streets, Improved Connection and an Integrated Active Network 50 4.8 Weighting of Initiatives Appendicies 53 Appendix One: Online Survey Results 66 Appendix Two: Youth Activity Outcomes Page 36 of 260
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3 Chapter 1: Introduction and Executive Summary Page 37 of 260
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Paisley East and Whitehaugh The Paisley East and Whitehaugh Community Council area punches above its weight. Comprising the Seedhill, Whitehaugh, and Arkleston neighbourhoods, and home to just over 8000 residents, the local area incorporates some of Paisley’s most treasured assets including the Paisley Town Hall, Paisley Abbey, St Mirin’s Cathedral, and Barshaw Park. Our built heritage is enviable, with 25 listed buildings in the local area. We have excellent transport links to our surrounding areas including Glasgow city centre, the M8 motorway and Glasgow Airport, with Hawkhead Train Station providing an important local rail link. Residents enjoy access to a range of leisure and recreational facilities, including the Lagoon Leisure Centre, Kelburne Cricket Club, Seedhill Playing Fields, Barshaw Golf Course and several bowling clubs. There are a variety of shops, bars and restaurants, and several schools. Despite everything that Paisley East and Whitehaugh has going for it, there are areas for improvement. According to the Scottish Index of Multiple Deprivation, there are places in our Community Council area that rank among the most deprived in the country across income, employment, health, education, housing, and crime. Our survey of local residents revealed a desire for more inclusive, accessible community spaces, diverse and well-maintained green environments, safer, better-connected streets, housing that meets local needs, and improved public transport and active travel options. There are opportunities for regeneration and redevelopment to make Paisley East and Whitehaugh an even better place to live. Some practical ideas for how Renfrewshire Council can improve our local environment and people’s lives are set out in this Local Place Plan, informed by the views, experiences and aspirations of our residents. We look forward to further engagement with Renfrewshire Council to ensure that Paisley East and Whitehaugh builds on its strengths as a place that people are proud to live, work, and thrive. About Local Place Plans Local Place Plans were introduced by the Scottish Government through the Planning (Scotland) Act 2019 to strengthen the role of communities in shaping the future of their local areas. A Local Place Plan (LPP) provides a clear, community-led statement of how people want their area to change and develop over time. It sets out a shared vision and identifies priorities for land use, development, buildings, movement, services, greenspace and local infrastructure. Importantly, it links community aspirations directly to the statutory planning system. Once validated and registered by the local authority, a Local Place Plan must be taken into account in the preparation of the Local Development Plan (LDP). This means it becomes part of the formal evidence base shaping future planning decisions. Local Place Plans are: » Community-led – grounded in the lived experience of residents, businesses and local groups. » Place-focused – concerned with the physical environment, land use and spatial priorities. » Action-oriented – identifying practical projects, partnerships and delivery routes. » Strategically aligned – prepared with regard to national and local planning policy. Further, the emphasis on area-based surveys, audit of strategic context and policy, and the breadth of community engagement undertaken, makes Place Plans useful tools for wider community activities. The findings in the development of, and ambitions within a Place Plan, can be useful evidence of community buy-in and need for wider capital projects to be undertaken by local community groups, or in the engagement with local authority on a range of issues. For Paisley East & Whitehaugh, this Local Place Plan brings together community knowledge, local evidence and planning context to articulate a clear, shared direction for the future of the area. Acknowledgements There are a lot of people to whom Paisley East and Whitehaugh Community Council owe a debt of gratitude for their support in producing this Local Place Plan. The production of the Local Place Plan would not have been possible without the financial and administrative support provided by the Strategy and Place team at Renfrewshire Council, including Alan Williamson, Kevin Dalrymple, and others. New Practice were commissioned to support the Community Council to produce this plan. It has been a pleasure to work with Samuel Stair, whose dedication and passion to improve local places shone through everything he did. He went above and beyond in his support throughout this process. Thanks too to everyone else at New Practice, including Lauren McKinnon. The ideas in the plan come from nearly 100 people and organisations who responded to our survey and participated in engagement events. Thank you to every one of you who took the time to put forward suggestions for how we could make our local area an even better place to live. Members of the Community Council itself have been an invaluable support throughout the production of the plan. To Dr Andrew Ramsay, Jean Ramsay, Gaynor Corry, Isla Thompson, Moira Treanor, Evelyn McGeehan, and Cat Scally – thank you. Your commitment to the local area is an inspiration to everyone who wants to see the best possible future for our local area. Councillor Graeme Clark, and Councillor John McNaughtan have also been particularly supportive of the work of the Community Council both on an ongoing basis and through the production of this plan. The production of the Paisley East and Whitehaugh Local Place Plan was led on behalf of the Community Council by Dr William Burns. 1.1 Introduction 4 Page 38 of 260
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This Local Place Plan sets out a clear, community-led vision for the future of Paisley East & Whitehaugh. Prepared in partnership with Paisley East and Whitehaugh Community Council, the plan brings together community engagement, local knowledge and planning policy to identify practical actions and targeted amendments to guide positive change in the area. Introduced through the Planning (Scotland) Act 2019, Local Place Plans are a formal mechanism for communities to influence the preparation of the Local Development Plan. Once registered by the local authority, this plan will become part of the evidence base informing future planning decisions in Renfrewshire. Community-Led and Evidence- Based Engagement began in October 2025 and included: » An area-wide online survey (approximately 100 responses, including 90 full completions) » 22 key stakeholder engagements » Targeted workshops with local organisations, including youth groups, housing associations and charities » Geo-targeted digital promotion reaching over 7,000 residents The process was designed to balance depth and breadth, ensuring both strategic insight and lived experience were reflected. It also aimed to strengthen links between residents and the Community Council, creating a platform for continued involvement beyond the preparation of the plan. Consultation highlighted consistent themes across the area, including: » A lack of accessible, non-commercial community space » Underinvestment in local parks and green areas » Traffic dominance, safety concerns and poor street quality » Limited active travel infrastructure and connectivity gaps » Opportunities for regeneration and more purposeful use of vacant land These priorities have directly shaped the initiatives within this document. General Aspirations At the heart of the plan is a set of General Aspirations which underpin all recommendations. These reflect the qualities residents want to see strengthened across Paisley East & Whitehaugh, including: » Inclusive, accessible community spaces » Diverse and well-maintained green environments » Safer, better-connected streets » Housing that meets local needs » Improved public transport and active travel options These aspirations provide a consistent benchmark against which future development and investment can be assessed. Four Thematic Priorities The plan is structured around four interrelated themes: 1. Improved Community Space & Local Life Strengthening year-round, accessible community infrastructure and ensuring new development contributes meaningfully to local social life. 2. Hawkhead as a Green & Community Hub Safeguarding and shaping vacant land around Hawkhead Station to deliver multifunctional green, community and transport-focused uses. 3. Improved Parks, Biodiversity & Natural Play Protecting and enhancing green assets, improving maintenance, and ensuring equitable access to quality outdoor space. 4. Safer Streets, Improved Connection & an Integrated Active Movement Network Reducing traffic impacts, improving street quality, strengthening active travel routes and supporting better public transport connectivity. Each theme contains: » Planning-focused initiatives that propose targeted amendments or refinements to the Local Development Plan; and » Wider projects and recommendations that support delivery through partnership, investment or community action. Alignment with National and Local Policy The Local Place Plan has been prepared with reference to: » National Planning Framework 4 (NPF4), particularly policies relating to sustainable places, liveable neighbourhoods, climate resilience, biodiversity and inclusive growth; and » The Renfrewshire Local Development Plan and associated Supplementary Guidance. The recommendations within this document support and strengthen national priorities, particularly in relation to: » 20-minute neighbourhoods » Climate mitigation and adaptation » Brownfield-first regeneration » Active travel and sustainable transport » Community wellbeing and local living Where appropriate, the plan identifies specific areas where the next iteration of the Renfrewshire Local Development Plan could more clearly reflect local priorities. From Vision to Delivery This Local Place Plan operates at three levels: » Aspirations – setting shared principles for the future. » Planning Amendments – influencing statutory planning policy and land-use decisions. » Projects and Actions – identifying practical routes to implementation. Together, these form a coherent and deliverable framework for positive change. The Paisley East & Whitehaugh Local Place Plan represents a proactive step toward shaping regeneration and investment in a way that reflects local priorities, strengthens community infrastructure, and supports a more sustainable, connected and inclusive neighbourhood. 1.2 Executive Summary 5 Page 39 of 260
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The map indicates the boundary of Paisley East and Whitehaugh Community Council in red. For the purposes of this Place Plan, the boundary decided excluded the southern portion of the community council area, to the south of the railway line via Hawkhead Station. This was with the agreement of the neighbouring Hawkhead and Lochfield community council as part of ongoing discussions regarding the areas. Where “Paisley East and Whitehaugh” is used in this document, it refers to the area marked in yellow within this boundary. Note: The service from which this map (and its repeated use throughout this document) was sourced has not yet been updated to include the more recent housing developments, which lie south of the rail line via Hawkhead Station. 1.3 Place Plan Boundary 6 Page 40 of 260
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Local Place Plans must have regard to key national and local policy documents. For Paisley East & Whitehaugh, the most relevant are: » National Planning Framework 4 (NPF4) » Renfrewshire Local Development Plan 2021 (LDP21) » Renfrewshire’s Community Plan / Local Outcome Improvement Plan » Relevant thematic strategies (e.g. Local Transport Strategy, Housing Strategy, Climate and Biodiversity strategies) NPF4 NPF4 is Scotland’s national spatial strategy and forms part of the statutory development plan. Adopted in 2023, it sets out national planning policies focused on climate action, sustainable places, liveable neighbourhoods, biodiversity, health and wellbeing, and inclusive growth. NPF4 places strong emphasis on: » 20-minute neighbourhoods » Climate mitigation and adaptation » Nature-positive development » Brownfield-first approaches » Community wealth building and local living » Quality placemaking and design How does it relate to this Place Plan? NPF4 actively supports community- led Local Place Plans as a mechanism for embedding local priorities within the planning system. The Paisley East & Whitehaugh LPP aligns with NPF4’s emphasis on: » Reducing inequalities » Supporting town centres and local living » Improving sustainable transport » Enhancing green-blue infrastructure » Delivering the right homes in the right places The proposals within this document have been developed with reference to NPF4 policies and aim to strengthen the area’s contribution to national climate, wellbeing and inclusive growth objectives. LDP21 The Renfrewshire Local Development Plan sets out the spatial strategy, site allocations and planning policies that guide development across the authority area. It establishes how land will be used and protected over the plan period. The LDP addresses themes including: » Economy and employment land » Housing delivery » Infrastructure and connectivity » Town centres and neighbourhoods » Environment, heritage and greenspace How does it relate to this Place Plan? The Paisley East & Whitehaugh Local Place Plan must have regard to the adopted LDP and will inform the preparation of future LDP updates. Where appropriate, this Place Plan: » Supports and strengthens existing policy direction » Identifies where policy could better reflect local need » Highlights priorities for infrastructure investment » Provides spatial clarity on community- supported change Once registered, this Local Place Plan will become a material consideration in planning decisions and a formal input into future development plan reviews. Renfrewshire Community Plan Renfrewshire’s Community Plan (Local Outcome Improvement Plan) sets out a long-term vision for the area, focused on creating a fairer, more inclusive Renfrewshire where communities and businesses thrive. Its priorities typically include: » Reducing inequality » Improving health and wellbeing » Supporting inclusive economic growth » Creating safe and resilient communities » Tackling climate change How does it relate to this Place Plan? This Local Place Plan supports delivery of these wider outcomes at a neighbourhood scale. By aligning spatial priorities (e.g. access to services, safer streets, improved greenspace, appropriate housing) with community wellbeing objectives, the plan: Reduces duplication between strategies Strengthens funding cases Supports partnership working Creates a delivery framework grounded in place Wider Strategic Alignment The Paisley East & Whitehaugh Local Place Plan also responds to and aligns with: » The Renfrewshire Local Transport Strategy » The Strategic Housing Investment Plan » Town Centre or Regeneration Strategies (where relevant) » Climate and Biodiversity Action Plans » Community Wealth Building and Economic Development Strategies 1.4 Strategic Context 7 Page 41 of 260
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8 Chapter 2: Contextual Study Page 42 of 260
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Paisley East and Whitehaugh have an estimated population of approximately 8,000 residents. The population is predominantly working age, with a significant proportion of residents aged 25 and above. According to the 2022 Census, 84.5% of residents identify as White, Scottish, indicating limited ethic diversity within the area. Many residents are employed, but this does not mean they have high household incomes. Most hold lower professional, technical, and semi-routine jobs. This is reflected in low home ownership, which stands at 28%. 2.1 Local Census Demographics Household composition Occupation (16-75 y/o) Age 20% 0-15 16-24 25-34 35-49 % POPULATION 50-64 65+ 40% 20% One person Married Married w/ children Cohabiting Cohabiting w/children Lone parent w/children Multiperson 40% 50% 25% 75% Student Retired Long term sick or disabled Inactive Employed Self-employed Unemployed % POPULATION Ethnic Group % POPULATION 50% 100% White: Scottish White: Polish Mixed or multiple ethnic Asian African Caribbean 9 Page 43 of 260
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2.2 SIMD Demographics and Safety According to the Scottish Index of Multiple Deprivation (SIMD), the Paisley East area is generally ranked among the most deprived across all indicators, such as income, employment, health, education, housing, geographic access, and crime. Crime, in particular, is a key concern and aligns with feedback gathered during community engagement. Participants highlighted anti-social behaviour, particularly involving young people. This behaviour was linked to a lack of access to youth services, facilities, and safe spaces. These perceptions reflect the SIMD data, which indicates lower rankings in both crime and geographic access, highlighting the link between deprivation, limited services, and feelings of safety. Moving towards Whitehaugh and Barshaw park, levels of deprivation reduce, with geographic access ranking among the least deprived. A similar pattern in Seedhill. These areas benefit from improved connectivity and access to services. This may contribute to enhanced perceptions of safety compared to more deprived parts of Paisley East. 10 Page 44 of 260
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2.3 Asset Mapping Education 1. Paisley Grammar School 2. Williamsburgh Primary School 3. St John Ogilvie Primary School 4. Mary Russell School 5. Abbey Mill Childcare Ltd 6. Leaps & Bounds 1 2 3 4 5 6 Sports, leisure & recreational space 1. Lagoon Leisure Centre 2. Priorscroft Bowling Club 3. Abercorn Bowling Club 4. Seedhill Pavilion & Football Complex 5. Anchor Bowling Club 6. Abbey Mill Fitness Club & Personal Training Studio 7. Barshaw Golf Club 1 2 3 4 6 5 7 Heritage, local landmarks, tourism 1. Hawkhead Cemetery 2. Paisley Thread Mill Museum 3. Anchor Mill Building 4. Paisley Town Hall 1 3 2 4 1 Church halls, faith & community spaces 1. St Mirin’s RC Cathedral Paisley 2. Paisley Diocese 3. Methodist Central Hall 4. Paisley Abbey 5. Kilnside Evangelical Church: Paisley 6. Sherwood Greenlaw Church 2 4 3 5 6 Green spaces 1. Barshaw Park 2. Children’s Play Park 3. East End Park 1 2 3 11 Page 45 of 260
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Supermarkets 1. Tesco Superstore 2. Iceland 3. Gleddoch Family Butchers 4. Nisa Local Paisley 5. Premier 6. Day-Today 7. Morrisons Restaurants Health 234 1. Harvies 2. Cafe 77 3. Upper Eastside Paisley 4. Caffe Royal 5. McAvoys 6. Maremonti Restaurant 7. Woodlands Coffee 8. Trattoria Genova 9. Wheatley 15 678 9 1 34 7 1. Mackie Pharmacy & Weight Management Clinic Paisley 2. Kelburne Dental 3. Well Pharmacy and Miller & McClure 4. Greenlaw Dental Care 5. The Mirin Medical Practice 6. 24hr Pharmacy 13 6 5 24 2 5 6 12 Page 46 of 260
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Community Spaces 1. Ralston Community Centre - Community centre with adjoining park, daycare and library. 2. Kelburne Cricket and Hockey Club - Give access and promote an active healthy lifestyle in the community. 3. Roar Connections for Life - Preventative, health and well-being services for older people. 4. Mile End Centre - Renfrewshire Councils social work department. 5. RIG Arts Community Arts Space - Bring together artists and the community together in a collaborative creative way using art and film. 6. Jones and Us - Strength and unity to the community through sports. 7. Rainbow Turtle Fair Trade - using education as a way to raise awareness of fair trade and issues surrounding it within the community. 8. Star Project - Delivers social outcomes, building safer, more connected and resilient communities in deprivation areas. 9. Brick Lane Music Academy CIC - Offer music education to areas of deprivation in the community. 10. Create Paisley - Supporting young people in the community through music, arts, photography and video. 11. Kairos Women+ - Bringing women together to influence their community as active citizens. 12. Food Train - A charity helping older people access nutritious, fresh food to improve health and wellbeing. 1 2 3 4 5 6 7 8 9 10 11 12 2.4 Community & Social Infrastructure 13 Page 47 of 260
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All community spaces were identified using the Engage Renfrewshire website, which supports social enterprise start-ups across the area. The majority of organisations aim to provide opportunities for communities experiencing deprivation, with a focus on mental wellbeing, social inclusion, and equal access to services. These groups support specific demographics, including women, young people, older adults, and creatives. A key shared characteristic is that many organisations operate from rented or temporary spaces and rely heavily on funding to remain open. This often limits long-term security and the ability to expand services. Promotion of activities and support is mostly managed in house, which can restrict visibility and reduce reach across the wider community. There is a presence of community-led activity, but are dispersed and often not accessible. Note: Community spaces have been mentioned outside the boundary to provide a sense of the other services that are available to residents within the boundary. 14 Page 48 of 260
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15 Minute walking circle 10 Minute walking circle 2.5 Movement & Connectivity Public transport provision in the area is mixed. The No. 10 McGill’s bus operates only once per hour to Paisley and does not run on Sundays, limiting reliability and accessibility to areas that are not surrounding the Glasgow Road. Other services, including the No.38/A McGill’s (every 10 minutes to Paisley and Glasgow City Centre), No.17 McGill’s (every 30 minutes to Govan), and the No.9 First Bus (every 20 minutes to Paisley and Glasgow City Centre), provide more frequent connections but are described as unreliable. There are plans to improve the public transport infrastructure, and to provide additional cycle facilities, along Glasgow Road. Key bus stops have been plotted along the high street. A 10-15 minute walking circle from Hawkhead Train Station demonstrates strong rail accessibility, with Barshaw Park and the high street just reachable within this walking distance. Hawkhead Station provides frequent and reliable connections to both Paisley and Glasgow City Centre, making the railway the strongest transport link in the area. Core active travel infrastructure is limited, with few dedicated , separated cycle routes within the boundary; key routes are the Glasgow Airport Cycle path and a small section of NCN 7. Connectivity towards the Seedhill area is particularly weak, with limited transport options. A number of secondary and traffic free routes, along with some proposed new connections, cross the area, however. Community engagement reinforced these findings, with participants at Kairos highlighting concerns around limited travel options and personal safety, particularly after dark. No.38 and No.9 Routes to Glasgow No.10 Route to Paisley No.17 Route to Govan Glasgow Airport Cycle Route NCN 7 NCN 7 10 & 15 Minute Walking Circle Core Cycle Path Secondary / Low Traffic Cycle Route Proposed / Improved Cycle Route Railway Line Bus Route Train Station Key Bus Stops 15 Page 49 of 260
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2.6 Green & Blue Infrastructure The area benefits from several key green and blue infrastructure assets. Barshaw Park (1), a 55-acre public park, provides a range of recreational and ecological features, including open parkland, a pond, children’s play areas, cycle paths, and the Walled Peace Garden. It is a local asset and well used by the community. East End Park (2) offers additional green space within an urban area, providing access to nature for nearby residents. Both parks form part of Paisley’s 13.3-mile 12 Parks of Paisley route, connecting to the wider green network. The White Cart Water runs along the site boundary. Sections of the river corridor are popular for walking and running, with features such as Hammills Waterfall providing scenic value. The waterfall holds significance, having contributed to the early 19th century industrial revolution by providing hydro-power for cotton thread mills. Sustrans National Cycle Route 7 runs through nearby areas but does not pass directly through the site. 1 NCN 7 White Cart Water 2 Green Spaces / Parks Cemetery Sport Grounds 16 Page 50 of 260
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2.7 Character Area & Built Form Glasgow Road is the commercial core of the area, with active frontages. This results in high levels of pedestrian and vehicular movement, providing natural surveillance and supporting local businesses. The relocation of Paisley Grammar School will result in a loss of daily footfall and lunchtime trade along Glasgow Road. Highlighted in blue are areas that are predominantly industrial, accommodating a range of local businesses alongside large warehouse sites. This area prioritises vehicular movement over pedestrians, with poor lighting and paving. Activity is often during working hours, resulting in minimal footfall and a lack of natural surveillance in the evenings. Residential areas along Hawkhead Road, Arkleston Road, and surrounding areas are predominantly located within the least deprived zones. These neighbourhoods mainly consist of three to four-bed detached and semi-detached homes, with average property values of £350,000. South of Glasgow Road, towards Seedhill, the housing typology shifts to a mix of private flats, housing association properties, and council accommodation. Average property values are closer to £80,000. This reflects a change in both built form and socio-economic character. Vacant sites are highlighted as opportunities for development, either due to their geographic location or near public transport. Vacant sites / opportunity Industrial Active Corridor 17 Page 51 of 260
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Majority of people living in Paisley East are in flats or tenements, particularly as you head towards Paisley centre. The surrounding areas around Barshaw Park are predominantly detached and semi- detached homes. 18 Page 52 of 260
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2.8 Local Development Within the last five years, Paisley East and Whitehaugh have experienced development, alongside proposed demolition and residential schemes. The following applications were identified through the Renfrewshire Council Planning Portal. 1. Paisley Grammar School: A Proposal of Application Notice (PAN) has been submitted and accepted for the redevelopment of the site for residential use (submitted September 2025). 2. Demolition Site: A prior notification for demolition of 9 Ladyburn Street, 35- 43 McKerrell Street and 8-16 Howard Street, with the decision notes stating “Prior Approval Not Required” (October 2025). To make way for and as part of the housing regeneration programme for the Paisley Area. 3. Residential Development: The erection of 19 terraced houses on a brownfield site was submitted in February 2025 and is currently awaiting a decision. 4. Residential Development: Erection of 48 flats, including associated access, landscaping and parking, was accepted in March 2022 and is now on site. 5. Change of use: From offices to an aparthotel, including external alterations, was approved in January 2025. 1 2 3 4 5 Redevelopment Demolition Identified for housing in LDP21 19 Page 53 of 260
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20 Chapter 3: Community Engagement Summary Page 54 of 260
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3.1 Summary of Community Engagement Process Overview and Purpose Engagement for the Paisley East & Whitehaugh Local Place Plan began on 13 October 2025 and was designed to gather meaningful, place-based input within a focused consultancy scope. From the outset, the approach recognised two key challenges: » The limited resources available for extensive, large-scale engagement. » The Community Council’s ongoing difficulty in attracting sustained participation from across the area. The engagement programme was therefore structured to: » Generate robust evidence for the Local Place Plan. » Reach a broad cross-section of residents through multiple methods. » Strengthen links between the Community Council and the wider community. » Leave behind a network of contacts and momentum to support implementation. Engagement Approach A multi-front engagement strategy was adopted to balance depth and breadth of input. Three complementary methods were used: » Key stakeholder interviews » Targeted in-person workshops » An area-wide online survey This approach ensured: » More detailed and meaningful discussion in small-group settings. » Direct engagement with existing community networks. » An accessible route for wider participation for those unable to attend events. The strategy prioritised quality of input over scale, recognising the size and scope of the commission. Key Stakeholder Engagement Engagement with key stakeholders commenced on 13 October 2025, alongside the launch of the public survey. A stakeholder list was developed in partnership with the Community Council, informed by desk research and local knowledge. In total, 22 key stakeholders were identified and approached. Stakeholder engagement provided: » Strategic insight into local service provision. » Context around previous initiatives and challenges. » A clearer understanding of delivery constraints and opportunities. » Input from organisations with established links to local residents. Targeted Community Workshops To gather focused, on-the-ground insight, a series of workshops and direct engagement sessions were undertaken with established local organisations and groups. These included: » Kairos Women – engaging women in the area. » RIG Arts – engaging participants involved in arts workshops. » Williamsburgh Primary School – engaging children and young people. » Williamsburgh Housing Association – supporting outreach to local residents. These sessions enabled more detailed discussion of place-based issues and ensured engagement with groups who may not typically attend Community Council meetings or complete surveys. The use of existing organisations allowed engagement to take place within trusted and familiar environments. Online Community Survey An online survey was launched on 13 October 2025 and remained open until [insert closing date]. The survey was designed to: » Capture views from across the project boundary. » Allow participation at any time during the engagement period. » Provide both structured responses and open-text feedback. The survey included: » Questions on local priorities and challenges. » Ratings of existing conditions. » Open comment sections. » Invited thoughts on four key locations within the area identified through desk research. » An opportunity for respondents to provide contact details if they wished to be involved further. The online format ensured that residents unable to attend in-person sessions could still contribute meaningfully to the Local Place Plan. Approximately 100 responses were received in total, including partial completions. Around 90 respondents completed the survey in full. Promotion and Publicity Promotion of the engagement process was undertaken across multiple channels to maximise awareness. Digital Promotion » Direct emails were sent to an agreed list of local community groups, high street businesses and organisations at milestone stages. » Information was shared through the Community Council’s online platforms. » Local community groups circulated details through their networks. 21 Page 55 of 260
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» A dedicated project website was created as a central hub, hosting: - Information about the Local Place Plan - An FAQ explaining the process. - The online survey link. » A paid, geo-targeted promotion campaign was also undertaken via Meta (Facebook/Instagram), reaching 7,391 people and generating 158 click- throughs to the project website and survey. The majority of engagement was recorded among women aged 55 and over, suggesting particularly strong participation from this demographic group. This ensured information reached individuals directly on their mobile devices. Physical Promotion » Posters and flyers were produced and distributed. » The Community Council supported local distribution. » Flyers were handed out at primary school pick-up times to reach parents and carers directly. » Materials were shared in community venues and local networks. Participation Overview In total, approximately 100 people completed the survey, including partial completions. Excluding partial completions, approximately 90 respondents completed the survey in full. The Meta promotion campaign reached 7,391 people, with 158 users clicking through to the project website and survey link. The majority of online engagement was recorded among women aged 55 and over, indicating particularly strong participation from this demographic group. While engagement levels varied across groups, the combination of targeted workshops, stakeholder engagement and the survey ensured both depth of local insight and broad geographic coverage across the project area. Strengthening Community Council Engagement A core objective of the process was to support the Community Council in strengthening its connection with local residents. To achieve this: » Engagement activity was undertaken in partnership with the Community Council. » Contacts developed through workshops and stakeholder discussions were linked back to the Community Council. » The survey included an option for respondents to share their details if they wished to be contacted. This resulted in new attendees participating in a Community Council meeting where the initial Local Place Plan recommendations were presented, demonstrating early impact beyond the plan itself. From Engagement to Draft Plan Following analysis of stakeholder input, workshop discussions and survey findings: » A draft set of recommendations was prepared. » These were presented to the Community Council. » The Community Council worked collaboratively to refine and prioritise the final list of initiatives. This iterative process ensured that the final Local Place Plan reflects both wider community input and the considered judgement of the Community Council. 22 Page 56 of 260
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3.2 Summary of In-Person Engagement Findings Key Stakeholder Interviews The following parties were invited to a key stakeholder interview. Comments from these interviews have been subsumed into the wider thoughts across this section, and the outcomes of the online survey, as they largely echoed the same themes. » Paisley Grammar School » St. John Ogilvie Primary School » Scouts, Boy’s Brigade and Guides » Salvation Army Citadel » Sherwood Greenlaw Church » Cafe77 / Paisley Alive Festival » Kelburne Cricket Club » Seedhill Football Complex » Circle Recovery Hub » Abbey Mill Business Centre » Steel Rings Centre » Leaps and Bounds » Friends of Barshaw Park » ROAR Connections for Life » Network Rail » All local councillors, MP and MSP Community Drop ins Two community drop-ins were attended within Paisley East and Whitehaugh, held in RIG Arts and Kairos Women+. Participants highlighted anti-social behaviour among teenagers, safety, lack of community spaces, access to resources, and quality of local parks as their main concerns. Many acknowledged that the anti-social behaviour is linked to a lack of resources and facilities for teenagers within the area. All participants valued their own community groups but were keen for a central community hub to support a more blended and interconnected community. This was seen as a multi-generational space, with opportunities for community growing,creative outlets for young people, and connection and support for older residents. Overall, participants emphasised the lack of accessible facilities. This included the affordability of the existing leisure centre, unreliable buses, poor walkability, and areas that feel unsafe due to anti-social behaviour, poor maintenance, traffic, or inadequate lighting. “Loneliness is a major issue that affects your mental health .” “The leisure Centre is expensive, children have to pay. This is a barrier for many families” Within the drop, the following areas were discussed: » East End Park: This was seen as an opportunity to expand and introduce creative play, such as a spray-paint wall and a dirt track, providing young people with a creative and engaging outlet. » Vacant land next to Williamsburgh Primary School and Tesco: Positive comments were made on the location, with participants feeling it would be suitable for community growing and outdoor kitchens. There was interest in potential support from Tesco, with the school also using the space as a teaching aid. The site was additionally identified as a potential location for a central community hub. » Vacant land at Hawkhead Train Station: Currently used as a pass- through site, this area was suggested as suitable for allotments, including both private and community gardens. It was also identified as a space for hosting pop-up events, such as markets for local sellers. As well as plots for small businesses, including a coffee van with outdoor seating. Overall, allotments and community gardens appear as a recurring theme,demonstrating interest in shared outdoor spaces and local food growing. Community-led spaces, whether gardens, markets, or flexible outdoor areas, were seen as essential for bringing people together. During discussions with both Kairos Women+ and RIG Arts, several themes were raised: » General Atmosphere (noise, visual appeal, street condition, and safety). Some areas feel unsafe, mainly due to anti-social behaviour, poor lighting, and maintenance issues. The high street benefits from higher footfall and natural surveillance, creating a stronger sense of safety compared to quieter industrial areas. » Everyday Life (Access to services, Missing services, sense of Community). There is a minimal sense of shared community. Multiple communities exist but tend to operate separately. A central, accessible community hub is missing, one that could bring organisations, residents, and groups together. There is also a consistent need for more accessible facilities, including public toilets and spaces for free or low-cost events. » Leisure and Green space (Access, quality and diversity for all). Barshaw Park is a significant asset but requires improvements, such as public toilets and better maintenance. There is a need for inclusive and well-maintained outdoor spaces that support community activity and help reduce anti-social behaviour. » Moving Around (Safety in all modes, connectivity and access to public transport, connectivity with active travel, anywhere missing). The railway provides strong connectivity to the high street and wider area, but transport accessibility decreases significantly towards Abbey Mill Business Centre. Bus services are limited and unreliable, particularly due to the lack of a Sunday service. Big Ideas (Best thing, biggest challenge, biggest opportunity, one change). Partic- ipants value their own community groups but want a more blended, interconnected community overall. A central community hub is seen as the solution for multi-gen- erational activity, connection, and support. Providing this space and creative outlets for young people could reduce anti-social be- haviour and lessen maintenance issues over time. Youth Engagement Young people in Paisley East and Whitehaugh highlighted safety, the quality of local parks, and the lack of accessible places to be active and social as their main concerns. Many children explained that they are limited in where they can go independently, suggesting the importances on smaller, local green spaces close to home. They expressed enthusiasm for improved and more imaginative outdoor spaces, alongside upgrades to existing parks. These included maintained football pitches that 23 Page 57 of 260
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are free and open to use, skating facilities, more sheltered areas, and cleaner, better- kept play spaces. Overall, young people emphasised the importance of safe, nearby and affordable places where they can play, socialise and spend time outdoors without adult supervision or spending money. “Small parks to play in near my house.” “A space for teens to hang out inside with phone chargers, speakers, seats, and an indoor sports hall.” In designing individual locations for their youth spaces, favoured locations were (in order of priority) Lacy Street, Barshaw Park and surrounding areas, Seedhill Road and surrounding areas, and the Community Sports Ground. The key elements which featured consistently in their individual spatial designs and indicated their own priorities for youth and community space were: » Inclusive, Accessible Spaces that are welcoming for everyone. This includes spaces designed for different age groups that feel safe, comfortable, easy to move through and also spaces that balance active play with quieter, calmer areas. » Play, Activity and Social Space with the importance of having fun. These included traditional play equipment such as swings, slides and climbing frames, alongside varied equipment, sheltered places to gather, and upgraded parks that offer everything from active play and sport to informal performance and relaxed social time. » Nature, Biodiversity and Storytelling with playful natural features—trees, grass, flowers and wildlife habitats—that create imaginative and calming spaces. Some also mentioned ponds, communal planting and growing spaces. » Sensory, and Wellbeing with calming stations and relaxation zones to regulate emotions, take a break from busy environments and feel safe. Features such as textured surfaces, fidget equipment, soft materials, lighting and gentle movement were particularly valued. » Comfort, Safety and Maintenance with good lighting, tidy and well-kept surfaces, and facilities such as cafés, snack stalls, toilets, phone charging point and storage. As well as sheltered areas so parks can be used throughout the year, and semi - indoor “cosy rooms” to allow for socialising in bad weather. » Creativity and Imagination with spaces for drawing, making, and performing. Simple features include tables, stages, flexible seating and areas to display artwork. A selection of designs produced by the young people is presented after the engagement findings page. The full set of youth designs is contained in Appendix 2. Key areas of interest which arose during youth engagement are mapped in the following pages. 24 Page 58 of 260
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Mapped Outcomes of Youth Engagement: Areas for potential community space. 1. Hawkhead Train Station vacant land 2. Vacant land next to Tesco and Williamsburgh Primary School. 3. East End Park 4. Next to Abercorn Bowling Club on Garthland Lane 5. Demolished Residential block Areas that need specific improvement or have opportunity. A. Open up the petting zoo again. Add more seating and variety of play equipment, with a larger cafe. B. Upgrade the football pitches, and reduce cost / make free. C. Keep on top of maintenance on the high street, and more lighting and planters. As well as variety of affordable shops. D. Larger and mixed Play Park for all ages and locals. There is room for extension once the residential block is demolished. E. Affordable facilities. F. Improve accessibility by increasing public transport links, lighting, and improving maintenance and paving within the area. Note: These spaces were identified by participants during the engagement sessions. It is acknowledged that some suggested community spaces and areas for improvement may not be feasible. 1 4 A B C D 5 E 2 3 F 26 Page 60 of 260
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3.3 Summary of Online Survey Findings The following is a summary of the outcomes of the online survey. Full answers can be found in the appendices. Note: all quantitative results are out of a five star rating unless otherwise stated. General Atmosphere and Overall Perception Quantitative Results » General atmosphere of the area (noise, visual appeal, litter, air quality, street condition): 3.0 / 5 » Safety when dark: 2.9 / 5 » Safety during daylight: 4.0 / 5 » Safety for children around school hours: 3.5 / 5 Qualitative Results Responses describe an area that is highly valued for its location and everyday convenience, but where these strengths are under increasing pressure. The most consistently cited positives relate to proximity and access: » Barshaw Park and other local green spaces » Close connection to Paisley town centre » Strong rail and road links to Glasgow and beyond » A good range of local shops, cafés and services The area is frequently described as relatively quiet, affordable and well located, with historic buildings and a residual sense of community still present. Against this, respondents repeatedly identified a set of interconnected challenges: » Increasing traffic volumes, rat running and parking pressure » Poor street conditions, including litter, dog fouling, graffiti and uneven pavements » Inadequate lighting and reduced feelings of safety after dark » Limited facilities for children and teenagers » A lack of accessible community spaces and reduced public transport provision in some areas These issues were seen as directly undermining pride in place and contributing to antisocial behaviour and a weakening sense of community. Despite these concerns, respondents expressed clear optimism about the area’s future. Barshaw Park was consistently highlighted as a major asset with untapped potential for events, recreation, biodiversity and wellbeing. The redevelopment of Paisley Grammar School and other vacant or underused sites was widely viewed as an opportunity to deliver: » Better housing that meets local needs » Community facilities and shared spaces » Local businesses that strengthen everyday life When asked what single change they would prioritise, respondents overwhelmingly focused on basic environmental improvements, including: » Cleaner streets and stronger enforcement on dog fouling » Better lighting and pavement repairs » Traffic calming and parking management These were cited far more often than major new infrastructure, underscoring the importance of everyday conditions. Alongside this, reinstated bus services, a community hub, improved youth facilities and better use of parks and vacant land were identified as practical, near term actions with high impact. Access to Services Quantitative Results » Access to key services overall: 4.2 / 5 Community Quantitative Results » Sense of community: 3.1 / 5 Qualitative Results Responses indicate that low levels of participation are driven less by apathy and more by structural barriers. Key issues raised include: » Poor awareness of events and activities » Over reliance on online communication » A lack of accessible, affordable community spaces Respondents consistently supported: » Printed newsletters, noticeboards and local advertising » Information shared through schools, businesses and community buildings There was strong demand for free or low cost indoor spaces within walking distance, usable year round, and for activities that cater to: » Families with young children » Teenagers and young people » Older residents » People experiencing anxiety or reduced mobility Environmental conditions such as litter, dog fouling, antisocial behaviour and poor pavements were again cited as factors discouraging community use of shared space. Overall, strengthening community cohesion was seen to depend on: » Better communication » Improved use of existing buildings and spaces » Inclusive, low pressure programming » Attention to everyday environmental quality Locally led, small scale initiatives were consistently favoured over externally imposed or one off events. Connectivity and Moving Around Quantitative Results » Safety as a pedestrian: 3.1 / 5 » Safety as a cyclist: 2.5 / 5 » Safety in a vehicle: 3.4 / 5 » Ease of getting to desired locations by public transport: 3.8 / 5 » Ease of getting to desired locations by bicycle: 2.7 / 5 Qualitative Results Respondents expressed widespread dissatisfaction with everyday movement, describing both public transport and cycling as fragmented and unreliable. Public transport concerns focused on: » Reduced or withdrawn bus services, particularly in Whitehaugh and Seedhill » Low frequency services and poor reliability » Weak evening and off peak provision 27 Page 61 of 260
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These issues were seen as disproportionately affecting older people, families with young children and those with limited mobility, making access to healthcare, schools, shops and the town centre more difficult. Key gaps identified included connections to: » Paisley retail parks » Braehead, Renfrew and Linwood » Hospitals, the airport and Glasgow’s west end Respondents supported reinstated routes, higher daytime frequency particularly along Seedhill Road, improved park and ride provision at Hawkhead Station, and in some cases a new rail station serving Whitehaugh and Gallowhill. Cycling was widely perceived as unsafe. Barriers repeatedly cited included: » Fast moving traffic and aggressive driving » A lack of continuous, protected cycle routes » Hostile corridors such as Glasgow Road, Arkleston Road, Hawkhead Road and Arkleston Hill The absence of a legible network beyond isolated routes such as Sustrans Route 77 was seen as a key reason many residents do not cycle at all. Overall, responses point to the need for coordinated improvements across modes, combining reliable public transport with safe, continuous cycling routes. Without this, residents experience constrained travel choice and reduced access to everyday opportunities. Greenspace Quantitative Results » Greenspace in general: 3.5 / 5 » Diversity of greenspace: 3.3 / 5 Types of greenspace residents would like more access to: » 55% Wildflower or wild biodiversity areas » 46% Community gardens » 36% Allotments » 33% Picnic lawns » 27% Formal gardens » 25% Off leash dog areas Qualitative Results Respondents clearly distinguished between: » The presence of greenspace, rated relatively positively » The usability, diversity and programming of greenspace, rated much lower The issue is not a lack of green space, but a lack of spaces that support different ages, abilities and activities. Existing strengths lie in informal, everyday spaces used for: » Walking and dog walking » Sitting and informal socialising » Quiet time in greenery Naturalistic spaces, particularly woodland edges, were especially valued when accessible and buffered from traffic and noise. There was strong, consistent demand for: » Wildflower and biodiversity areas » Community gardens, particularly among disabled respondents and those in Seedhill » Shared, managed growing spaces rather than private allotments The clearest gaps relate to youth and teenage provision. Across all demographics, teenagers’ leisure space and places to safely spend time were among the lowest rated elements. Flexible, multi functional green space for free or low cost events and activities was also seen as lacking, particularly in lower income areas. Leisure Quantitative Results » Access to affordable or free leisure activities: 2.8 / 5 » Leisure space and opportunities for teenagers: 2.3 / 5 » Leisure space and opportunities for young children: 2.8 / 5 Activities residents currently access: » 43% Indoor solo fitness » 29% Outdoor solo fitness » 25% Wellbeing and wellness » 18% Outdoor skills » 12% Outdoor team sport » 10% Arts and crafts or social groups Activities residents would like access to: » 42% Arts and crafts or social groups » 39% Hard skills such as woodworking » 37% Soft skills such as reading or tech » 37% Wellbeing and wellness Qualitative Results Solo fitness dominates current activity patterns, though less so among disabled respondents and those in Seedhill, highlighting barriers of cost and accessibility. While team sport facilities exist, they are often perceived as: » Inaccessible » Poorly suited to diverse users » Lacking choice The strongest unmet demand is for: » Wellbeing and wellness activities » Outdoor community space linked to nature and growing » Arts, crafts and skills based activities This points to a lack of shared, flexible community space, rather than simply a lack of events. Respondents consistently emphasised the need for indoor spaces supported by adjacent outdoor areas, aligning leisure, greenspace and community infrastructure. Demographic Trends Location-Based Trends Most common demographic trends were based on where respondents lived within the area, across almost all questions. Refer to the map on the following page for reference of the four demographic areas that respondents were asked to identify as their location of residence. » Respondents who do not live in the project area rate the area significantly more negatively than those who do, particularly in themes concerning community, general atmosphere, safety after dark and safety while moving around. This suggests that external perceptions of the area are worse than the lived experience. » Residents in Zone A rate the area more positively, particularly for sense of community, daytime safety, pedestrian safety and vehicle safety. These respondents also rated a higher 28 Page 62 of 260
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satisfaction with greenspace quality, access and usability. This indicates an uneven spatial experience within the area, and that certain areas already have higher relative urban successes than others, requiring a more equitable ‘place specific’ strategy. » Residents in Zone C rate the area lower for safety, sense of community, leisure opportunities and youth provision. However, they were the most likely to already be attending art, craft or social group events. Zone C respondents gave lower ratings for diversity of greenspace, with fewer perceived leisure opportunities. This indicates a need for more diverse, intergenerational community space within this area, for filling both a perceived gap but also to support existing events already relied upon by some in this zone. Disability-Based Trends Disabled respondents gave the most consistently negative ratings across the survey. » Extremely lower deviations in ratings were given for safety after dark, pedestrian safety and vehicle safety. » Disabled respondents also rate the area lower for general atmosphere, sense of community and access and ease of movement. » Greenspace provision was rated moderately, whereas greenspace accessibility, usability and diversity of activity much lower. » This indicates that accessibility is not just a technical design issue but a wider quality-of-life and community inclusion issue to consider. Age-Based Trends There were no significant variances in responses across different age groups, however: » Older respondents (55+) generally are more positive about the area in regards to sense of community, general atmosphere and greenspace quality, implying that long-term familiarity and social embedding matters and that existing assets are working better for older, rather than younger, residents. » Younger respondents (under 35) rate the area more negatively for leisure opportunities (especially for teenagers and young people), diversity of activities and safety after dark. Gender-Based Trends Gender differences were the least extreme across all demographics, however women did rate safety after dark and personal safety when walking slightly lower than men. Focus Locations Refer to the map on the following page for reference of the focus location sites. General Summary Across all four typologies, respondents consistently favour context-responsive, modestly programmed, well-managed spaces that improve everyday life. There is limited appetite for “blank slate” development or over-intensification, and strong support for interventions that add social, environmental or mobility value, particularly where sites have long been vacant or neglected. The more sensitive and constrained the context, the stronger the expectation that uses should be locally beneficial, inclusive and carefully scaled. 1. East End Park / Urban neighbourhood greenspace People expect these spaces to function as everyday local parks, not as leftover land. There is strong support for modest but purposeful programming, particularly for children, young people and informal wellbeing activities. Respondents are open to play, informal sport, outdoor fitness and small community uses, provided the space is clearly defined, well maintained and feels safe. Poor environmental quality (dog fouling, lack of lighting, uninviting edges) is seen as the main barrier, rather than the principle of activity itself. Over- intensification is not sought, but doing nothing is viewed negatively. » People are open to: Play, youth facilities, informal sport, outdoor fitness, community gardening, small events » People resist: Undefined open space, neglect, poor maintenance, antisocial behaviour 2. East Lane Vacant Plot / Urban vacant back-street blocks Vacant urban plots are seen as needing to justify their existence locally, rather than simply maximising development value. People are open to housing in principle, but only where it is clearly appropriate to context and does not worsen traffic, safety or daylight—particularly near schools. There is strong support for child-, school- and family-focused uses, green relief in hard urban environments, and small community or youth facilities. These sites are expected to repair gaps in social and environmental infrastructure, not add pressure. C D A B 29 Page 63 of 260
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» People are open to: School play and sports space, community gardens, allotments, youth/community hubs, sensitive housing » People resist: Generic flatted development, car-dominated uses, schemes that worsen congestion or safety 3. Hawkhead Station Brownfield Blocks / Station-edge brownfield land These sites are primarily understood through a movement and access lens. There is strong consensus that land of this type should support public transport use, particularly through park-and-ride provision that relieves pressure on surrounding streets. However, respondents are also open to mixed solutions, combining parking with green space, allotments or community uses. Housing is acceptable where it is affordable or assisted and where parking and infrastructure issues are resolved. Single- use development that ignores station function is viewed unfavourably. » People are open to: Park-and-ride, mixed parking + green/community uses, accessible housing, small station-related amenities » People resist: Standalone housing or development that fails to address parking and transport impacts 4. Barshaw Park Woodlands / Woodland edge to major park Woodland-edge spaces are expected to remain predominantly natural and calm, acting as a counterbalance to more active park areas. There is strong resistance to built development and formal recreational infrastructure. People are open to light- touch, nature-led enhancements that improve access, learning and stewardship without eroding the woodland character. Safety is seen as a management issue rather than a reason for enclosure or intensification. » People are open to: Nature trails, woodland paths, outdoor learning, forest play, biodiversity projects, small-scale shared growing » People resist: Housing, hard infrastructure, over-programming, loss of woodland character Other Locations Respondents identified a small number of repeat, well-known underused sites, rather than many new locations. These tend to fall into three categories: » under-invested parks and play areas (particularly McKerrell Street and parts of Seedhill Playing Fields - refer to sites 5 and 6 on map), » vacant or derelict urban land and buildings (behind Glasgow Road - refer to site 7 on map; Lang Street, old industrial/social services sites), and » under-used cultural assets within Barshaw Park (bandstand area, model railway, zoo/amphitheatre). There was also a clear minority view emphasising the value of leaving some land unmanaged for biodiversity, rather than assuming all vacant land must be developed. 1 7 2 3 5 4 6 30 Page 64 of 260
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3.4 Statutory Consultation Per the policy requirements for adoption of a Local Place Plan, a statutory consultation period of 28 days was completed as a final stage in the development of this document. The following notice was issued to the parties listed below; no return comments or feedback was received. Notified parties: » Cllr. Graeme Clark » Cllr. Jennifer Adam » Cllr. Neill Graham » Cllr. Carolann Davidson » Cllr. John McNaughtan » Cllr. Will Mylet » Renfrew Community Council » Ralston Community Council » Paisley West & Central Community Council » Hawkhead and Lochfield Community Council Statutory parties not notified: » Charleston Community Council - inactive at time of notice » Hunterhill Community Council - inactive at time of notice » Gallowhill Community Council - inactive at time of notice Information Notice Copy Hello, I hope this finds you well. I am writing as the project lead for the consultant team appointed by Paisley East and Whitehaugh Community Council to assist with the development a Local Place Plan for their area. You may have already engaged with this project during our consultation process, however under the policy governing the development of Local Place Plans, a notice is required to be sent to all elected members within the relevant wards, and neighbouring community councils to the project area. As such, please find at the link below a copy of the draft Local Place Plan - if you have trouble accessing this document, please let me know. Please note this link expires after three days; if you need an updated link, do get in touch. Please note, this link will only remain active for three days; let me know if you require a new one. [Link provided for download of draft document]. The Paisley East and Whitehaugh Local Place Plan seeks to centre the local community’s voices in future planning decisions and strategy for their neighbourhood area. I encourage you to read the provided documents, which outline a series of initiatives, actions and ambitions for the Place Plan’s focus area, ranging from themes of greenery, community space, traffic impacts and movement, and transport/community hub opportunities which would be of interest and note to adjacent areas and community wellbeing. These are situated against the policy context of the new National Planning Framework 4, with consideration for changes within the development of the new Local Development Plan for Renfrewshire over the coming years. If you should have any queries or comments regarding this Local Place Plan as part of this notice period, please do get in touch with me directly by reply email. This statutory consultation period will close on 5:00pm the 8th April, 2026. Many thanks. Best, Samuel 31 Page 65 of 260
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Chapter 4: The Paisley East and Whitehaugh Place Plan Page 66 of 260
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4.1 Place Plan Structure This Local Place Plan is structured around a series of themed initiatives. Each initiative responds directly to community priorities identified through engagement and is grounded in relevant national and local planning policy. The four themes are: 1. Improved Community Space & Local Life 2. Hawkhead As A Green & Community Hub 3. Improved Parks, Biodiversity & Natural Play 4. Safer Streets, Improved Connection and an Integrated Active Network Together, these initiatives form a coordinated framework for the future of Paisley East & Whitehaugh, combining vision, spatial priorities and practical actions. Preceding the themed sections, the Place Plan begins with a set of General Aspirations that underpin the entire document. These aspirations capture the core values and long-term direction expressed by the community and provide a consistent foundation across all themes. Rather than presenting ideas as isolated projects, the plan is organised to: » Clarify the community’s aspirations » Identify necessary planning and policy changes » Highlight priority projects and opportunities » Support alignment with the statutory planning system Each themed section and its respective initiatives follow a consistent structure to make the document easy to navigate. General Aspirations The plan opens with a set of high-level aspirations that reflect what residents want for the future of the area. These aspirations: » Establish the shared principles guiding the plan » Apply across all themes » Provide a consistent benchmark against which future decisions can be assessed » Help ensure that individual projects contribute to a coherent whole They are not project-specific, but instead define the qualities and outcomes that should shape all change in the area. The Four Thematic Sections The core of the document is structured around four themes. Each theme begins with: » Theme Description An overview of why this theme matters in the local context and how it relates to the long-term future of Paisley East & Whitehaugh. » What the Community Said A summary of the key messages emerging from engagement, including recurring concerns, priorities and aspirations. This section reflects survey responses, workshops, stakeholder discussions and review of previous community input. Key Initiatives Within each theme, a series of Key Initiatives are presented. These form the core planning-focused recommendations of the Local Place Plan. Each initiative is structured consistently: » Initiative Description A clear statement of what the initiative proposes. » Basis for Amendment An explanation of why this initiative is needed, drawing on community engagement findings, and relevant desk-based research, site analysis and contextual study or planning history where relevant. This demonstrates the evidence base for the recommendation. » Key Actions Practical steps required to deliver or progress the initiative. These may include safeguarding land, refining policy wording, prioritising investment, undertaking feasibility studies, or establishing partnerships. » Policy Context Reference to relevant national and local planning policy (e.g. NPF4, Local Development Plan, Transport Strategy, Housing Strategy). This ensures alignment with the statutory planning framework. » Links to Other Initiatives Cross-referencing within the plan to show how themes interconnect and reinforce one another. These initiatives represent the formal planning component of the Local Place Plan and are intended to inform future Local Development Plan preparation and development management decisions. Wider Projects and General Recommendations Alongside planning amendments, each theme also identifies Wider Projects and Recommendations. These follow a similar structure to the initiatives but differ in that they: » Do not require formal planning policy amendment » Are not framed as statutory changes » Do not include detailed policy cross- referencing Instead, they focus on: » Community-led or partnership-based projects » Service improvements » Fundable projects » Local stewardship and management actions » Public realm or environmental enhancements These projects provide a community delivery-focused layer to the plan, ensuring that change is not limited to policy but extends to tangible improvements on the ground and a continued pathway for community action in the area. Summary of Place Plan Content The following section provides a comparative matrix of the entire Place Plan content, outlining each theme and its respective initiatives, along with the specific planning amendments and project links for each. Weighting of Priority The concluding section to this chapter provides an additional table which scores each initiatives against the general aspirations, and maps this against a scoring process carried out by the community council. This provides an indication of potential weighting of priority for each initiative. 33 Page 67 of 260
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4.2 Summary of Initiatives Initiative Relevant Policy or Strategies No. Description Mapped Links to other Initiatives NPF4 LDP21 or Other Amendments Theme One: Improved Community Space & Local Life Planning Amendment Initiatives 1A Make community space a condition of all larger-scale developments ü 1B, D, E, H, I; 3A; 4A 14, 15, 16, 18, 20, 23 LDP21 P1, P3, P5, P6, I1, I8; SG Creating Places, Green Network and Infrastructure, Open Space and Provision in New Developments 1B Prioritise the reuse of the heritage-listed Paisley Grammar secondary school building as a part-community space ü 1A, E, H, I 3, 4, 20, 21, 23 LDP21 P1, P6, ENV2, ENV3, ENV4 1C Prioritise housing to meet diverse local needs 16, 14, 15, 18 LDP21 P3, P1, P2, I1 1D Make integrated street and play infrastructure a condition in development of post-demolition sites ü 1A, F; 3A, E; 4A, B, D, F Extra Projects and General Recommendations 1E Explore interim or meanwhile community space at Lagoon Leisure Centre 1A, B, H, I 1F Install planters and modal filters for street play throughout Seedhill 1D; 3A, E; 4A, B, C, D, F 1G Install a ‘Hawkhead Hut’ as a wellbeing and community facility, in tandem to Theme Two initiatives 1H, I; 2A, B, D, E 1H Preferred activities within community spaces 1A, B, E, G, I; 2A D, E 1I Improve community communications 1A, B, D, E, F, G, H; 2A, D, E; 3A, C, D, E, G, H; 4B, D, F, G Theme Two: Hawkhead As A Green & Community Hub Planning Amendment Initiatives 2A Designate the vacant blocks near Hawkhead Station as a protected green space for community use ü 1G, H, I; 2B, C, D, E; 3D, H 15, 22, 23, 25, 26 LDP21 C1, P5, P1, I1 2B Designate the Hawkhead Station blocks as a ‘network of centres’ node for 20-minute city focussed development ü 2A, C, D, E; 4D, G 13, 15, 18, 22 LDP21 I1, I8, P1, P5 2C Strengthen Hawkhead Station as a key transport node and park-and-ride location ü 2A, B, E; 4D, I 13, 15, 18, 22 LDP21 I1, I8, P1 Extra Projects and General Recommendations 2D Create a community garden at the Hawkhead Station vacant blocks ü 1G, H, I; 2A, B, E; 3B, D, H; 4G 2E Install a small transport hub building and community café at the Hawkhead Station sites 1G, H, I; 2A, B, C, D; 4D, G Theme Three: Improved Parks, Biodiversity & Natural Play Planning Amendment Initiatives 3A Prioritise the reinstatement of McKerrell Street Playpark as a developer contribution project ü 1A, I; 3D, G, I 14, 15, 16, 18, 20, 23 LDP21 P1, P3, P6, I1, I8, ENV3, ENV4; SG Creating Places, Alterations and Extension to Existing Properties, Green Network and Infrastructure 3B Designate and protect wildflower and biodiversity sites ü 3C, F, D, H, I; 4C, G 13, 14, 15, 23 LDP21 I1, I8, P1 3C Designate and protect woodland areas and provide managed community access ü 1I; 3B, D, F, I; 4E 20, 15, 14, 18, 23 LDP21 P6, P1, P3, ENV3, ENV4 Extra Projects and General Recommendations 3D Prioritise safe wild/natural play spaces for young people ü 1I; 2A, D; 3A, D, F, G, H, I 3E Install parklets for play in tenement areas ü 1D, F, I; 4A, B 3F Create a woodland walk between the Abbey Mill Business Centre area and the White Cart Water pathway ü 3B; 4C, D, E, F 3G Reinstate and improve McKerrell Street Playpark ü 3H Focussed improvement of assets within Barshaw Park 3I General improvement and maintenance for parks and outdoor environment Page 68 of 260
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Initiative Relevant Policy or Strategies No. Description Mapped Links to other Initiatives NPF4 LDP21 or Other Amendments Theme Four: Safer Streets, Improved Connection and an Integrated Active Network Planning Amendment Initiatives 4A Make integrated traffic and street improvements a planning condition of major developments and the rebuilding of any demolished blocks ü 1D, F; 3E; 4D 13, 14, 15, 20 LDP21 I1, I8, P1, ENV3 4B Formalise and extend a School Street designation and scheme for Lacy Street ü 1F, I; 3B, E; 4D 13, 14, 23 LDP21 I1, I8, P1 4C Designate new core path pedestrian movement routes to be achieved through Abbey Mill Business Centre area ü 3C, F; 4D, E, F 14, 13, 23, 20 LDP21 P1, I1, I8, P6 4D Redesignate and prioritise the integration of an area-wide walking and cycling network ü 1D, F, I; 2B, C, E; 3E, F; 4A, B, C, E, F 13, 14, 15, 23 LDP21 I1, I8, P1, ENV3, ENV4 Extra Projects and General Recommendations 4E Create and maintain a woodland walk between the Abbey Mill Business Centre are and the White Cart Water pathway ü 1I; 3B, C, F; 4C, D, H 4F Build new openings and improved pathways from Glasgow Road, through Abbey Mill Business Centre and along the White Cart Water ü 3F; 4C, D, E 4G Engagement with transport providers and the local authority to provide wider coverage 2B, C, E 35 Page 69 of 260
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4.3 Core Community Aspirations The consultation process brought forward a number of core aspirations held by the local community. These were points of frequent concern or raised opportunities for the area, and led the development of all initiatives and projects within the Place Plan. The aspirations are listed below, organised into the three major categories which emerged during consultation. Community Life and Space 1. Accessible shared community space There is a need for central, accessible, shared community space that is free or low-cost to use, and not solely reliant on commercial venues. These spaces should support community groups, leisure, informal meetings and everyday community life. 2. Community space with an outdoor element Community spaces should, where possible, also include or be directly linked to outdoor space, allowing for flexible use, informal activity and connection to the environment. 3. Indoor and outdoor spaces for young people There is a need for dedicated spaces for young people of different age groups, both indoors and outdoors. These should support positive activity, wellbeing and social interaction, and help build custodianship and address antisocial behaviour. 4. Housing that meets local needs Housing should meet the needs of the local community, including in terms of type, affordability and accessibility, particularly for aging residents, and contribute positively to the surrounding area. Green Space and Natural Environment 5. Biodiversity and access to nature for wellbeing Green and natural spaces should better support biodiversity and provide opportunities for residents to spend time in nature, contributing to health and wellbeing. 6. A diversity of green spaces for different users and activities While there are key green spaces within the area, there is a need for a more diverse range of green spaces that cater for different ages, interests and activities, rather than a one-size-fits-all approach. 7. Quality and maintenance of green spaces The quality, safety and ongoing maintenance of green spaces are as important as their availability, and should be addressed alongside any new provision. Connectivity and Movement 8. Managing the impacts of traffic The impacts of through-traffic, including road safety, congestion, parking pressure and rat running, should be addressed to improve the everyday experience of local residents and make streets safer and more pleasant to use. 9. Quality, safety and management of streets The quality of streets should be improved through better lighting, safety measures and ongoing management, including addressing issues such as dog fouling, litter and graffiti, recognising their impact on perceptions of safety and pride in place. 10. A coherent walking and cycling network The area should benefit from a coordinated walking and cycling strategy, including routes through Seedhill, the use of modal filters where appropriate, improved connections to NCN7 via new pathways at Abbey Mill and along the Whitecart Water, and links eastwards to the Hawkhead Station and Barshaw Park. 11. Improved public transport connections to key destinations Public transport should better serve key destinations identified through community consultation, including through improved services and the exploration of reinstating or strengthening historic corridors 36 Page 70 of 260
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4.4 Theme One: Improved Community Space & Local Life This theme focuses on strengthening everyday community life in Paisley East and Whitehaugh through the provision of centrally-located, accessible, shared and inclusive community spaces. It recognises the current reliance on commercial venues and the lack of free or low-cost places for people to meet, take part in activities, and spend time together. The aim is to bring together planning-led requirements, reuse of existing buildings, housing considerations, and interim or small-scale actions to support social connection, youth provision, wellbeing and pride of place. Why? Consultation consistently identified a lack of accessible, non-commercial community space as a key barrier to participation, social connection and youth provision across Paisley East and Whitehaugh, particularly in the context of imminent redevelopment and demolition sites. This project responds by aligning community-led priorities with NPF4’s emphasis on inclusive, wellbeing-focused placemaking and the opportunity for the next Renfrewshire LDP to strengthen requirements for community infrastructure as part of new development. “There are very limited youth groups, social groups that would keep young people off the streets.” “Most places to meet are commercial or licensed, they don’t suit everyone.” “We need indoor space that also has access to outdoor space, not just one or the other.” “Activities exist, but space availability is the limiting factor.” Key Initiatives 1A. Make community space a condition of all larger-scale developments Require new development of scale to incorporate dedicated community space as part of their proposals. This space should be designed to support a range of everyday uses and be accessible to the wider community rather than limited to residents or commercial users. Community space should: • Be shared, inclusive and low-cost or free to access • Include an outdoor element to support wellbeing and accessibility • Provide intergenerational space, including provision for different age groups of young people • Have enough provision to be in use by a number of groups and diverse activities simultaneously (refer also to 1H) Basis for planning amendment Consultation consistently identified a lack of accessible, free or low-cost community space as a key barrier to participation and social connection, with respondents highlighting over-reliance on commercial venues and poor provision for year-round use. There was particularly strong demand for flexible indoor space linked to outdoor areas, supporting a wide range of ages and activities, including youth provision and wellbeing-focused uses. Engagement with key community stakeholders through local workshops frequently raised the issue that shared and easily accessible community space was their largest barrier to prolonged and effective activity in the area. The imminent development for the site (see: 25/0742/PAN) presents a unique and timely opportunity, which would ensure the redevelopment of this site contributes holistically to the local neighbourhood. Key actions • Define thresholds for “development of scale” where community space will be required, with particular reference of imminent works at Paisley Grammar (see: 25/0742/PAN) and the demolition of tenement sites in Seedhill • Set minimum expectations for size, accessibility and flexibility of community space • Encourage early discussion between developers, the community council and the local authority • Ensure long-term management and access arrangements are clear and secured Policy context: • NPF4 supporting policies: 14, 15, 16, 18, 20, 23 • LDP21 policies for amendment: P1, P3, P5, P6, I1, I8 • SG for amendment: Creating Places; Green Network and Infrastructure; Open Space and Provision in New Developments Links to other initiatives • 1B, D, E, H, I • 3A • 4A 1B. Prioritise the reuse of the heritage- listed Paisley Grammar secondary school building as a part-community space Support the reuse of the heritage-listed former secondary school building as a part-community facility, potentially alongside other compatible uses, within any future development of the site (see: 25/0742/PAN). The building could provide indoor space to complement new or improved community provision elsewhere. Basis for planning amendment The future of the former Paisley Grammar School site was repeatedly identified as a major opportunity to deliver community benefit, with respondents expressing strong support for reuse that provides shared facilities alongside any redevelopment. Consultation responses emphasised the importance of making better use of existing buildings to strengthen community life, rather than relying solely on new or temporary provision. This building forms part of the site for imminent development (see: 25/0742/ PAN) and presents a unique and timely opportunity, for integrating this historic building into a more holistic and community-oriented use. Key actions • Safeguard the building for community or mixed community use • Explore flexible layouts that allow multiple activities to take place • Encourage partnership approaches to management and operation • Ensure heritage considerations support, rather than restrict, active use Policy context: • NPF4 supporting policies: 3, 4, 20, 21, 23 37 Page 71 of 260
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• LDP21 policies for amendment: P1, P6, ENV2, ENV3, ENV4 Links to other initiatives • 1A, E, H, I 1C. Prioritise housing to meet diverse local needs Apply planning conditions to ensure new housing development meets the diverse needs of the local community, including consideration of supported, sheltered or accessible housing, particularly for allowing aging residents currently living within the area to relocate within their existing neighbourhoods. Basis for planning amendment Survey responses highlighted concern that new development should meet local needs rather than add pressure to already limited facilities, with particular emphasis on housing suitable for older residents and those with reduced mobility. Respondents supported housing that allows people to remain within their existing neighbourhoods while maintaining access to services, social networks and community spaces. With imminent developments at the site of Paisley Grammar School, and the demolition-and-rebuilding of Williamsburgh Housing Association sites in Seedhill, this is a unique and timely opportunity to ensure that the housing provided reflects local needs first. Key actions • Encourage affordable and sheltered housing • Promote accessibility and adaptability in new homes • Ensure housing integrates well with surrounding community spaces • Avoid housing delivery that increases pressure on already limited local facilities Policy context: • NPF4 supporting policies: 16, 14, 15, 18 • LDP21 policies for amendment: P3, P1, P2, I1 1D. Make integrated street and play infrastructure a condition in development of post-demolition sites Where demolished residential blocks are rebuilt (as is imminent in Seedhill), require development to actively contribute to improved street environments. This includes integrating traffic calming, greening and informal play into the design of streets and spaces around new housing. Measures may include: • Modal filters and reduced through- traffic • Planters and street greening • Space for informal street play • Improved lighting and overall pride of place Basis for planning amendment Consultation identified poor street quality, traffic dominance and a lack of safe space for children as key issues undermining everyday life and community confidence, particularly in areas affected by demolition and vacancy. Respondents supported redevelopment that actively improves streets through greening, traffic calming and informal play, rather than housing- led schemes that worsen safety or environmental conditions. Key actions • Embed street design requirements within redevelopment briefs • Coordinate housing delivery with movement and greening initiatives • Ensure ongoing maintenance responsibilities are clear • All to be delivered through co-design with residents and users Links to other initiatives: • 1A, F • 3A, E • 4A, B, D, F Extra Projects 1E. Explore interim or meanwhile community space at Lagoon Leisure Centre Explore whether elements of required community space could be provided on an interim or backup basis through the Lagoon Leisure Centre, particularly where permanent provision is delayed. Key actions • Identify suitable spaces within the leisure centre • Clarify availability, access and operating arrangements • Use meanwhile provision to test activities and demand • Ensure interim use does not replace long-term provision Links to other initiatives: • 1A, B, H, I 1F. Install planters and modal filters for street play throughout Seedhill Introduce planters and modal filters on residential streets in Seedhill to reduce traffic dominance and create safer, more sociable spaces for informal play and community interaction, particularly for those without gardens. Key actions • Identify suitable streets and pilot locations • Combine greening with traffic management measures • Involve residents in design and placement Links to other initiatives: • 1D • 3A, E • 4A, B, C, D, F 1G. Install a ‘Hawkhead Hut’ as a wellbeing and community facility, in tandem to Theme Two initiatives Explore the creation of a small community hut as part of wider recommended initiatives near Hawkhead Station, potentially located within or adjacent to garden space, to support wellbeing- focused and informal community uses such as a youth activity, sauna/community bathing, workshops or small gatherings. Key actions • Identify an appropriate location and scale • Explore lightweight or temporary structures • Clarify management and access arrangements • Ensure compatibility with surrounding uses Links to other initiatives: • 1H, I • 2A, B, D, E 38 Page 72 of 260
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General Recommendations 1H. Preferred activities within community spaces Community spaces should support a wide range of activities, including: • Arts and crafts • Practical or “hard skills” workshops • Technical or digital activities • Wellbeing and wellness uses Beyond provision for general meeting space, this mix should be considered when designing, fitting out and managing spaces. Links to other initiatives: • 1A, B, E, G, I • 2A D, E 1I. Improve community communications Improve local communication channels to help residents understand what is happening in the area and how to get involved. This may include noticeboards, newsletters, digital platforms or other locally accessible formats. This initiative would cut across nearly all actions, not only in facilitating community interest and involvement, but also building community buy-in for initiatives and positive interactions with community engagement or consultation efforts. Links to other initiatives: • 1A, B, D, E, F, G, H • 2A, D, E • 3A, C, D, E, G, H • 4B, D, F, G 39 Page 73 of 260
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[1B] Heritage school building [1A] Paisley Grammar School site [1D] Seedhill housing sites 40 Page 74 of 260
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4.5 Theme Two: Hawkhead As A Green & Community Hub This theme focuses on the opportunities presented by the vacant block sites adjacent to Hawkhead Station, in the creation of a multifunctional local hub, combining green space, community use and transport functions. It recognises the strategic role of the station area as both a gateway and an opportunity to bring together everyday movement, social activity, community space, outdoor activities, food growing and wellbeing in a single, accessible location. The theme brings together planning designations, community-led initiatives and supporting facilities to establish this area and Hawkhead Station as a key neighbourhood node: a place to pass through, spend time in, and connect with the wider area. Why? Survey responses and stakeholder engagement repeatedly highlighted the vacant land around Hawkhead Station as a rare and strategic opportunity to deliver multifunctional green, community and transport-related uses on publicly owned land. The project reflects strong community support for green-led regeneration at this location and aligns with NPF4’s place-based, 20-minute neighbourhood approach, suggesting a clear role for the next Renfrewshire LDP in safeguarding and directing development at key local nodes. “This area could be a real asset to the community, not just left vacant.” “It’s a key place to pass through, but there’s no reason to stop or spend time.” “Green space here would benefit people using the station and the neighbourhood.” Key Initiatives 2A. Designate the vacant blocks near Hawkhead Station as a protected green space for community use Formally designate the Hawkhead Station blocks as green space within planning policy, safeguarding them from inappropriate development and establishing their long-term role in supporting wellbeing, biodiversity and community use. Basis for planning amendment Respondents consistently identified the Hawkhead Station area as a key opportunity to deliver green, community- focused uses on long-vacant land, rather than intensive or single-use development. There was strong support for green space that contributes to wellbeing, biodiversity and everyday use, particularly where sites sit at the interface between neighbourhoods and transport infrastructure. With previous efforts for development at these sites being unfeasible due to inadequate servicing infrastructure, and with ownership by the local authority, these two blocks present a significant and rare opportunity for a large and transformative scale of placemaking in line with contemporary national planning policy. Key actions • Apply a formal green space designation to the station blocks • Clarify acceptable and unacceptable uses within this designation • Protect openness while allowing for compatible community activity • Ensure future proposals reinforce, rather than erode, green function Policy context: • NPF4 supporting policies: 15, 22, 23, 25, 26 • LDP21 policies for amendment: C1, P5, P1, I1 Links to other initiatives • 1G, H, I • 2B, C, D, E • 3D, H 2B. Designate the Hawkhead Station blocks as a ‘network of centres’ node for 20-minute city focussed development Recognise the Hawkhead Station blocks as part of a local ‘network of centres’, to catalyse their holistic position within wider planning strategy and community development, reflecting their combined potential as a transport interchange, community destination and focal point for local activity. Basis for planning amendment Consultation responses framed the Hawkhead Station area primarily through its role as a movement and access hub, with support for development that strengthens its function as a local centre rather than treating it as an isolated site. Respondents were supportive of modest, mixed uses that combine transport, green space and community activity, provided scale and impact are carefully managed. Key actions • Identify the station area as a local node within strategy structure • Support small-scale, community- serving uses alongside green space • Ensure any built elements remain modest in scale and complementary to the setting • Strengthen the relationship between movement, social activity and landscape Policy context: • NPF4 supporting policies: 13, 15, 18, 22 • LDP21 policies for amendment: I1, I8, P1, P5 Links to other initiatives • 2A, C, D, E • 4D, G 2C. Strengthen Hawkhead Station as a key transport node and park-and-ride location Increase the emphasis on Hawkhead Station as a transport node, including consideration of additional or improved parking to support park-and-ride, while managing impacts on the wider site for community use, and the surrounding streets and spaces. Basis for planning amendment Survey findings highlighted ongoing pressure on local streets from parking and limited public transport choice, alongside strong support for improved park-and-ride provision at Hawkhead Station. Respondents viewed improved station facilities as a way to relieve local congestion while improving access to wider destinations, particularly for older residents and those with limited mobility. Key actions • Review existing parking provision and demand • Explore opportunities for modest expansion or reconfiguration • Integrate parking with landscape and green space improvements 41 Page 75 of 260
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• Ensure transport function supports, rather than dominates, the wider hub Policy context: • NPF4 supporting policies: 13, 15, 18, 22 • LDP21 policies for amendment: I1, I8, P1 Links to other initiatives • 2A, B, E • 4D, I Extra Projects 2D. Create a community garden at the Hawkhead Station vacant blocks As part of this wider project, establish a community garden at Hawkhead Station, providing space for food growing, outdoor activity and informal gathering. This may include a small community hut to support gardening activity and provide flexible indoor or sheltered space, including for young people. Community gardens were favoured by the community significantly over private allotments. Key actions • Identify suitable areas for growing and shared use • Support community-led management and stewardship • Integrate garden layout with green space designation • Link garden activity to wider wellbeing and learning opportunities Links to other initiatives • 1G, H, I • 2A, B, E • 3B, D, H • 4G 2E. Install a small transport hub building and community café at the Hawkhead Station sites Explore the creation of a small-scale transport hub with seating and café provision at Hawkhead Station, as part of the recommendation to turn the adjacent vacant blocks into a community green space. This could support waiting, social interaction and generate income to help sustain the community garden and related activities. Key actions • Test demand for café and seating provision • Identify appropriate scale and location • Explore community-run or social enterprise models • Ensure uses remain complementary to green space and transport roles Links to other initiatives • 1G, H, I • 2A, B, C, D • 4D, G 42 Page 76 of 260
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[2A, B, C, D] Hawkhead Site 43 Page 77 of 260
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4.6 Theme Three: Improved Parks, Biodiversity & Natural Play This theme focuses on strengthening the role of parks, green spaces and natural areas across Paisley East and Whitehaugh, with an emphasis on biodiversity, diversity of use, everyday wellbeing and play. While the area benefits from a number of green assets, consultation highlighted uneven quality, limited diversity of use, and gaps in provision for older children, young people and those without access to private outdoor space. Planning-led protection and improvement of key green spaces is brought together with targeted initiatives to support natural play, local stewardship and better connections between parks, woodlands and surrounding neighbourhoods. Why? Consultation demonstrated strong demand for better quality, more diverse and better- connected green spaces, alongside concern about the loss, underinvestment or inaccessibility of existing parks and natural areas, particularly for children and young people. This project translates those priorities into a coordinated approach to protection, enhancement and developer contributions, consistent with NPF4’s focus on biodiversity, health and equitable access to green space, and highlighting areas where the Renfrewshire LDP would benefit from clearer safeguards and delivery mechanisms. “Bring back the equipment on McKerrell Street, it’s been left to rot.” “Wildflower and ‘wilder’ green spaces are what we’re missing.” “Parks are there, but the quality and maintenance put people off using them.” “There should be more natural play and outdoor activity for older children.” Key Initiatives 3A. Prioritise the reinstatement of McKerrell Street Playpark as a developer contribution project Position McKerrell Street Park as a focus for developer contributions associated with any demolition and rebuilding, or general development, of surrounding tenement blocks. Investment should support the park’s role as a crucial, shared neighbourhood space that caters for a wide range of ages and activities, within an area of multi deprivation. Basis for planning amendment The closure of McKerrell Street Playpark was repeatedly raised negatively by residents, and identified as an under- invested asset within an area of high need, with respondents highlighting limited play and leisure provision for children and young people. Consultation supported targeted reinvestment linked to surrounding development, particularly where this improves equity of access to high-quality green and play space. Young people also frequently stated that their parents would not allow them to play in Barshaw Park due to its distance from their home and lack of passive surveillance. Key actions • Identify McKerrell Street Park as a priority recipient of developer contributions • Set clear expectations for the type and quality of improvements required • Coordinate park upgrades with surrounding housing delivery • Ensure long-term maintenance arrangements are considered alongside capital works Policy context: • NPF4 supporting policies: 14, 15, 16, 18, 20, 23 • LDP21 policies for amendment: P1, P3, P6, I1, I8, ENV3, ENV4 • SG for amendment: Creating Places; Alterations and Extension to Existing Properties; Green Network and Infrastructure Links to other initiatives • 1A, I • 3D, G, I 3B. Designate and protect wildflower and biodiversity sites Designate and protect ‘in-between’ areas as wildflower and biodiversity areas, with particular reference to the borders and southern vacant spaces of the Seedhill playing fields and the vacant block by Garthland Lane. These areas should contribute to habitat creation, nature recovery and informal enjoyment. Basis for planning amendment There was strong and consistent demand for wildflower and biodiversity-rich spaces, with over half of respondents identifying this as a priority type of greenspace. Consultation responses emphasised that these areas should be intentionally managed and protected, rather than treated as leftover or neglected land. The site at Garthland Lane is identified in the LDP as a potential housing land supply site; this would require redesignation to protect it as open space. Key actions • Redesignate the site by Garthland Lane • Formalise a rich biodiversity-focused designations in planning policy, not just ‘no-mow’ fields • Encourage low-intervention management approaches • Support habitat connectivity between sites • Balance biodiversity enhancement with safe and appropriate public access Policy context: • NPF4 supporting policies: 13, 14, 15, 23 • LDP21 policies for amendment: I1, I8, P1 Links to other initiatives • 3C, F, D, H, I • 4C, G 3C. Designate and protect woodland areas and provide managed community access Formalise the protection of identified woodland areas while supporting managed community access for walking, nature connection and informal recreation. Basis for planning amendment Woodland-edge spaces were widely valued for their natural character and wellbeing benefits, with respondents expressing strong resistance to built development or over-programming in these locations. Consultation supported light-touch improvements that enhance access and learning while retaining a calm, predominantly natural environment. The identified strip of woodland between the eastern boundary of Abbey Mill Business Centre and the White Cart Water is a unique site in its lack of development, 44 Page 78 of 260
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split-ownership, limited opportunity of development due to its geometry, and positioning in connecting Seedhill Road access points to the White Cart Water pathway. Key actions • Safeguard woodland areas from inappropriate development • Identify and formalise access points and routes • Manage paths and edges to balance access with habitat protection • Encourage community involvement in stewardship where appropriate Policy context: • NPF4 supporting policies: 20, 15, 14, 18, 23 • LDP21 policies for amendment: P6, P1, P3, ENV3, ENV4 Links to other initiatives • 1I • 3B, D, F, I • 4E Extra Projects 3D. Prioritise safe wild/natural play spaces for young people Introduce or enhance wild and natural play spaces that make use of landscape features, vegetation and topography. These spaces should feel informal, imaginative and integrated with their surroundings, while benefiting from good natural surveillance to allow play closer to family homes. Key actions • Identify suitable locations within or adjacent to existing green spaces • Use natural materials and landscape features • Ensure play spaces are visible and feel safe • Support a range of ages, including older children Links to other initiatives • 1I • 2A, D • 3A, D, F, G, H, I 3E. Install parklets for play in tenement areas Introduce small-scale parklets within streets and spaces serving tenement areas, providing opportunities for play, social interaction and greening where private outdoor space is limited. Key actions • Identify suitable streets or underused spaces • Integrate parklets with traffic calming and greening measures • Involve residents in design and stewardship Links to other initiatives • 1D, F, I • 4A, B 3F. Create a woodland walk between the Abbey Mill Business Centre area and the White Cart Water pathway Create a woodland walking route linking the White Cart Water pathway and Abbey Mill Business Centre, providing a new continuous, attractive and nature-based alternative connection. Key actions • Identify and protect the preferred alignment • Improve path surfaces and wayfinding • Integrate lighting only where appropriate and sensitive • Manage vegetation to maintain safety and accessibility • Explore potential to link to and integrate Anchor Bowling Club for access and continued eastward through-routes along White Cart Water Links to other initiatives • 3B • 4C, D, E, F General Recommendations 3G. Reinstate and improve McKerrell Street Playpark Reinstate the playpark on McKerrell Street and provide new and improved features for its safe use by the local community. 3H. Focussed improvement of assets within Barshaw Park Continue to invest in and improve existing assets within Barshaw Park, including features such as the bandstand, petting zoo and model railway, to ensure the park remains attractive, well-used and relevant to a wide range of users across future generations. 3I. General improvement and maintenance for parks and outdoor environment Work with the local authority to address ongoing issues across parks and green spaces, including: • Lighting • Dog fouling • Litter • Routine maintenance These improvements are essential to support confidence, safety and everyday use. 45 Page 79 of 260
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[3B, D] Playing field sites [3B, D] Garthland Lane site [3B, C, F] White Cart Water woodland [3B, C] Barshaw Park woodland [3E] Seedhill tenement area [3A, G] McKerrell Street playpark 46 Page 80 of 260
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4.7 Theme Four: Safer Streets, Improved Connection and an Integrated Active Network This theme focuses on improving movement, safety and connectivity across Paisley East and Whitehaugh. It responds to concerns around traffic dominance, safety, street quality and limited alternatives to car travel. The project brings together measures to reduce the negative impacts of traffic, improve the everyday experience of streets, and establish a coherent walking, cycling and public transport network that connects neighbourhoods, green spaces and key destinations. Initiatives in this theme recognise streets not only as routes for movement, but as important public spaces that contribute to wellbeing, social interaction and pride of place. Why? Traffic impacts, poor street quality and limited safe alternatives to car travel were among the most frequently raised issues through consultation, affecting everyday movement, safety and confidence across the area. This project responds by setting out a joined-up approach to street improvement, active travel and public transport connectivity, directly supporting NPF4’s sustainable transport priorities and providing a clear framework for the next Renfrewshire LDP to embed movement, safety and placemaking objectives more consistently. “I don’t feel safe at night, and there’s dog fouling, poor lighting, and lack of care.” “Too many cars using residential streets as shortcuts.” “Encouraging cycling and walking would mean less traffic and safer streets for kids.” “Public transport exists, but it doesn’t connect well to where people actually go.” Key Initiatives 4A. Make integrated traffic and street improvements a planning condition of major developments and the rebuilding of any demolished blocks Where large developments are planned and demolished residential blocks are rebuilt, require development to actively contribute to improved street environments. Proposals should integrate traffic management, greening and public realm improvements that support safer movement and everyday social use of streets. Measures may include: • Modal filters and reduced through- traffic • Planters and street greening • Space for informal play and social activity • Improved lighting and overall street quality Basis for planning amendment Traffic impacts, poor street quality and safety concerns were among the most frequently cited issues across the survey, particularly in relation to rat running, parking pressure and conditions after dark. Respondents supported development that actively contributes to safer, greener streets rather than exacerbating existing problems. Key actions • Embed street and movement requirements within redevelopment briefs • Coordinate housing delivery with wider movement and greening strategies • Use co-design to shape layout, materials and features • Clarify long-term maintenance responsibilities Policy context: • NPF4 supporting policies: 13, 14, 15, 20 • LDP21 policies for amendment: I1, I8, P1, ENV3 Links to other initiatives • 1D, F • 3E • 4D 4B. Formalise and extend a School Street designation and scheme for Lacy Street With the joint-location of both Williamsburgh Primary School and St. John Ogilvie Primary School, improve and formalise a School Street scheme along Lacy Street to prioritise safety, reduce traffic impacts and improve the everyday experience of the street, particularly for children and families. Improvements may include: • Time-based traffic restrictions • Traffic-calming improvements • Enhanced lighting and visibility • Greening and public realm improvements • Co-designed features that build local ownership Basis for planning amendment Consultation highlighted safety concerns around schools and school travel times, with particular emphasis on traffic, parking and poor street conditions discouraging walking and everyday use. Respondents supported measures that prioritise children’s safety while also improving the wider quality and usability of the street environment. The close proximity of both primary schools in the area along Lacy Street, its key positioning as a route between Glasgow and Seedhill Roads, and the through-routes to local playing fields would make this a powerful single placemaking initiative for the area. Key actions • Formalise and extend the School Street designation • Coordinate traffic management with school and residents • Integrate public realm improvements alongside restrictions Policy context: • NPF4 supporting policies: 13, 14, 23 • LDP21 policies for amendment: I1, I8, P1 Links to other initiatives • 1F, I • 3B, E • 4D 4C. Designate new core path pedestrian movement routes to be achieved through Abbey Mill Business Centre area Designate new core pathways through Abbey Mill Business Centre, with new openings and improved pathways for accessing and moving through the area, to improve permeability and establish new connections between East End Park and the White Cart Water. Basis for planning amendment Respondents consistently identified poor permeability and severance as barriers to walking, particularly between green 47 Page 81 of 260
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spaces, neighbourhoods and public transport hubs. Consultation supported new and improved pedestrian routes where they provide clear everyday benefits and feel safe, legible and well overlooked. Blocks within and around Abbey Mill Business Centre are large and often have inconvenient or single points of access which disrupt practical and clear flow of pedestrian movement. This area is a key junction between Edge Hill Park, Seedhill Road, the White Cart Water and the public realm around Paisley Abbey, and improving its cross-connectivity would allow these areas to more effectively act as a network node. Key actions • Identify preferred routes and access points • Secure land or access agreements where required • Upgrade path surfaces, lighting and signage • Ensure routes feel safe, legible and overlooked Policy context: • NPF4 supporting policies: 14, 13, 23, 20 • LDP21 policies for amendment: P1, I1, I8, P6 Links to other initiatives • 3C, F • 4D, E, F 4D. Redesignate and prioritise the integration of an area-wide walking and cycling network Deliver a coherent walking and cycling network across the area, linking neighbourhoods, schools, parks and transport nodes. The network should prioritise safety, directness and comfort for users of all ages and abilities. Key connections include: • Focussing East-West movement along Seedhill Road as a preferred corridor to Glasgow Road • Modal filters connecting south from Glasgow Road • Connections to NCN7 via Abbey Mill Business Centre and across the White Cart Water using new pathways • Links eastwards to Hawkhead Station and north to Barshaw Park, incorporating the recommended Hawkhead Station transport node improvement Basis for planning amendment Survey responses showed low confidence in cycling safety and dissatisfaction with fragmented routes, with many residents citing fast traffic and hostile corridors as reasons for not cycling at all. Respondents supported a coordinated network that prioritises continuity, safety and connection to key destinations rather than isolated improvements. The proximity of the NCN7, the opportunities presented by the public realm by Paisley Abbey and routes that could be formed to circumvent Abbey Hill Business Centre and Glasgow Road would allow the White Cart Water, Seedhill and Hawkhead Station corridor to be a practical and low-impact initiative. This would see Seedhill Road akin to Victoria Road in Glasgow’s southside taking the majority of cycling traffic, allowing Glasgow Road to remain a core route akin to Pollokshaws or Cathcart Road. Key actions • Safeguard alignments for future walking and cycling routes • Coordinate delivery across multiple projects and sites • Use a consistent design approach to improve legibility • Ensure new development contributes to network delivery Policy context: • NPF4 supporting policies: 13, 14, 15, 23 • LDP21 policies for amendment: I1, I8, P1, ENV3, ENV4 Links to other initiatives • 1D, F, I • 2B, C, E • 3E, F • 4A, B, C, E, F Extra Projects 4E. Create and maintain a woodland walk between the Abbey Mill Business Centre are and the White Cart Water pathway Support delivery of a woodland walking route between the White Cart Water and Abbey Mill Business Centre, providing a pleasant and direct connection which integrates with green space initiatives and the proposal for an improved walking and cycling network. Key actions • Coordinate route delivery with wider access improvements • Ensure consistent wayfinding and surfacing • Manage vegetation to maintain safety and comfort Links to other initiatives • 1I • 3B, C, F • 4C, D, H 4F. Build new openings and improved pathways from Glasgow Road, through Abbey Mill Business Centre and along the White Cart Water Create new openings and upgrade existing pathways to improve permeability and reduce severance, particularly in areas currently dominated by large blocks or inactive frontages. Key actions • Identify priority locations for new connections • Remove physical barriers where possible • Upgrade surfaces and lighting • Ensure routes are well overlooked and feel safe Links to other initiatives • 3F • 4C, D, E General Recommendations 4I. Engagement with transport providers and the local authority to provide wider coverage Use the findings of this Local Place Plan to engage with public transport providers and the local authority on improved services, reinstated or strengthened corridors, and better integration between transport modes. Key actions Links to other initiatives • 2B, C, E 48 Page 82 of 260
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[4B] Lacy Street [4D] Hawkhead travel hub [4D] Connection to NCN7 [4A] Paisley Grammar and Seedhill sites [4C, D, E, F] Woodland walk to White Cart Water pathway [4D] Seedhill Road corridor [4D] Hawkhead Road corridor [4C, H] Abbey Mill Business Centre core pathways zone [4D] Seedhill permeability zone 49 Page 83 of 260
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4.8 Weighting of Initiatives Initiative Community Aspirations Met Community Scoring Comparative Weighting No. Description 1 2 3 4 5 6 7 8 9 10 11 Total Score (of 16) Priority (4 stars) Multiplier (Aspirations x Priority) Weighting Theme One: Improved Community Space & Local Life Planning Amendment Initiatives 1A Make community space a condition of all larger-scale developments ü ü ü 3 16 4 12 Medium 1B Prioritise the reuse of the heritage-listed Paisley Grammar secondary school building as a part- community space ü ü ü 3 16 4 12 Medium 1C Prioritise housing to meet diverse local needs ü ü 2 16 4 8 Lower 1D Make integrated street and play infrastructure a condition in development of post-demolition sites ü ü ü ü ü 5 15 4 20 Higher Extra Projects and General Recommendations 1E Explore interim or meanwhile community space at Lagoon Leisure Centre ü ü 2 10 3 6 Lower 1F Install planters and modal filters for street play throughout Seedhill ü ü ü ü 4 10 3 12 Medium 1G Install a ‘Hawkhead Hut’ as a wellbeing and community facility, in tandem to Theme Two initiatives ü ü ü ü 4 8 2 8 Lower 1H Preferred activities within community spaces ü ü ü 3 16 4 12 Medium 1I Improve community communications ü ü ü 3 15 4 12 Medium Theme Two: Hawkhead As A Green & Community Hub Planning Amendment Initiatives 2A Designate the vacant blocks near Hawkhead Station as a protected green space for community use ü ü ü ü ü ü 6 11 3 18 Higher 2B Designate the Hawkhead Station blocks as a ‘network of centres’ node for 20-minute city focussed development ü ü ü ü 4 8 2 8 Lower 2C Strengthen Hawkhead Station as a key transport node and park-and-ride location ü ü ü ü 4 16 4 16 Higher Extra Projects and General Recommendations 2D Create a community garden at the Hawkhead Station vacant blocks ü ü ü ü 4 8 2 8 Lower 2E Install a small transport hub building and community café at the Hawkhead Station sites ü ü ü 3 8 2 6 Lower The table below outlines all initiatives in the Place Plan and scores them against the general aspirations as a set of key criteria (i.e. 1 point per aspiration met). A total score is then provided. In the final drafting process of the Place Plan, Paisley East and Whitehaugh Community Council hosted an open session where members of the public who had provided their contact details as part of the online survey could attend to see the shortlist of initiatives proposed. Based on this process, the community council then scored each initiative out of 16, and subsequently used this score to rank these based on a priority of very low to high (i.e. 1- very low, to 4-high). For the purposes of this table, the general aspiration score is multiplied by the community council’s priority ranking. This provides an overview of weighting in projects which align to meet both community priority and have highest impact based on community aspiration. It is important to note that this is not a robust quantitative method, but rather a useful tool for illustrating potential project impact. The weighting should not be read as a hierarchy of overall priority. All projects in the Place Plan have been deemed necessary by the community council and have been based upon important community engagement feedback. Reading separately the community aspiration scores and community council prioritising will illustrate this. The weightings within this table will hopefully be useful, however, in streamlining actions and decision making when a holistic approach is needed and not all initiatives can be actioned at once or in the immediate term. 50 Page 84 of 260
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Initiative Core Community Aspirations Met Community Scoring Final Weighting No. Description 1 2 3 4 5 6 7 8 9 10 11 Total Score (of 16) Priority (4 stars) Multiplier (Aspirations x Priority) Weighting Theme Three: Improved Parks, Biodiversity & Natural Play Planning Amendment Initiatives 3A Prioritise the reinstatement of McKerrell Street Playpark as a developer contribution project ü ü ü ü 4 16 4 16 Higher 3B Designate and protect wildflower and biodiversity sites ü ü 2 13 4 8 Lower 3C Designate and protect woodland areas and provide managed community access ü ü ü ü ü 5 12 3 15 Medium Extra Projects and General Recommendations 3D Prioritise safe wild/natural play spaces for young people ü ü ü ü 4 13 4 16 Higher 3E Install parklets for play in tenement areas ü ü ü ü ü 5 10 3 15 Medium 3F Create a woodland walk between the Abbey Mill Business Centre area and the White Cart Water pathway ü ü ü ü 4 9 3 12 Medium 3G Reinstate and improve McKerrell Street Playpark ü ü ü ü 4 16 4 16 Higher 3H Focussed improvement of assets within Barshaw Park ü ü ü 3 15 4 12 Medium 3I General improvement and maintenance for parks and outdoor environment ü ü ü ü 4 15 4 16 Higher Theme Four: Safer Streets, Improved Connection and an Integrated Active Network Planning Amendment Initiatives 4A Make integrated traffic and street improvements a planning condition of major developments and the rebuilding of any demolished blocks ü ü ü 3 15 4 12 Medium 4B Formalise and extend a School Street designation and scheme for Lacy Street ü ü ü 3 15 4 12 Medium 4C Designate new core path pedestrian movement routes to be achieved through Abbey Mill Business Centre area ü ü ü 3 9 3 9 Lower 4D Redesignate and prioritise the integration of an area-wide walking and cycling network ü ü ü ü ü 5 11 3 15 Medium Extra Projects and General Recommendations 4E Create and maintain a woodland walk between the Abbey Mill Business Centre are and the White Cart Water pathway ü ü ü ü ü 5 8 2 10 Lower 4F Build new openings and improved pathways from Glasgow Road, through Abbey Mill Business Centre and along the White Cart Water ü ü ü ü ü 5 7 2 10 Lower 4G Engagement with transport providers and the local authority to provide wider coverage ü ü 2 16 4 8 Lower 51 Page 85 of 260
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52 Appendicies Page 86 of 260
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Appendix One: Online Survey Results Following are the results from completed submissions of the online survey. Demographics 1. Where in the project area do you live? This helps us to understand if any areas have any specific opportunities or challenges. 2. What is your age group? 3. What best describes your gender identity? 4. What best describes your ethnic background? 5. How long have you lived in the United Kingdom? 6. Do you have a disability or health condition that limits your ability to move around? General Thoughts 1. How do you rate the general atmosphere of the area (i.e. noise, visual appeal, litter, air quality, street condition etc.)? 2. How do you rate the safety of this area when it’s dark? 3. How do you rate the safety of this area during daylight hours? 4. How do you rate the safety of this area for children around school hours? Everyday Life 1. How do you rate the area for access to key services overall (i.e. doctor, fresh groceries, pharmacy)? 2. Are there any services from the below list that the area could have better access to? Other / open responses: » Safe outdoor space for children » Community hall 3 Stars Majority: 3 stars (57%) 1 2 3 4 5 4 Stars Majority: 4 stars (52%) 1 2 3 4 5 3.5 Stars Majority: 4 stars (51%) 1 2 3 4 5 4.2 Stars Majority: 5 stars (45%) 1 2 3 4 5 2.9 Stars Majority: 3 stars (45%) 1 2 3 4 5 Zone A 25% 38% 13% 11% 10% 1% 1% Zone C Zone D Zone B I live nearby, but not in the project area I don’t live nearby or in the project area Prefer not to say I was born in the United Kingdom 7% 87% 5% 0% Over 5 years 1 - 5 years Less than one year; Prefer not to say No 17% 77% 5% Yes Prefer not to say White Scottish / British 3% 93% 11% 1% 1% 0% Other white background Other Black, Caribbean or African Background Scottish / Mauritian Scottish / Native American White Polish; White Irish; Black Scottish / Black British; Arabic / Arabic Scottish / Arabic British; Middle Eastern / Middle Eastern Scottish / Middle Eastern British; Other Arabic or Middle Eastern background; Chinese / Chinese Scottish / Chinese British; Other East or South-East Asian background; Indian / Indian British / Indian Scottish; Pakistani / Pakistani British / Pakistani Scottish; Bangladeshi / Bangladeshi British / Bangladeshi Scottish; Other South Asian background; Prefer not to say Woman 23% 76% 1% 0% Man Prefer not to say Trans Woman, Trans Man, Non-Binary, Genderqueer/-fluid 56- 65 24% 25% 18% 15% 14% 3% 0% 46 - 55 36 - 45 26 - 35 Over 65 16 - 25 Under 16 Bank 39% 61% 23% 22% 21% 14% 13% Library and public technology facilities / working space Social welfare and support services Healthcare Groceries and fresh produce Post office Childcare 53 Page 87 of 260
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» Play area/ recreational area for children and teenagers. Clubs for teenagers to keep them occupied » Spaces for community connection » Biodiversity Areas » Night Buses » Allotments in the waste ground of barshaw park nor to old hall road » Recreational opportunoties » Live Music/Entertainment/Arts » Better pavement surfaces. In poor state of repair and filthy in front of shops » A breakfast club for the schools as there is no provision in the area. There is one but it’s now at capacity and the school (Williamsburgh) doesn’t have the adequate staff to run it. » Community Centre not a community flat » Youth club, toddler/young kids clubs on afternoon. One at Sherwood church in morning but nothing of interest in afternoon or early evening » Nothing specific » Dedicated community owned and managed space » Youth work provision, community centre/space/hub » Social Housing , Buses after peak hours » Small shops, cafes 3. How do you rate the sense of community in the area? 4. How often do you get involved with / attend community events or initiatives? 5. Could anything be done to improve the sense of community, or encourage you to get involved more? » I attend the a local chiurch however most who attend live outwith this area » Getting together with other home owner in whitehaugh so then we gather ideas and project to improve area especially litter out side shops , but it generally nice than some area of paisley as a lot of the elderly love here and Is mostly less troublesome and quiet » Street partiy/street events for hildren and families » Limited by having young children at the moment so unable to attend many evente » A wider variety of events aligned to household budgets and age ranges » Actually letting people know what is on and where & when in enough time to get involved/attend. Remembering that not everyone is on-line to get information or following the pages that put up information. Kissing more with schools re events and local businesses to display posters/info/tell people about groups/events/clubs/activities » Perhaps some sort of club for pensioners » I am generally unaware of community events, so perhaps more publicity would help. » Stop parachuting others in to further gentrification » Don’t know about any events or initiatives » The area could be enhanced by improving green space for children as a priority over dogs ! Dog fouling , graffiti, litter street cleaning and anti social behaviour should be tackled and not ignored , community hubs for families to utilise » We are part of Kelburne CC. More events even community ones could be held there for a minimum cost. Council should utilise what’s already there rather drunk having to make brand new esp in these climates. Work in.partnership with the community, council. It isn’t all about you. How.kuxh money is raised for Renfrewshire council from the Halloween event, how many non residents go...do they add anything to the area eg buying, money, repeat visitor etc » Most activities I go to are based on what is in paisley town center » Not really » There are a lot of people hanging about outside a cafe on Glasgow road opposite Iceland and due to their tables it’s difficult to walk past easily. On Sundays their running club is noisy and disruptive to the peace of the area. There are people who smoke hash on whitehaugh Avenue regularly but nothing is ever done. Cars regularly scratched on that street too, community litter picking has been successful and would take part in this. So much dog mess on pavements is a real issue too. » Local notice board, community web page » Something needs to be done about the dog faeces everywhere. It’s on all the pavements and all the green areas it is disgusting » A Community Hub/Centre is needed. » More baby classes from the likes of early years Scotland or families first? Or even if a company could work with the school to run breakfast club. It’s a much needed service for Williamsburgh primary school. » i haven’t heard about many community events. » Not sure » Community drop in » More neighborhood watch schemes,grant funding options for groups, youth clubs for teenagers, cooking classes the basics and advanced. Location of groups in walking distance, more advertising of localbactivities » Activities and events that are more musical/Artisitc in nature in this area » More free activities for primary kids » I feel Paisley does not advertise their events enough. » Maintain the community centres and introduce allotments » Not sure if it would make any difference as events are organised by the local WHA Housing Assoc and people say they will attend but don’t show up. » I’ve not seen anything for people who work during the day. Also I struggle quite a bit with anxiety so worry about joining in something others have already been attending. » Community activities for older / vulnerable groups, » We don’t have a formal community hub in the eastend of Paisley. There’s lots going on at barshaw park and plans for the future involving the park which is great but less for the winter months and indoor activities. No real third spaces that are free. » Get bikes off pavements, clear drains, stop illegal parking, stop houses being used for businesses, stop rat runs. As churches disappear the community fractures. » Need to have communications on 3.1 Stars Majority: 3 stars (44%) 1 2 3 4 5 I rarely or never get involved with / attend community events or initiatives 14% 40% 13% 13% 12% Every other month Monthly Weekly Once a year 54 Page 88 of 260
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printed form » Toilet facilities at the Barshaw Walled garden » There is no local information given out, I never know what is happening in my local area, I do not use social media so a local newsletter you subscribe to would be good.... providing you know to subscribe. » Improved use of empty space for community use Leisure and Greenspace 1. How do you rate the area for its greenspace in general? 2. How do you rate the area for its diversity of greenspace (i.e. not just lawns but places to walk the dog, be among gardens, meet friends, play sport etc.)? 3. Are there any types of outdoor area / greenspace that you’d like to have more access to? Other / open responses: » Trim trail/cycle path for children » space at garthland lane currently used as a carpark could be allotments. similarly the area at Howard Strret wher the flats are being demolished and ear,arked as community grrenspace could be allotments. » Tennis courts » Better parks and place spaces for kids » Children’s playground » Sessions to show residents how to manage small spaces and how to help wildlife. It’s alright having Barshaw Park and Thier allotments but they aren’t friendly. Been a few times with my two. kids 4 and younger and they wont try and engage. Have workshops for people to attend, as a poor deprived area would be good eh cooking classes, different types of meat, eating green, growing your own green... council could adapt their old ways of thinking and renovate themselves » Free to use football/sports pitches » Woodland » Table tennis, Padel » Green Walking Spaces - more choice » How to say ‘this is what the community council want’ without being explicit » We already have a community garden in Barshaw which I’m in the committee 4. How do you rate this area for its access to affordable or free leisure activities? 5. Which of the following activities do you currently have access to and make use of? 6. Which of the following activities do you currently not have access to, but would like to participate in? 7. Are there any leisure activities we missed that you’d like to have closer to hand? » All those can be accessed around paisley » Something for all ages » Some of the classes are during the day for.peole.not employed. Which is good but see me, I work but I can’t afford to live and yet I’m punished for working with nothing during night/weekends or restricted to people on unemployment support. They wonder why their is a division of people and people. pointong. do better for everyone not just unemployed » Outside areas for kids, skate park » Local fitness facilities that are accessible. Lagoon has a gym up the stairs, pool is cold, dirty and outdated » As a non-driver, a local cinema would be ideal. 3.5 Stars Majority: 3 stars (43%) 1 2 3 4 5 2.8 Stars Majority: 3 stars (36%) 1 2 3 4 5 3.3 Stars Majority: 3 stars (37%) 1 2 3 4 5 Wildflower / ‘wild’ biodiversity areas 46% 54% 36% 33% 27% 25% Community gardens Allotments Picnic lawns Formal gardens (i.e. rose gardens, aromatic gardens) Off-leash dog areas Indoor solo sport / fitness (i.e. gym, swimming) 29% 43% 25% 18% 12% 10% 3% 2% 2% Outdoor solo sport / fitness (i.e. running) Wellbeing and wellness (i.e. sauna, yoga) Outdoors skills development and social groups (i.e. gardening, nature walking) Outdoor team sport (i.e. football, bowls) Arts & crafts clubs / social groups Hard skills development and social groups (i.e. woodworking) Indoor team sport (i.e. squash) Soft skills development and social groups (i.e. reading club, technology skills) Arts & crafts clubs / social groups 39% 42% 37% 37% 30% 10% 9% 4% 6% Hard skills development and social groups (i.e. woodworking) Wellbeing and wellness (i.e. sauna, yoga) Soft skills development and social groups (i.e. reading club, technology skills) Outdoors skills development and social groups (i.e. gardening, nature walking) Indoor team sport (i.e. squash) Indoor solo sport / fitness (i.e. gym, swimming) Outdoor team sport (i.e. football, bowls) Outdoor solo sport / fitness (i.e. running) 55 Page 89 of 260
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» Cycle / skate parks for kids » They should reinstate the sauna/spa membership at Lagoon » Unsure » Tennis courts instead of basketball courts ball at barshaw » A place to skateboard would be nice. Like the waste ground in the middle of the old model rail track in Barshaw Park » Stuff for young kids » Sewing Group as the Rig Arts one stopped but I know of another group called the Preshal.Tryst on Causeyside St but it’s that bit further away and not as close like before » No » Yoga and Pilates classes. Carers support groups and more support for people with dementia » a community hub (see relevant answers) » Lindy-hop dancing, tea dancing 8. How do you rate this area in terms of its local leisure space and opportunities for teenagers? 9. How do you rate this area in terms of its local leisure space and opportunities for young children? 10. Do you have any other thoughts about leisure space and opportunities for young people? » I don’t have teen-agers, so not sure what’s available for them. My toddler loves all the local parks we have access to » Complete lack of youth provision/youth work/youth clubs/outreach. No free/ affordable sports or fitness groups. No easy access to support for social skills, skills development. No youth spaces/ community hub. Lack of interest from youth services teams » Area needs a youth club » needs to be more connection with the communty groups, greenspaces, schools and outdoor learning for young people. Education around the value/spirit of community » We have barshaw Park and are lucky to have it » Indoor skatepark, limited options for activity in bad weather » Yea, mentioned above. Nothing afternoon or night. Honestly 2026 and it’s worse than when I was a teenage in the 90s. We had lots of things to choose from and could easily get rh bus home too. Not now with McGill’s deciding whether to show up or not » Aside barshaw and east end parks there is nothing for young children » Bring back the equipment on mckerral street » There are very limited youth groups, social groups that would keep young people off the streets. Especially during the holidays most summer camps are at a very high price » Football pitches shouldn’t be locked away » The place is covered in dog feaces its disgusting There is no community centre or groups » Definitely could maybe do more activities for the 5-10 category. There is clubs on but with the cost of living now it’s so hard to afford to give children the opportunity now. » There’s is absolutely no opportunities for teenagers in Seedhill. No clubs, safe places to gather » Should have more activities for teens in Seedhill with more visible community policing » A skate park in the waste ground in the middle of the old model rail track in Barshaw park would be excellent for the youth. Skateboarding thought me lots of things, most of which was a sense of community and belonging. A well maintained and gated park would be an asset to the community. » More free things for the kids » Maintain and improve the football pitches, play parks and sport centres » Maybe advertise what is available in the area more and highlight what is free or affordable to attend as from what I see the local youngsters run amok in the Town Centre at the weekends damaging property » They don’t seem that inclined to use it, they’d rather use our carpark! » Use existing building, studios to host regular events » again there is a need for third spaces especially for interfenerational activities. There’s no youth clubs or equivalent for teenagers. Moving Around and Connectivity 1. How do you rate this area’s safety when moving around as a pedestrian? 2. How do you rate this area’s safety when moving around with a bicycle? 3. How do you rate this area’s safety when moving around in a vehicle? 4. How do you rate this area for the ease in getting where you need to go, when using public transport? If you never use public transport, please skip this question. 5. Are there any areas that could be better connected by public transport? » No bike lane here » Renfrew, Braehead, Linwood. » A more regular/reliable train would be nice, but unlikely » It’s the availability for the buses after peak hours » We need public transport back in whiehaugh » East end to Paisley retail parks » A station on the main glasgow line to serve whitehaugh / gallowhill would be well used » Bus service is practically non existent » Whitehaugh area, Arkleston Road, Hawkhead Road » They have removed the public transport access in Whitehaugh. Older people struggling to get to the RAH, hard for me to get my two kids down to the main road cause at 2 they are goosed bu the walk or do I just use a buggy and keep them from exercising. Public transport if a laugh, sadly » Whitehaugh, the bus service was stopped a few years ago » Better parking facilities are Hawkhead station if using park and ride. Due to building development this has reduced capacity of on street parking and not very accessible for those who can’t walk to the station. » The buses have reduced their routes and regularity. Now have to get two buses when used to only need to get one. » Bus service is very poor » A direct bus route to the nearest 2.3 Stars Majority: 2 stars (37%) 1 2 3 4 5 3.1 Stars Majority: 3 stars (39%) 1 2 3 4 5 3.8 Stars Majority: 5 stars (38%) 1 2 3 4 5 2.5 Stars Majority: 2 stars (35%) 1 2 3 4 5 3.4 Stars Majority: 3 stars (41%) 1 2 3 4 5 2.8 Stars Majority: 3 stars (45%) 1 2 3 4 5 56 Page 90 of 260
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shopping mall. » Connectivity drops substantially after 7pm » Reinstatement if the bus service to Glasgow west end » Whitehaugh estate » The airport. » More frequent buses to Glasgow and internal Paisley , to RAH,QEUH etc..All areas » No bus service running through whitehaugh since the McGills Number 20 taken out of service » Not sure but a better night service could be better as I have had to wait quite a time as the buses don’t keep to the timetable or else just disappear and are not reliable » Kilnside road. » Number 17 bus to return to its orginal route through Glasgow West End » Seedhill Road only has 1 bus per hour, it would be better for residents and the 3 schools in the area if this was increased to 2 buses per hour at least during day- time hours. Note that I can’t walk to and from Glasgow Road to get alternative buses as I am 84 years old and have impaired walking. 6. How do you rate this area for the ease in getting where you need to go, when using a bicycle? If you never use a bicycle, please skip this question. 7. Are there any areas that could be better connected by bicycle, or any cycling routes that could be improved? » Small roads so busy with cars and bikes » Cycle paths alongside Glasgow, arkelestone and hawkhead roads » So many cars vans ect use whitehaugh as shortcut between Glasgow Rd and arkleston Road » Is this a cue that an avtive travel route is planned?more money for sustrans ? » East End to Braehead - roads are dangerours for cyclist » Very dangerous when cycling aggressive drivers and few bike lanes » No clear bike route » Arkleston Hill is a nightmare for bikes. I feel scared for them with some fonthr drivers. Also, there is no path. Someone is going to killed. That needs linking up, it’s honestly dreadful that this ain’t safe for anyone. Compulsory buy the land and make it safe » Dedicated bike lanes only way that make it feel safe but even with the few here, they don’t feel safe for cyclists » Along the main road ( Glashow Rd) » More cycling lanes » Roads not safe for cycle users » The junction of Glasgow Riad and Hawkhead Road is a death trap. Partial rephrasing of the lights has helped on Hawkhead/ Arkleston, but the Glasgow road section is still dangerous for all traffic. » The sustrans 77 route is the only cycle road in Paisley. » not a cyclist but main road very busy and people sometimes cycle on pavement which is not ideal » Cycling lanes consistently available, not just for short stretches » I dont use a bicycle because there are no cycle paths » more designated cycle lanes » The rough state of the roads and fast car drivers make it unsafe for me to use my bicycle on the local roads Big Ideas 1. What do you think is the best thing about living in this area? » I do not live in the area , only work here » Barshaw Park and gold course for green space » Clean streets in general, safe and quite place » Barshaw park and shops, bars on Glasgow road b it could be much better. » Access to local parks, coffee shops on Glasgow road, train station nearby » Affordability of housing generally and within distance of the town » Travel Options, proximity to town centre, availability for grocery shopping, Barshaw park, people » Reasonably quiet » Access to transport links » I can walk to many places that I need to visit » Historic buildings » Access to shops, doctor, vet etc » Handy for schools, shops and communting » It’s very nice and friendly community » Access to motorway and trains to Glasgow » Handy for everything » Good range of businesses on Glasgow Rd / barshaw park / easy reach of town centre » Well located, outdoor space at barshaw and Jennyswell, » Good shops for food and drink » The people and having lots of things close by » Proximity to major facilities and also M8. Can also access surrounding countryside fairly esaily. » Close proximity to school , public transport , motorway , park , church » Being near but not to near the centre. Same again for Barshaw Park although the junkies that hand out the kids play park during the day don’t make it safe » Near park, quiet » Local shops which you can walk to and good transport links. » Proximity to town » Close to transport links » Close to my family » Shops, parks, train station » Not sure think a lot of improvements are needed » the public transport to glasgow city. The food shops everywhere. Convienince. Takes 15 mins to drive anywhere you want. The best thing about the area is how easy it is to get out of it if that makes sense. » Not sure » Access to shops, restaurants and park » Access to the park, a supermarket, chemist and lovely cafes. It’s also very handy for public transport. » Supermarkets, access to GP Surgery, Restaurants, Pharmacies and Post Office. » It’s a quiet community. » Close to shops and town centre » There are a lot of cafes and restaurants within the area which is positive to see thriving. » Access to shops and restaurants. Links to M8 and close to Glasgow airport » It’s really handy for transport, shops, cafes, the park. » Barshaw park » Close to park and good connection to Paisley & Glasgow » Quiet good access to public transport links » rigarts class. » Beautiful buildings » It’s proximity to the town centre and transport links to Glasgow » Access to Barkshaw park and gardens. Very convenient rail links to Glasgow. Easy to get to town centre. » Closeness to town centre » Affordable housing 2.7 Stars Majority: 1 stars (33%) 1 2 3 4 5 57 Page 91 of 260
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» Location to all modes of transport I work in London two days a fortnight and have option of air or train travel or even driving. A great abundance of food places, however would like less fast food and more speciality foods. Local chemist etc » It is reasonably quiet when away from the Glasgow Road area. » Very central » Close to family » Good rail connection at Hawkhead; walking distance to town centre » Good sense of community » We live in a relatively quite street, with good access to public transport if needed. » Nice area, close to Glasgow road, Barshaw park, town centre » Great public transport links. Green spaces and fab neighbours » It’s close to the Town Centre » It’s near the town. » Close to lots of services. » It is handy for town and for transport links to Glasgow. Airport also close. » Being next to the water at the Hammils » Quiet but accessible for transportation and various shops/cafee » Close to town centre, good access to supermarkets and local cafes. Walking distance to barshaw park » Ease of commute to work, variety of local shops, restaurants and amenities » Close to town centre, Access to public transport and amenities such as shops and sport centre, dentist and doctor, lovely park, schools, » Affordable housing » Close to amenities. » Barshaw Park » Barshaw park » people generally look out for each other » There is a faint feeling of community, this was so strong when I moved here 30 years ago but with the local community hall being turned into flats there is no heart here anymore. » Near to airport, Braehead, countryside, etc. Central to all these things. » Busy with lots of people from all backgrounds » Transport links to Glasgow and Paisley town centre, school and park » Ease of living, community 2. What do you think is the biggest challenge for this area and its future? » Parking is a major issue and the town centre is dying » Litter in park bring ,back tennis » Losing Grammar school and impact on shops » Increased traffic when high school moves away » The lack of accommodation for singletons( eg University Students) and less well off citizens » LackOf community facilities and resulting lack of community spirit/ involvment. Lack of investment in recreational areas - eg meckerral st park. Lack of youth provision or support for older adults to meet/socialise. » Unauthorised traffic and parking » Impact of Paisley Grammar move » Litter! » Lack of genuinely affordable housing,poverty,ill health,lack of amenity housing,gentrification » Waste sites e.g. near Tesco » Increasing volume of traffic. People’s pride in area. Litter and dog waste. » The people that live in it that don’t care about their area. Leaving dogs poop on the pavements, damaging cars. Generally bad feeling about the area » Most residents in whitehaugh can’t get out as there is no public transport now » Bringing community groups toegther to work as one. » Maintaingblocal services » Too much traffic due to multiple nearby housing estates within shorts drives, » Shopping for basics like clothes and shoes is non existent and entertainment is limited toboubs » Can be unpleasant at night » Traffic control » Lack of street cleaning , dog fouling , graffiti, anti social behaviour , building left vacant and rundown , Williamsburgh primary requires investment due to the age of school and neglect of facade » Having independent shops that’s are useful and not vapes or fast food. Community feeling to be restored » Safety, parking and events in Barshaw park including cleansing and parking control » Traffic is increasingly, resulting in lack of parking. The community is getting older, and lack of things for young people to and join in. » » Too many HGVs. Not enough railway crossing points » Been left to rot. » Not feeling safe at night, dog fouling and lack of community feel. » Parking is becoming a huge issue, drivers speeding on roads is problem. Cafes that encroach onto pavements and encourage ques make it hard to walk down street, their bins overflow then children set them on fire, I think they should have to do more to prevent this. The council grants licenses for cafes but does not enforce their own planning regulations with them so we have to endure smells and noise. » Antisocial behaviour » All the different cultures in one area and they don’t appear to want to integrate into our community and the people in it » The lack of parking on the residential streets. I love where I live but i will have to move if any more people get cars. I finish work at 3/4am and having to park mutiple streets away in the dark is not safe at all. The streets are becoming less safe. We have had the police round at my flat which is a nice area because a homeless man was coming in the closes. Which most of the buzzer systems don’t work because it is too expensive to get them retired in tenement buildings. I have walked past harvies pub at 6am to get the bus and seen people drinking the leftovers from their bins. It never used to be like this. It’s scaring people out of the area. I know paisley is bad but we can’t afford to keep ourselves safe anymore » Poverty and deprivation » Parking around restaurants is not sufficient and frustrating for local reduced » Increase in traffic due to the new housing estates being built. » Anti-social Behaviour, Littering & Dog Fouling » Whitehaugh in particular could be a little more child friendly by utilizing community halls for children’s activities and learning. » Rats, safety when out in the streets especially for children » The amount of vape shops popping up. There is absolutely no need. Also the amount of dog foiling in the area is atrocious. It does not feel safe at night, even on the main roads of Hawkhead and Glasgow Rd. » Lack of facilities for teenagers and children leading to a lot of anti social behaviour in the community » With all the new houses built at hawkhead, arkleston road is so busy and the icrease in traffic makes me concerned for children crossing roads etc. » The poor quality of its roads and particularly its pavements.And also the 58 Page 92 of 260
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lack of lighting in the park. » The volume of cars means in street parking that limits access and increases personal & accident risk. Also, dog dirt on the pavements is a major issue as is the lack of bins in barshaw park » Demolition over recycling of homes » getting more people involved. » A lot of the local shops are going to suffer when the secondary school moves. Having said that, the litter problem will almost vanish overnight. » The prevalence of drugs, obvious dealing/delivery, poorly maintained buildings in the town centre, too many takeaways and vape stores too near schools ( msny of which have thectackiest of signage) » Street cleanliness, the closure of the Grammar School, diversity of shops » Sections of Glasgow Road look very run down and could put people off moving/staying here. For example the building that has units underneath such as Maremonte italian is in very poor condition. Seedhill is also incredibly run down and dirty with the most dog dirt I have ever seen in one area in my life, it puts me off living in Paisley and I’d consider moving back to Glasgow. Youths and school children litter at lunch time and leave the place in such a mess. » Affordable housing, Anti Social behaviour and drug users. » Community feel » Housing growth hawkhead road has gotten too busy with traffic in last decade feel like we live next to a motorway. Local services tip, doctors and dentists. No new primary schools for all new housing x limited teenage clubs encourages bad behaviors. Lack of policing high crime and high drugs activity in area we have an addiction Centre on Glasgow road st my chemist you wud up with addicts who are getting methofone this is very intimidating. » Engaging activities for the youths of the area that bring engagement and a sense of community » Filling empty shops » misuse of investment » Better pedestrian and cycle links; sustainability of shops etc when Paisley Grammar relocates » Clamping down on the amount of dogs dirt that the streets are covered in! » The road infastructure namely the Hawkhead Rdit cant take the number of cars » The volume of traffic coming off Hawkhead Road and using the side streets as a rat run. » Lack of parking combined with no whitehaugh bus service - if you don’t want folk to have a car then public transport needs to be e better » Keeping local community and sports centres open for both young and old » The increase in population size with the redevelopment of Paisley Grammar School and Sherwood Greenlaw Church with the likely increase of noise , traffic littering and dog fouling added to what is already a problem if the Council don’t address these issues » New houses. » Getting youths to respect & take care of it. » Adapting when the Grammar school closes and becomes housing. » Marcus Dean and his bulldozing of our garden » Further development taking place increasing residents, not a negative challenge but impact on roads etc in the interim » Maintaining community engagement for vulnerable people » Redevelop the high street » Probably the relocation of Paisley Grammar School and the redevelopement of Howard Street etc in physical terms - in social terms it’s poverty as this is a very socioeconomically mixed area with some streets in the area scoring high on the SIMD. I also worry about the potential development of short term lets in the area and unaffordable rents. » The school moving, lose of revenue for all the businesses at lunch etc » Used as a through route to/from town centre with little regard to those living in the area. » It’s sense of community » People’s behaviour in.public..it’s just not ok to swear in cafes, supermarkets, restaurants etc, spit, leave bags of dogs dirt lying/ hanging. The standard of public conduct has dropped significantly and that needs addressed in.schools and clubs. » Too many Vape shops » providing good housing and job opportunities » Supporting the private residents so that they feel its worth living here still » Looking after it’s elderly population and keeping business running in Paisley » Cars driving too fast on Seedhill Road » Unsafe roads/traffic volume » More homes without infrastructure to support them 3. What do you think is the biggest opportunity for this area and its future? » The area surrounding the abbey is beautiful and should attract more tourists » The community garden and getting the building at the back of Walled garden fixed to bring a gardening hub for schools and collegesc » Improving the park and public golf course » Paisley alive festival » With the improvements in the High Street ie the Museum and regeneration taking place and more diversity it can open up more opportunities for local people to gain better employment and skills » Up coming redevelopment, school moving and redevelopment of the land. » Better care taken of gardens » Propwrty developers and landlords finding plenty » Investment in the housing and encouraging families to move here. » Somewhere for all ages to meet » Brining groups together to develop the area - stength in numbers. » Good location » Traffic, on street parking, some anti social behaviour, littering, especially dog fouling » Good links to Glasgow by bus and train if you know where train station is » An opportunity could be opening up more places for people aged 18-24 particularly music related » Community events that all ages can take part in particularly involving Barshaw Park. » Investment in utilising old grammar school into new house and hopeful not left vacant like many other buildings in the area » Independent shops, learning areas, wellbeing (die tot park the council could offer much more there at a minimum cost eg outside fitness, use the council staff from leisure sector. Hello undetand housing, use the council housing staff to help educate people, DIY courses do they could do repairs. Cooking,.use council staff from.sxhools, hospitals etc on how to prepare, different meats etc. honestly review the council and then use that to support local people eh financing, finance team educate, cleaning staff, educate how to clean etc see where it’s going and how to use public money from the council. Remember council is meant to.support 59 Page 93 of 260
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the citizens and work for us. Sometimes I think they work for themselves and it’s not.ounkic money that keeps them in jobs, services etc » PausleycAlive if policed properly » With the grammar school moving, the impact of what goes on to the land will impact in many aspects. » More amenities. More spending in the area » The whitehaugh barracks being developed is brilliant however concerns over parking for visitors on a heavily residential area » Better housing, and bus service » The buildings are touristy. If it wasn’t soo run down then it would genuinely be a tourist hot spot even along into the east end and whitehaugh. » Investment » More restaurants, cafes and small businesses » Barshaw park is an amazing place to visit and should be invested in as it could be used for more events which would bring money to invest in it. » Increase in new build housing » As stated above utilize more spaces for the children in the area with free events to teach them life skills etc.. or working in partnership with the likes of early years Scotland, families first etc.. » Community centre of some type and planned activities for children and teenagers » this is such a great area and i’m excited for more businesses to move into the area. i think barshaw park is brilliant and could be even more of a community hub. » Light up the park » getting rid of anti social behaviour. » The biggest opportunity is to crest more affluence for more people by creating well paid employment » I think the area will become more desirable as Glasgow grows and becomes more and more expensive. There are also lots of cultural opportunities that I would like to see expanded into this area as well, building on the work of Renfrewshire Council in the town centre. » It’s a beautiful place with lots of charm and history and I believe it could become a desirable place to live by many more people if it was cleaner and there were more nice places to eat and drink and less rundown buildings » Creating a community. » Creating community spaces » Repairvits foitpaths and potholes. Do traffic modeling and introduce more street calming for traffic management more parking fir Barshaw park. Bring iIn schools investment and local allotment in dead space areas. Build social housing that promotes communities by the design of the plans. » there are at least two areas of wasted space in Barshaw park right now. One in the middle of the model rail way and the old zoo area. A skate park in the model rail way area and a band stand for small local bands/music festival would be two great uses for the land/area. » Listening to residents » Location; assess inc Barrshaw Park etc; links » Good sense of community more events to bring everyone together » Making more use of abarshaw park for family events » Better use of waste ground, usage of old Paisley grammar site lot just for expensive flats? » Same as above » That the area prospers more and is better maintained in terms of pavement conditions and Street cleaning services » There’s potential for a community to grow if people felt able to safely get to know their neighbours & do things as a community. » To upgrade and attract more quality shops and specialists- eg bakery » If the council would listen to the public. That would be nice. » Hopeful for development of bandstand area to encourage events in the area » Using unused or run down spaces for community gardens and recreational facilities » The redevelopment of the Paisley Grammar School site could be really positive long term. » Increasing more home ownership that will deliver more disposable interest to support and let local business grow. » Using empty spaces to create community spaces for skills development and leisure. » Barshaw park and garden » The chance to have some great nature spaces within a town setting » Development of existing outdoor spaces » Community spaces 4. If you could make one change tomorrow to this area, what would it be? » stop people parking on double yellow around the lagoon » Make the shops clean there outside because sometimes full of litter and at the bottom of whitehaugh » Fix the golf course pavilion. Start charging modest green fees and reinvest in golf course. » Smoother pavements along seedhill road » Better social cohesion in the neighbourhood with community engagement » Community facility/centre/hub, youth work and community staff » Stop traffic using area as a short cut and remove speed bumps » Less litter » Extend & improve Williamsburgh’s playground. » Stop the parachuting in of agencies with agendas that differ from grassroots wants and needs » More small shops - greengrocers, convenience stores etc » I’d improve the frontage of the shops on Glasgow Road. Tidy up the litter and frontage of commercial properties. Eg sweep and keep clean are in front of their premises, make them look more attractive and have some pride. Their appearance. Too many bins making pavement area cluttered and poor accessibility for prams, wheelchairs etc. » I really don’t know » Get public transport back in the area » More green space walking areas, there are far too many cars on the road, and the pavements are full of dog shit. » Clean up dog poo and reduce traffic » Light up walking paths in barshaw for darker nights and install proper, well maintained toilets, like rouken glen » Keep the cinema » More venues for music » Less HGVs travelling on residentails roads. » Pavement and streets cleaned , more community activities for all ages » Create workshops using council workers to educate all eg cooking classes (could use high schools after hours) yeah using another public resource. Use the very expensive library...keep the council offices open to use. Why can’t we use these buildings at night when it still costs us. Think outside he box about meeting needs, using facilities and getting the best for the residents » Better lighting on Oldhall Rd including cameras and more dog bins » Pavements very uneven and too much dog poo, be good to see cleaner streets and so more vulnerable people can get out and about 60 Page 94 of 260
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» Make it more picturesque, nice shop signs, lighting etc. Better shops nearby, a speciality shop/deli would be good and I think would suit the people that live in the area » Amend the Penilee Road bridge to allow more traffic » Rid streets of dogmess » Cleaner streets » Clean up the dog mess! » Council being more productive with antisocial tennants » Clean uo the streets from dog feaces » Parking meters all the way to barshaw park so residents can have permits. There is a guy on the main road with at least 10 cars i’m not joking » More litter bins and bins to be emptied » Better parking » Re-introduction of 24/7 Wardens, in particular, to monitor irresponsible dog owners. » Breakfast club within Williamsburgh Primary. It’s a service families are screaming out for in the area as there is no provision now in the area for it and parents are needing it desperately to go to work on time etc... it’s staffing that’s required to run it. » Community centre » Improve street lighting, have a greater police presence to deal with any social behaviour » more bins for dog mess » Light up the park » Get rid of the rats » more art classes. » Clean up the shop frontages on the South side of Glashow Road, improving pavement surfaces and creating better lighting. Removing stores which are reliant on vapes » Less litter and dog fouling. » Much stricter rules on dog dirt and littering so the place feels cleaner and more cared for by community members. » People living in poverty or working poverty. » Less industrial zones » Traffic modeling it’s horrendous » Use the two pieces of waste land in Barshaw park for a skatepark and a band stand. » Put new street lights up. The ones that are up do not give enough light at night » preserving our local heritage » Greater pride and a cleaner more greener place » More for the kids » Stopping the traffic from using Newtyle, Gartmore and Lanfine Roads as a rat run.The volume of traffic on these roads is atrocious and a lot of people are rude and impatient when doing so. » Bus service for whitehaugh » Invest in the area.. » It becomes a better more caring Neighbourhood and less rubbish dropped on the streets » More clubs.More shops. » I’d have actual security cameras installed that are monitored! » Improved biodiversity » Make the pavements even, fill the potholes » Regain our patio and garden space that was bulldozer by Marcus Dean in 2021 » To make my yoga studio free for all and to use this space to support carers » Bring leading brands/shops back to paisley shopping centre on high street » i’d have a community hub like the Tannahill Centre to help build community and a sense of belonging. Years ago when i was a child we had the eastend neighbourhood centre » Simple one, I’d trim the over hanging tree/bush at the top of Dunn Street » Stop school drop off traffic. » Have the development plan for the walled garden in Barshaw Park funded and completed » Better facilities for volunteers at the park. Washing and toilets, » Sorting out the road parking issue at the east end of Seedhill Road, its congested and unsafe for residents » Transform the waste ground next to Hawkhead Station into parking space for the station. This is desperately needed to relieve congenstion on Seedhill Road and to promote use of the rail link into Glasgow. » To make the road that I live on safer for people as it is heavily trafficked. I would also like to be able to park outside or near to my house. Unfortunately I can’t do that as the temporary MP Group compound and train commuters park there instead. » Speed bumps and better parling » Speed bumps on Seedhill Road » Mp not parking in front of my home, hard to keep my child safe when we park far from home Digging Deeper 1. Refer to Location 1 on the map; this location is East End Park, bound by Seedhill Road and Cochran Street. Do you have any ideas about how this location could be better used or improved? Or do you have thoughts on any barriers to its use? » Bit of tax. Better landscaping, lighting, improved kids park, low fencing along roadside. » It is occasionally used for fairground rides but this can cause antisocial behaviour in the surrounding area. The cordoned off dog walking area is popular. Maybe some more seating and improve the children’s swing park area » This park has recently been heavily invested in and is well used by families. The surrounding green space would be better used if less people walked their dogs there and didn’t pick up after them. This mess means people don’t use it. » Outdoor gym equipment or allotments » Green gym, skatepark » Children’s play area » More play equipment for children » Improve the activies for kids, they are old and outdated. The area needs fenced off for security and saftey. » Community gardens » Dog run, running track, play equipment for bigger kids, marked out pitch area » Most money is directed to Barshaw Park and East end is neglected. This area could be utilised to keep kids safe and local to their homes » It’s appearance does not inspire useage. » It’s fine if youree local to the area but I’ve went here with my kids and no facilities nearby, toilets, food etc. feels like it was tick box excerise without the thought of how uses. Gates are never locked, dog poo etc » Bike park » Love the dog run, more bins and potential skate park » This area could be an asset to the community for a better kids park, walking path, out door gym » Barrie’s would be lack of parking if events held there. Close to busy roads so would need to be a secure fence if children accessing events if held there. » It’s a good green space, maybe bigger kids area and larger dogsspace » Community centre » No » It’s a good green space area for those in the surrounding houses to walk dogs on. » Although minor improvements were undertaken sometime ago, investment is still required e.g. install additional seating areas and additional equipment to the children’s play area. » More events for families run by the likes 61 Page 95 of 260
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of early years Scotland and families first. » The amount of dog fouling within the park is disgusting and cant freely let children play in grass area. Also the playpark area could do with some new life in it with a woder range of play equipment. The recent project with Williamsburgh primary to graffiti a wall has been brilliant but the rest are an eyesore and would be good to continue ue this project for all walled areas. Perhaps goals for kids to play football. » Off lead dog area » Make it visually more appealing - flower beds etc » Tennis courts/ basketball courts ball football pitches/ pitch and putt the area could be used seasonally and be properly run by community group/ council » Lighting at night » Allotments » This green space would probably benefit from some business - perhaps a vendor or two. » The play park needs improvements. Equipment need repairs or replaced. » Since this is located near the lagoon centre, I’m thinking that it could be used for sports/fitness/yoga type activities » Creating a safe more comfortable area for commuters using the train. Encour » Better kept;perhaps walking paths throught he park » Skate park/tennis courtsl/more swings etc » I like the idea of a nice kids play area » Good to have large open area here, the wee swing park is nice but perhaps could be bigger? » No » It’s a large open space which the Council use for fairground attractions at Hallowe’en and such like so left that way on purpose. Its also predominantly used as a dog walking area in addition to the already fenced area so not utilised except for the swing park at the top end much unless you live on Cochran Street. There aren’t enough seating areas to.prevent people loitering. You’d need to develop it better and make it more people friendly as nothing there really to entice you to wamt to be there except for dog walkers » No, I like it » Plant trees » It might benefit from some planting and more trees- but it’s nice to have a big, open space » I don’t ever think of this as an area to come and sit and read a book the way I would at Barrshaw - I think it’s the proximity of the busy roads and the fact this is mainly a place for dog walking. » It should remain open space for those living close to the town centre » Open space is good » additional housing, perhaps sheltered housing, but also keeping some land as open space and play area » A good play park for young children and a wildlife/nature garden to sit and distress » Keep as a park » Enhance outdoor space linked to lagoon fitness centre 2. Refer to Location 2 on the map; this is currently a vacant site, at the corner of East Lane, opposite Tesco. Do you have any ideas about how this location could be better used or improved? Or do you have thoughts on any barriers to its use? » Square with children’s play area » Housing, community centre. » Community centre » Something for young kids? Since it’s is also right beside ELCC and primary school. Issue is cars drive dangerously round the corner there. » Housing might be a good idea though the local school might object to the lack of light if a block of flats similar to the new development across the way » Possible community gardens » Library or club hub » Social housing » Landscape and keep as green space with wildflowers, fruit trees » At moment an eyesore. Possibly landscaped/ nature walk. Somewhere to escapee the traffic and business of the area » Outside recreation area for the 2 schools (Williamsburgh and St John Ogilvie) as they only have concrete playgrounds » I imagine this area will be used to build more flats, but i would like to see more green spaces, areas for kids to play, and older people to sit and enjoy out door spaces, like allotments etc. » Park area with playground » Could work as residential but parking already a challenge on East lane » A little woodland with timber trail or wild flower type garden » This could be used for small play area handy for nurseries and primary schools. Making it a car park will only encourage more folk to drive in the area and we want to keep cars away from the smaller children and make the area drop off only » Shops, houses, music venue or football would all be » Wildlife and flowers. We need more greenspace. Even an allotment but for flowers like they show on Beexhgrove Garden or Grdners world. We have had many housing association houses built but again nothing added to make it a nice environment or nice to looks at. Use the council gardeners and get them to do stuff there » Children’s play area » Tidy up and wee cycle path for young kids » Could be a running track » Affordable housing » Wildflower planting » I am sure this has already been announced for development. Barriers would be the dangers and condition of that road. Vans always Parked on double yellow lines and full of pot holes » This a very congested area with traffic and close to the school, would like to see it cleared as know drug users hide in the thicket. Barriers would be that it backs onto the school, congested roads etc. be nice if it was landscaped, made into wild gardens to offset car pollution on Glasgow road » I was told there was plans for housing, car parking is required in this area » Housing » No » It could be used for housing but there may be issues with traffic and parking. » Believe a Planning Application has been submitted to Renfrewshire Council for private new build housing. » It could be turned into a football pitch for the school. The school are desperately looking for a football pitch for its students as the grounds of the school are concrete and uneven it’s a huge safety risk! » This would be beneficial for the school to have access to for sports. Perhaps a 3g/4g pitch for football. Currently the school playground is abysmal and the children could do with extra space. Alternatively car parking for school pick up but certainly not more flats. » Indoor facilities for children and teenagers offering leisure activities such as pool:snooker tables, art classes, indoor sports and etc » It could be made into a children’s park. Slides/swings, seating for parents. Or this could be a child and parent hub for families. Safe indoor space for kids to play and parent to have a cuppa after school drop off. Could do reading groups, mobile library, parent groups etc. 62 Page 96 of 260
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» Allotments or natural area » Play park but this might attract hostile behaviours in an urban area at night » Looks like an ideal location for a running track » Free car parking for school use » Allotments/green dpace » Yes it could certainly be tidied and made more presentable. Allotments could be nice. » The pavement needs replacements. The land could be used as allotments. » Community Centre for all for cooking, teenage clubs, drama etc. or housing shared ownership to bring in sense of community and give locals a change on property ladder that cannot afford the 4 beds on far end of hawkhead road. » there is a music school here, perhaps some arts/music/media production centre run by the community to provide access to learning and engaging with music recording and video production, rehearsal space? » have a hub of shops for a variety of products that isn’t provided by Tesco » I understand it is subject to planning application » Art space/youth centre » Make it a wild garden/oasis for the new flats » Perhaps some greenery and wildflowers here » No » Probably the area would lend itself to house building as the newly built flats opposite but it would cut the light from the adjacent school Nursery and there is also an Electrical Substation. It is an eyesore and used as a dumping ground presently. Perhaps Tesco or another supermarket might be interested » A community centre, garden or allotments. » Ideal for housing » » I’m sure the primary schools there would benefit from some green space and maybe a school allotment or outdoor learning space. » Gardens » When a member of Williamsburgh Parent Council we made enquiries about how to take community ownership of this land and wer informed that the developer who owned it was waiting for the development of the nearby flats to be built and then the value of the plot would increase and he’d sell it to build flats. » Unless needed by the school/nursery housing would be best. » Housing with specified allocated car parking for residents » it is already a very busy road so housing may not suit this location. A community garden or allotments might suit better » A community green space with trees and flowers and seats. » Community centre » Community garden for use by school and nursery in the immediate vicinity 3. Refer to Location 3 on the map; these are two large vacant blocks, between Seedhill Road and the Railway at Hawkhead Station. Do you have any ideas about how this location could be better used or improved? Or do you have thoughts on any barriers to its use? » Better parking for train, housing. » More parking for Hawkhead train station - would reduce pavement parking » Anything is better than current-looks a mess. » Again Housing is a possibility as more dwellings are required » Recreation green space, allotments/ community garden. » Dog exercise area or allotments » Half car park and half garden. » Revisit housing for this site! » Landscape and keep as green space with wildflowers, fruit trees » As above » Williamsburgh HA own this land and had had plans to build that was knocked back by the council due to insufficiency amenities! Hard to say what this fates needs, » Extend train station car park » Again as above, there nees to be more green spaces, areas for people to grow their own food and spend time out doors either doing activties or enjoying the space. » Some more park and ride spaces » Overspill car park for Hawkhead Station or residential but I believe drainage an issue here » Parking for train station and a footbridge over the railway line, » This could be tidied up and fenced off for dog walkers, dog buns provided and regularly emptied. Park bences and planters to encourage local residents to meet socially. » Parking to ease traffic congestion on Seedhill Road. Maybe incorprate a pleasant sitting area. » Climbing equipment, play park, community centre (could be a portacabin) could use for workshops/ classes eg how to mend, sewing, DIY, painting or a space for local to go and talk » If more social house could happen would be good, if not parking for the train station which is busy or football pitch » Increasing the park and ride at Hawkhead station. Allotments » Don’t sell ti developers » I am sure these are currently being developed on » Parking for the train station, council wants us to use public transport more but can’t ever get parked to use train. Use some for parking and could create a community garden on part of it too. » This area doesn’t have a community hub, this could be a good location » Housing » No » Dog park / cycle track for kids » Extend the parking area to facilitate commuters utilising the train station or community allotments. » Work alongside the schools in the area to use it for life skills. » Outdoor pitches for use by football/ hockey/rugby clubs » Allotments or natural area » Allotment, community gardens » Affordable and assisted living housing with some green space/gardens » Expanded parking for Hawkhead station, allotments. » Allotment or community garden area » Bungalow assisted living area it would bring the older generation closer to the younger ones and also increase disabled facilities for families » This could be made into a local shopping centre/cafe type space. It is near the station and a lot of commuters could use the space as they head to and from the station. » Creating a safe more comfortable area for commuters using the train. » Hosuing; alternatively a public park;growing ground etc. » Park for the kids » Parking for train useres, i live on Newtyle rd and cars are being left as there is no parking » Increase parking at and for the train station.There are a lot of people who park on the side streets of Newtyle and Gartmore roads and also Springfield » At least part of it should be used to expand parking area for Hawkhead train station to encourage train use and reduce car parking on the road. 63 Page 97 of 260
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Perhaps a wee coffee place here? I think this part of town is meant to benefit from a safe walking route between the new hawkhead estate and Linseed so maybe a could of businesses here (cafe with outdoor space) could bring a sense of community between old seed hill road houses and new hawkhead estate houses? » Park n ride car park or retirement flats » Again I think this had already been designated for housing » It’s a very busy road, people drive like maniacs here so I wouldn’t be keen for it to be used for small children. » Ideal for housing » If we want to encourage people to park and ride, we need to provide car parks near train stations! » years ago there wer flats here - it would potentially make sense to build flats due to proximity to station. » Retunr it to housing particilalry with the excellent rail link in addition helping secirity for rail passengers. » Housing with allocated parking for each house. » has the demolished housing from this location been replaced elsewhere? If not, part housing AND car-parking for Hawkhead train station as residents cannot get parked near their homes due to commuters over-spilling onto Seedhill Road. Part of this site could also be used as a community garden or allotments. As a resident on this road I am sick of the lack of resident car parking and the speed at which the traffic uses this road. » A large car park for the train station, allotments, play area for young children, wildlife garden. » It could be used to expand the parking at Hawkhead Station. During the day, this fills very quickly and then cars overflow onto the street. Householders along SeedHill Road cannot park close to their houses with a number of households with elderly people or families of small children. It would also encourage rail users to use the station. If only one of the two plots is used for expanded car parking, then the other could be used to create a community allotment. » This directly affects me as I live on this street and across from this location. I cannot get parked outside my house due to the lack of available car parking as ‘others’ (MP Group workers / vans / lorries and train commuters) are all parking in the small number of available on the road car parking spaces. So why not use part of this land to help alleviate the clear parking problems by building a car park for the train station. I would also like to see a community garden space and /play park for the area. » Extended parking for station commuters, community space » More parking for railway users and green space for picnic and children to play 4. Refer to Location 4 on the map; this is a large wooded area, between Oldhall Road and the Walled Peace Garden in Barshaw Park. Do you have any ideas about how this location could be better used or improved? Or do you have thoughts on any barriers to its use? » Allotments » Woodland walk, wild area with good paths and points of interest for kids. » It’s used by the Council currently I think but maybe develop the land into as a Community Centre as there is a lack of toilet facilities in the park and as an Indoor Event Space for hire » Allotments » Tidy up and grass area » Biodiversity trail » Park extension for dog walking » Not my area, ask folk who live near it » Create community resource for skills development e.g woodworking, cooking etc » Could it be incorporated into the park. Again an area where people can enjoy nature and relax. Footpaths, shrubs etc » No sorry » More open green space local activities could be held here » This a great area for walking, but it feels disconnected from the reast of the east end. Build better walking routes, path ways. » Forest playground » Woodland timber trail, den building area like mug dock. Or a basketball court » Better lighting would improve safety and discourage teenagers from using as a drinking spot. » A sports facility of some sort? A fitness area. Developed into a green garden type seating area. » Omg please do not do anything. Can we honestly not just enjoy each without havig to make it rubbish. This is one of my kids favourite areas to explore for bugs, insects wildflowers. Even a sandpit etc there » Outdoor exercise area » Better walks for dog walkers, wild garden » No » Make it a dog park, the amount of dogs that are off leads in barshaw and not it the designated dog part is huge. Clearly not enough dog areas so use that and clean up barshaw less dog poo on main park » I’m not familiar with this area » Housing shops or community centre » No » Skate park / bmx - enclosed dog park » It could be extended as part of the park, would be nice to be kept as land and not built on. » Perhaps the Friends of Barshaw Park could utilise. » Used for Forrest kindergarten for the nurseries and schools in the area. It’s a great programme for giving children the best start and opportunities that they don’t get at home. » Asked my children this and they suggested a community wildlife garden with bug hotels and planting for everyone. » Off lead dog area » Could this be made into some kind of outdoor fitness class area? like yoga etc. It’s v pretty and quiet. maybe partially covered so it could still be used in the rain. » Make more visually appealing, or fence it off » Enclosed and bootable dog runs or tennis courts » It could be used as allotments instead of a dumping ground » Sheltered housing/assisted living » Dog walking or wild flower nature reserves place. » Would like the wooded area to stay. It could become wild flower area and nature trail with small pond installed that is less busy as main park lane for people that like a more calmer area. » The area is a quiet space used by many dog walkers and gardeners. In keeping with the area, developing this as a quiet space for gardening and dog walking would be ideal in my opinion » Make the area into a safe woodland walk for nature lovers and dog walkers » Better management of trees and land in area » Skate park/tennis/ » Make it into a wildlife sanctuary. » Something educational for young kids. Perhaps an area schools could use to grow stuff? » Allotments for young old,nurseries, schools etc » Currently it’s used by dog walkers going into Barshaw Park and the Council use it as an access road to their staff base 64 Page 98 of 260
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to rest between looking after the Park Grounds and Refuse Collections but if The Friends of Barshaw Park could obtain the space if the Council vacate it would give them access to electricity and water supply and would allow more public engagement for gardening activities and events that they wish to pursue but lack the funds to achieve this » It should be protected and managed for biodiversity » Residents in the flats might not want the public to use it too much » Keep the wooded area » Difficult one, probably housing as local roads are not too busy. » Leave it as it is. » allotments » Wildlife area with pond, paths, seats and trees » It should be turned into a wild nature walk. Planted with meadow flowers and natural trees. A small nature santuary. » Allotments » No 5. Did we miss a location with potential that you know of in the area? This could include empty land, and underused or vacant buildings. » Bandstand. Great event potential and even just a point of interest when not in use. » There’s the McKerrell Street play area that is underused and badly needing an upgrade » The park area on McKerral st » Vacant area in behind sandstone tenements / offices at end of Glasgow Road. This terrace of buildings faces the Electoral Evaluation building and in behind them is vacant land. Borders onto St Mirren Cathdral ground. » Could we keep some empty as we share this planet with other species. We are the intelligent ones, we need diversity. Let’s keep some areas untouched for them, please » The large plot of grassland between Greenlaw Avenue and St Mirrens cathedral, it is currently used to park on. This could be a good patch for activity space or a dog park. » No » Outside Williamsburgh primary - across from Tesco . Cleaned - school kids could maybe do plants bench / seated areas . Lots more bins required around seedhill far too much dog mess everywhere » Vacant land in McKerrell Street, although this will require a major investment of resources. » Full empty close in Lang street due to house fire over 2 years ago. Either demolished or rebuilt as now currently full of rats that are infiltrating the area » Fix the barshaw golf clubhouse » The old social services building and mothballed leather manufacturing site. Council should compulsory purchase factory, knock down social building and build more social shared ownership and some single person flats as starter homes. » In the middle of Barshaw Park, there is an old model rail way. The land is wasted currently and would be grate to use as a skate park. Additionally, to the south side of the hill in Barshaw park, there is an old disused zoo area. Historically, this was an amphitheater and it would be culturally and in line with history, to restore the area to a band stand/music venue. Providing a space like that could bring a musical community together. Skateboarding and music have always went hand in hand. A skate park right next to a out door music space for local bands could bring about a small local festival for kids to skate and play/listen to music. Couple that with developing location 2 where a learning centre for media technology can thrive and you’d have a foundation for real impact in the community, starting with the youth. » Grass area at seedhill playing fields. Appears to be under utilised. » Garage, Glasgow Road @tylney rd.. absolute eyesore with lots of vehicle carcasses left brining down the tone of the neighbourhood » The planters on Violet Street could do with more use and attention. Rig Arts Charity have had some involvement in the past. There’s also a small piece of land on Ladyburn St backing onto 18 Dunn Street which is overgrown and neglected » There is a run down kids play area in Mckerrell Street I think this could be used as an outdoor space for community connection » Ground beside St Mirin’s Cathedral ideal for sheltered/retirement housing. » The southwest and southeast sections of Seedhill Playing fields are fallow areas, they could be turned into wildflower/ nature areas with paths meandering through. Note: All open comments in this appendix have been provided here verbatim, as they were submitted to the online survey. Further, any minor discrepancies between the quantitative data presented in this appendix, and that in the summary of the document proper, is due to some partial responses being subsumed - where possible - into the full summary; this appendix only outlines the data from fully completed responses. 65 Page 99 of 260
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PUBLIC ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 25 August 2026 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Tree Preservation Order Requests ___________________________________________________________________ 1. Summary 1.1 This report seeks to respond to a request to application a TPO at a site at Stoney Brae, Paisley. 1.2 The request submitted has been considered in line with the relevant legislation, namely, Section 160 of The Town and Country Planning (Scotland) Act 1997 as amended by the Planning etc (Scotland) Act 2006, and within the procedures set out in the Town and Country Planning (Tree Preservation Order and Trees in Conservation Areas) (Scotland) Regulations 2011. 1.3 The report recommends that a tree preservation order is not applied to the site in question. ________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: (i) Note that an assessment was undertaken of trees at a site at Stoney Brae, Paisley and that the trees in question were found not to meet the criteria for a tree preservation order. ___________________________________________________________________ 3. TPO Request Stoney Brae, Paisley 3.1 A request for a tree preservation order has been received in respect of a wooded site at Stoney Brae, Paisley. Item 4 Page 111 of 260
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PUBLIC 3.2 A TEMPO assessment of the woodland has been undertaken in respect of the site by an independent arboriculturist. 3.3 The assessment notes that the site comprises approximaley 140 metres of old, abandoned railway cutting which is now surrounded by resienital gardens. 3.4 The assessment also states: Although the site may have ecological, biodiversity and landscape value, the tree cover essentially comprises recent, unmanaged, wild natural regeneration. No management appears to be undertaken and there are already issues of trees causing shade and encroachment problems which will be of increasing concern to neighbouring properties as the trees mature. One of the most abundant species at the site, Common ash Fraxinus excelsior, is badly affected by Ash Dieback Disease caused by the fungus Hymenoscyphus fraxineus (aka Chalara fraxinea). Frequently trees weakened by the disease succumb to infection by Honey fungus (Armillaria spp.) which quickly kills them. 3.5 The site achieved a TEMPO score of 11 indicating that imposing a Tree Preservation Order on the woodland would be indefensible. 3.6 A copy of the assessment undertaken is detailed as Background Paper 1 as attached to this report. 3.7 In light of the above it is recommend that a TPO designation is not progressed in relation to the woodland in question. ___________________________________________________________________ Implications of the Report 1. Financial – None. 2. HR & Organisational Development – None. 3. Community/Council Planning – None. 4. Legal – None. 5. Property/Assets - None 6. Information Technology - None 7. Equality & Human Rights - The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report. If required following implementation, the actual impact of the recommendations and the mitigating actions will be Page 112 of 260
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PUBLIC reviewed and monitored, and the results of the assessment will be published on the Council’s website. 8. Health & Safety - None 9. Procurement - None 10. Risk - None 11. Privacy Impact – None 12. COSLA Policy Position - None. 13. Climate Risk – None. 14. Children’s Rights - None ___________________________________________________________________ Author: David Love, Chief Planning Officer Tel: 07483410182; Email: david.love@renfrewshire.gov.uk Page 113 of 260
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Crownhead, Stobo, Scottish Borders, EH45 8NX t: 01721 760268 e: mail@treeconsultancygroup.com www.treeconsultancygroup.com Principal Consultant: Kenneth Harvey Dip.For. Chartered Arboriculturist Tree Consultancy Group Arboriculture - Urban Forestry - Planning 'TEMPO' ASSESSMENT OF WOODLAND SITE AT STONEY BRAE THORNLY PARK PAISLEY PA2 7TG Client: Renfrewshire Council Date: June 2026 Background Paper 1 Page 114 of 260
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1 INSTRUCTIONS 1.1 We have been instructed by Mr David Love, Head of Planning at Renfrewshire Council, to assess the suitability of a wooded site at Stoney Brae, Thornly Park, Paisley for inclusion within a Tree Preservation Order (TPO). The assessment was to be carried out using the TEMPO evaluation method. 2 BACKGROUND 2.1 A TPO suitability assessment starts with an appraisal carried out from places to which the public have access, as the purpose of protecting trees by a TPO is primarily to preserve their visual amenity in the landscape. This process involves identifying the most significant trees, groups or woodlands and then considering the expediency of making them the subjects of a TPO. 2.2 In order to be able to decide which trees are suitable for inclusion in a TPO and which aren't, the use of some kind of system is recommended to ensure, as far as possible, that selection is carried out in a fair, consistent, objective, and repeatable manner. It helps the Council explain to landowners why their trees have (or haven't) been included in a TPO, and also helps to avoid including large numbers of low value trees within the TPO system which the Council then has to manage with limited resources. 2.3 The most widely used appraisal system developed for this purpose is the Tree Evaluation Method for Preservation Orders - TEMPO developed by Julian Forbes-Laird MICFor. It is an easy to use field guide to decision-making which also provides a written record of the process. It is presented as a single-page pro forma, and allocates scores to various relevant criteria. When these scores are added together, it gives a total figure which informs whether the tree merits protection by a TPO and, if so, whether the making of a TPO is justifiable (i.e. defensible). 2.4 As Woodland TPOs are essentially different in nature and intent to 'normal' TPOs, TEMPO has been produced in two forms - one for individual trees and groups of trees, and one for woodlands. In the assessment of the trees at Stoney Brae we have used the woodland version. 3 METHODOLOGY 3.1 The site and the trees were assessed from places to which the public have ready access to establish their general condition and visibility in the surrounding area. 3.2 The site and trees were considered to form a small woodland and a Woodland TEMPO evaluation was carried out. 4 ASSESSMENT FINDINGS 4.1 The site comprises approximately 140 metres of old, abandoned railway cutting now surrounded by suburban residential gardens. The line was part of the Barrhead Branch of the Glasgow and South- Western Railway just south of Potterhill Station which closed to goods traffic in 1970. All trees present will have arisen since then. 4.2 The site is visible to the public from several viewpoints in the surrounding area, but this is often limited to glimpses between houses and other buildings. 1 Page 115 of 260
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4.3 Although the site may have ecological, biodiversity and landscape value, the tree cover essentially comprises recent, unmanaged, wild natural regeneration. No management appears to be undertaken and there are already issues of trees causing shade and encroachment problems which will be of increasing concern to neighbouring properties as the trees mature. One of the most abundant species at the site, Common ash Fraxinus excelsior, is badly affected by Ash Dieback Disease caused by the fungus Hymenoscyphus fraxineus (aka Chalara fraxinea). Frequently trees weakened by the disease succumb to infection by Honey fungus (Armillaria spp.) which quickly kills them. 4.4 Due to the species, condition and age of the woodland, the TEMPO assessment score for the site was low, suggesting that a TPO would be indefensible. A plan of the site along with the relevant TEMPO score sheet is attached. 5 CONCLUSIONS 5.1 The TEMPO evaluation for the site produced a total score of 11 points, indicating that making a Tree Preservation Order would be indefensible. Kenneth Harvey Dip.For. Chartered Arboriculturist 4th June 2026 2 Page 116 of 260
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WOODLAND EVALUATION METHOD FOR PRESERVATION ORDERS (WOODLAND TEMPO) SURVEY DATA SHEET & DECISION GUIDE Date: Surveyor: Woodland details TPO Ref (if applicable): Location:/OSGR: Owner (if known): Composition: REFER TO GUIDANCE NOTE FOR ALL DEFINITIONS Part 1: Amenity assessment a) Condition & suitability for TPO 10) Unmanaged – good/fair condition Highly suitable 8) Unmanaged – poor condition Very suitable 5) Excessively managed Suitable 2) Under good management Barely suitable 1) Derelict Unlikely to be suitable 0) Dead/dying/dangerous* Unsuitable Score & Notes * Relates to existing context and is intended to apply to majority of main stand trees having severe irremediable defects b) Naturalness & suitability for TPO Score & Notes 10) Ancient / ASN Highly suitable 8) Recent semi-natural Very suitable 5) Replanted ancient Suitable* 2) Recent native plantation Barely suitable 1) Pioneer dominant Unlikely to be suitable 0) Recent exotic plantation Unsuitable * If few old growth trees present & little or no regen consider TEMPO tree/group assessment c) Size (ha) & suitability for TPO Score & Notes 10) 100 + Extremely suitable 8) 10 - <100 Highly suitable 5) 5 - <10 Very Suitable 2) 0.25 to <5 Suitable 1) 0.1 – <0.25 Barely suitable 0) < 0.1 Unsuitable (consider TEMPO tree/group assessment) d) Cultural factors Woodland must have accrued 13 or more points (with no zero score) to qualify Score & Notes 10) Historical record / vital landscape feature / ≥10% veteran tree population present 8) SSSI or other national designation; significant landscape / habitat importance 5) Woodland with local designation / high public use / identifiable habitat value 2) Woodland with internal public access (use light or unknown) / some habitat value 1) Woodland adjacent to highway or with external public access / low habitat value 0) Woodland with none of the above additional features inc. minimal habitat value Part 2: Expediency assessment Woodland must have accrued 15 or more points to qualify 5) Immediate threat to overall woodland 4) Immediate risk of significant loss / severe fragmentation 3) Foreseeable risk of significant loss / severe fragmentation 2) Foreseeable risk of partial loss / fragmentation 1) Precautionary only Score & Notes Part 3: Decision guide Add Scores for Total: Decision: Any 0 Do not apply TPO 1-12 TPO indefensible 13-15 Does not merit TPO 16-20 TPO defensible 21 + Definitely merits TPO Unmanaged in poor condition 8 points Less than 55 years old (railway closed in 1970) with pioneer species dominant. 1 point 0.25 to <5 ha Suitable 2 points Not applicable as score of 11 points at a) to c) above too low to qualify. Not applicable as scores too low. 11 points TPO indefensible 2/6/2026 K Harvey Dip.For. n/a NS485616 Land at Stoney Brae, Paisley PA2 7TG Unknown Pioneer species including sycamore, ash, birch, willow, rowan. Page 117 of 260
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PUBLIC ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 25 August 2026 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Section 75 Agreements - Update ___________________________________________________________________ 1. Summary 1.1 This report seeks to provide an update in respect of Section 75 (S75) agreements which are currently being negotiated by officers following a decision being made in relation to the respective planning application. 1.2 S75 agreements secure planning obligations which seek to mitigate the impacts of a proposed development and make it acceptable in planning terms. They can be used to secure financial contributions to, or in-kind provision of, necessary new social and community infrastructure to support new developments. ________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: (i) Note the ongoing negotiations which are taking place in respect of securing planning obligations which will be secured by a Section 75 agreement, in accordance with Section 75 of the Town and Country Planning (Scotland) Act 1997. ___________________________________________________________________ 3. Background 3.1 Planning obligations seek to mitigate the impacts of a proposed development and make it acceptable in planning terms. They can be used to secure financial contributions to, or in-kind provision of, necessary new social and community infrastructure to support new developments. Item 5 Page 119 of 260
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PUBLIC 3.2 Obligations are usually entered into in accordance with Section 75 of Town and Country Planning (Scotland) Act 1997, as amended, and are commonly referred to as S75 Agreements. They are often used where a planning condition or another form of legal agreement would not be appropriate to address the impact of the development in question. 3.3 Planning obligations can be entered into between a person with an interest in the land and the planning authority; or via a unilateral undertaking by a person with an interest in the land. S75 agreements run with the land and the obligation continues to be enforceable against any subsequent owner of the land until such time as the details of the agreement are fully discharged by the local planning authority. 3.4 Scottish Government’s policy on Planning Obligations is expressed in Circular 3/2012 (Planning Obligations and Good Neighbour Agreements - Revised 2020). The Circular sets out five tests which must be met when seeking to secure a planning obligation: ▪ Necessary to make a proposal acceptable in planning terms (and overcome a barrier to the approval of planning permission); ▪ Serve a planning purpose where it is possible to identify infrastructure provision requirements to advance, should relate to development plans; ▪ Be related to the proposed development either as a direct consequence of it or arising from the cumulative impact of development in an area; ▪ Fairly and reasonably relate in scale and kind to the proposed development (provide or contribute to the provision of infrastructure that would not be necessary were it not for the development, on a proportionate pro-rata basis as appropriate, but not to resolve existing deficiencies); and ▪ Be reasonable in all other respects. 3.5 A number of planning applications have been approved subject to a Section 75 agreement being put in place. For information, it should be noted that planning consent is not issued until such times as the Section 75 agreement has been signed and registered as required. 3.6 Further to the report considered at the March 2024 meeting of the Planning and Climate Change Policy Board, no new applications have been granted subject to a Section 75 agreement, while those that have been previously approved subject to an agreement have not yet been concluded. 3.7 In light of the above, the following application is currently subject to Section 75 negotiations: 23/0161/PP: Section 42 application to vary wording of condition 5 of Planning Permission in Principle 18/0638/PP with respect to Flood Risk Assessment requirement at land to south of St. James Interchange, Burnside Place, Paisley Page 120 of 260
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PUBLIC 3.8 The above planning application is currently under consideration and as such officers are minded to approve the application subject to conditions and an appropriate legal agreement to secure a financial contribution in respect of education provision. 3.9 Officers are currently in discussions to secure the aforementioned obligations. Thereafter once agreed and recorded the decision notice in relation to the planning application will be issued. ___________________________________________________________________ Implications of the Report 1. Financial – Should the S75 agreements be signed and registered planning consent will be issued and thereafter any financial contributions will require to be paid to the Council in line with the respective agreement. Payments received would then be released to the appropriate service as required to meet the obligations set out in the associated legal agreement or returned to the applicant where applicable. 2. HR & Organisational Development – None. 3. Community/Council Planning – None. 4. Legal – S75 agreements require to be negotiated in line decision made at the respective board meeting and thereafter registered as appropriate following agreement and signing. Thereafter obligations will require to be discharged or varied where appropriate when monies have been spent or returned. 5. Property/Assets - None 6. Information Technology - None 7. Equality & Human Rights - The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report. If required following implementation, the actual impact of the recommendations and the mitigating actions will be reviewed and monitored, and the results of the assessment will be published on the Council’s website. 8. Health & Safety - None 9. Procurement - None 10. Risk - None 11. Privacy Impact – None 12. COSLA Policy Position - None. Page 121 of 260
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PUBLIC 13. Climate Risk – None. 14. Children’s Rights - None ___________________________________________________________________ Author: David Love, Chief Planning Officer Tel: 07483410182; Email: david.love@renfrewshire.gov.uk Page 122 of 260
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PUBLIC ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 25 August 2026 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Planning Hearings ___________________________________________________________________ 1. Summary 1.1 This report outlines the opportunity to introduce hearings to the Planning and Climate Change Policy Board in respect of planning applications which are to be considered and determined by the Board. 1.2 The introduction of hearings to the Board was identified as part of the National Planning Improvement Framework Action Plan. 1.3 If agreed a further report will be brought to the Board in November 2026 for consideration and will provide further details in respect of the how hearings would operate including matters relating to the scheduling of meetings and the policy relating to site visits. ________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: (i) Note that the introduction of hearings to the Planning and Climate Change Policy Board was highlighted as part of the adopted Action Plan which formed part of Renfrewshire’s National Planning Improvement Framework. (ii) Agree, in principle, to the introduction of hearings as part of the Planning and Climate Change Policy Board at a date to be determined. (iii) Note that a further report will be presented to Board in November 2026 detailing how any implications of hearings will be overcome in particular in respect of the scheduling of meetings and requests for site visits. Item 6 Page 123 of 260
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PUBLIC (iv) Note that in the event of hearings being introduced to the Planning and Climate Change Policy Board, an annual evaluation and review report will be presented to the Board for consideration with suggestions of amendments and improvements to the policy and procedures which apply to planning hearings. ___________________________________________________________________ 3. Background 3.1 The Planning (Scotland) Act 2019 introduced a new approach to measuring the performance of planning authorities and made it mandatory for authorities to prepare a report on their performance after the end of each financial year. 3.2 The National Planning Improvement Framework (NPIF) was introduced in 2024 and required planning authorities to undertake a self-assessment of their performance while also inviting interested parties to a review workshop to further consider the performance of the respective planning authority. 3.3 Following the self-assessment and stakeholder review, an Improvement Action Plan was prepared and agreed in respect of Renfrewshire. 3.4 A report noting the process undertaken and detailing our Improvement Action Plan was presented to the Planning and Climate Change Policy Board in November 2024, while an update was provided to the Board in March 2026. 3.5 The Improvement Action Plan included the potential for hearings to be introduced to meetings of the Planning and Climate Change Policy Board in respect of the consideration of planning applications. ___________________________________________________________________ 4. Planning Hearings 4.1 Planning applications are presented to the Planning and Climate Change Policy Board (the Board) in circumstances as outlined within the Scheme of Delegation. 4.2 Where an application is considered by the Board a presentation is provided to members by the relevant planning officer. 4.3 There is currently no opportunity for any interested party to address the Board. 4.4 The potential for a hearing to be requested by an interested party in respect of each application which is considered by the Board would provide the opportunity for interested parties to address the Board directly and articulate their comments on the proposed development. 4.5 An interested party is defined as: Page 124 of 260
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PUBLIC ▪ Objectors/Supporters/Representees; ▪ Community Councils; ▪ Applicants/Agents; and ▪ Elected Members. 4.6 It should be noted that strict deadlines and time limits would be enforced in circumstances where a hearing is requested. 4.7 Appendix 1 of this report details indicative procedures and time limits which could apply. 4.8 It is considered that the introduction of hearings as part of the Board proceedings would enable interested parties to present verbal arguments directly to Board members. 4.9 Hearings would help create a more transparent decision-making process whereby interested parties can be heard and local concerns or complex issued can be fully explored and considered. 4.10 In addition to the above, where a hearing takes place, questions could be addressed directly by the relevant interested party, with the approval of the Convenor. Such an approach will enable decisions to be reached without the need for items to be continued or delayed to allow further clarity to be sought. ___________________________________________________________________ 5. Other Matters 5.1 It should be noted that the introduction of hearings does have the potential to create longer meetings, however it is not considered this would be the case in respect of each meeting. 5.2 The introduction of hearings also presents the opportunity for the procedures relating to site visits to be considered and clarified. At present site visits are called at a meeting of the Board. However, in the event of hearings being introduced, it is considered that an alternative approach could be adopted whereby site visits occur prior to Board thus enabling decision to be taken on the day of the Board meeting. 5.3 It is recommended that the Board approve, in principle, the introduction of hearings in respect of planning applications to be considered and instruct officers to bring a further paper to the November 2026 meeting of the board providing further details on the introduction of hearings, including details relating to the scheduling of meetings and site visits. ___________________________________________________________________ Page 125 of 260
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PUBLIC 6. Review and Evaluation 6.1. In the event that the board agrees to the introduction of hearings it is proposed that an annual evaluation and review report will be presented to the Planning and Climate Change Policy Board for consideration with suggestions of amendments and improvements to the policy and procedures which apply to hearings. ___________________________________________________________________ Implications of the Report 1. Financial – None. 2. HR & Organisational Development – None. 3. Community/Council Planning – None. 4. Legal – None. 5. Property/Assets - None 6. Information Technology - None 7. Equality & Human Rights - The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report. If required following implementation, the actual impact of the recommendations and the mitigating actions will be reviewed and monitored, and the results of the assessment will be published on the Council’s website. 8. Health & Safety - None 9. Procurement - None 10. Risk - None 11. Privacy Impact – None 12. COSLA Policy Position - None. 13. Climate Risk – None. 14. Children’s Rights – None. ___________________________________________________________________ Author: David Love, Chief Planning Officer Tel: 07483410182; Email: david.love@renfrewshire.gov.uk Page 126 of 260
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1 PUBLIC Planning and Building Standards Planning Hearings July 2026 Appendix 1 Page 127 of 260
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Planning and Building Standards Planning Hearings – July 2026 2 PUBLIC 1. Table of Contents 1. Table of Contents ................................................................................ 2 2. Introduction ......................................................................................... 3 3. Planning Hearings ............................................................................... 4 4. How to request a Hearing .................................................................... 5 5. Procedure at Planning and Climate Change Policy Board .................. 6 Page 128 of 260
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Planning and Building Standards Planning Hearings – July 2026 3 PUBLIC 2. Introduction 2.1 This document sets out the Council’s procedures which relate to planning hearings taking place at meetings of the Planning and Climate Change Policy Board and also the procedures for undertaking a site visit. 2.2 Please note that the procedures outlined in this document do not apply in the circumstances of a national development or major development which are significantly contrary to the development plan. In such circumstances a pre-determination hearing will take place. Page 129 of 260
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Planning and Building Standards Planning Hearings – July 2026 4 PUBLIC 3. Planning Hearings 3.1 Planning applications are determined in line with the adopted Scheme of Delegation and are therefore determined in one of two ways: ▪ By appointed officers under delegated authority; or ▪ By Elected Members at a meeting of the Planning and Climate Change Policy Board (or other relevant Board meeting or meeting of Council). 3.2 An application requires to be considered by members of the Planning and Climate Change Board in one of the following circumstances: ▪ The Planning Authority decides to determine which would otherwise fall to be determined by a person appointed do so; ▪ The application relates to a major development as set out in the Schedule to the Town and Country Planning (Hierarchy of Developments)(Scotland) Regulations 2009; ▪ The application relates to listed building consent for the demolition of a listed building and conservation area consent for demolition of a building in a conservation area; ▪ The application involves residential development of ten or more units on greenfield or undeveloped land; or on a site greater than 0.5 hectare which is greenfield or undeveloped land; ▪ The application involves residential development of five or more units on site within the greenbelt; or on a site greater than 0.3 hectare which is within the greenbelt; ▪ The application, if approved, would be considered significantly contrary to the Local Development Plan and also those applications which, if approved, would be significantly contrary to the overall objectives, and would undermine the aims and strategic priorities of the Local Development Plan; and ▪ Where, within 21 days of an application appearing on the Weekly List, a letter signed by three members if received, and where it sets out reasons why the matter should go before the Board, the Convenor, in consultation with the Chief Planning Officer, shall consider such a request and shall be authorised to decide whether or not to agree the request. 3.3 All applications which are considered by the Planning and Climate Change Policy Board could be subject to a hearing, subject to a request being made in line with the process noted in Section 4. Page 130 of 260
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Planning and Building Standards Planning Hearings – July 2026 5 PUBLIC 4. How to request a Hearing 4.1 An application will be subject to a hearing where a request is received from one of the following interested parties: ▪ Objectors/Supporters/Representees; ▪ Community Councils; ▪ Applicants/Agents; and ▪ Elected Members. 4.2 It should be noted that in order for objectors/supporters/representees and Community Councils to request a hearing they must first have submitted a competent written representation within the stated timeframe (during the initial statutory consultation/notification period). 4.3 Interested parties will be advised of the application being considered by Board seven clear days prior to the meeting. It should be noted that reference to clear days includes weekends and bank holidays. 4.4 Any interested party who wishes to request a hearing to enable them to address the board requires to submit such a request to the Planning Authority by 12noon on the Friday before the Board. Any request after this time will not be considered. 4.5 A request for a hearing can be submitted via email to dc@renfrewshire.gov.uk; by completing the online form at **to be inserted** or by completing the Request a Hearing Form and returning it to Development Standards, Renfrewshire House, Cotton Street, Paisley. Page 131 of 260
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Planning and Building Standards Planning Hearings – July 2026 6 PUBLIC 5. Procedure at Planning and Climate Change Policy Board 5.1 The hearing would take place as part of the meeting of the Planning and Climate Change Policy Board. The running order for the consideration of an application, subject to a hearing, would be as follows: (a) Convenor introduces agenda item; (b) Planning Officer presents the application; (c) Representees address the Board; (d) Applicant/Agent address the Board; (e) Local Ward Member (who is not a member of the Board) address the Board; (f) Planning Officer has the opportunity to clarify any points raised; (g) Board consider and discuss the application – further details may be sought from the Planning Officers(s) however it may be that those participating in the Hearing may be invited to address a question; (h) The application is determined. 5.2 Speaking parties will be required to limit their submissions to no more than 5 minutes duration for each person registered to speak. 5.3 Where there are multiple supporters/objectors/representees to an application, to prevent unnecessary repetition, it is strongly recommended that parties should group together and use a spokesperson to make a collective oral submission at the Board. 5.4 In the event of a spokesperson speaking on behalf of two or more people the time allowed to make the submission at Board may be extended to up to 10 minutes, with the prior agreement of the Convenor. 5.5 Local ward members, who are not members of the Planning and Climate Change Policy Board, will be required to limit their submission to no more than 5 minutes. The local member should register their intention to participate in the hearing in the same way as applicants/agents or those submitted representations – as outlined above. 5.6 To ensure fairness and consistency these time limits will be strictly enforced. 5.7 It is preferred that anyone participating in a hearing attends in person however requests for online participation will be considered by the Convenor. Meetings will be held in the Council Chamber at Renfrewshire House, unless otherwise advised. 5.8 Those who have indicated they wished to participate in the hearing will be ‘checked in’ as they enter the Council Chamber. This would ensure they have made a request to speak. Page 132 of 260
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Planning and Building Standards Planning Hearings – July 2026 7 PUBLIC 5.9 A schedule of speakers would be prepared in advance to enable the Convenor to call people forward at the correct time. 5.10 Any person participating in a hearing is accepting that they are participating in a session which is being streamed live online and the recording will be available later via the council website. 5.11 Presenting parties must adhere to the following rules: ▪ Oral submissions shall relate to their written submissions already lodged on the planning application. ▪ No new information shall be submitted in the form of new lines of argument, nor in the form of maps, diagrams, photographs, plans etc. ▪ No witnesses shall be called and there shall be no cross examination. ▪ The submission of frivolous, vexatious or plainly repetitive material will not be accepted. ▪ Abusive behaviour or abusive personal comments about other parties is strictly prohibited. ▪ It is not permitted to bring any photographs, plans or documentation for the benefit of the Panel nor make any electronic presentations to the Board. Page 133 of 260
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8 PUBLIC Planning and Building Standards Renfrewshire Council Renfrewshire House Cotton Street Paisley PA1 1BR Page 134 of 260
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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. Item 7(a) Page 135 of 260
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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. Page 136 of 260
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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 Page 137 of 260
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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 Page 138 of 260
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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, Page 139 of 260
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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 Page 140 of 260
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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. Page 141 of 260
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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: Page 142 of 260
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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. Page 143 of 260
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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 Page 144 of 260
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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 Page 145 of 260
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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. Page 146 of 260
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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 Page 147 of 260
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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. Page 148 of 260
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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 Page 149 of 260
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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 Page 150 of 260
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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 Page 151 of 260
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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 Page 152 of 260
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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 Page 153 of 260
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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. Page 154 of 260
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Planning and Climate Change Policy Board: 25th August 2026 Report by Chief Planning Officer Reference No 26/0121/PP Application Type Planning Permission Proposal Change of use from business to residential. Location 2 Station Road, Langbank, Port Glasgow Ward 11 - Bishopton, Bridge of Weir and Langbank Community Council Langbank Community Council Applicant Dr Alison Wootton 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=TAEHM0MWGKI00 This supplementary report should be read together with the original report of handling considered by the Planning and Climate Change Policy Board on the 26th of May 2026. Appendix 1 details the original report of handling. Background The Planning and Climate Change Policy Board at its meeting on 26th May 2026 considered the attached report of handling and decided to continue the consideration of the report to allow for confirmation from the Inverclyde Integration Joint Board and NHS Board in terms of potential future utilisation of the site and the alternative solution for the residents of Langbank should the application be granted as agreed unanimously. Additional Information As confirmed by Inverclyde Health and Social Care Partnership (HSCP), the Langbank branch surgery and dispensary closed in October 2025 after an application from the practice (New Surgery) to close the premises due to sustainability and cost issues. Following regulations on the closure of branch surgeries, a period of consultation is required both by the practice with its patients and the HSCP with elected officials, other local practitioners and interested parties. While Langbank is a part of Renfrewshire, GP services are received from the Inverclyde HSCP. As stated in the published paper by the Inverclyde Integration Joint Board, no other local surgeries were willing to take over the building previously occupied by the New Surgery for the same reasons outlined above. It is stated that demand is not significant enough in the area to sustain its own GP surgery contract and the HSCP, NHS Greater Glasgow & Clyde do not intend to operate any further health care sites from the village, where the health of Langbank residents is now delivered by the New Surgery in Kilmacolm and the GP practices in Port Glasgow Health Centre. A further supporting statement was submitted by the applicant which emphasised that the surgery was built by the applicant at the request of the Health Board, using a residential bungalow design so when it was no longer needed for a surgery, it could be used or sold as a family home. When retired from the practice, the owner agreed to lease the property however was subsequently informed that the surgery was losing money and was no longer financially viable. As above, following public consultation led by HSCP the branch surgery was closed with no plans to open another surgery. Item 7(b) Page 157 of 260
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As outlined in the original Report of Handling, the site has now remained vacant for 10 months. As set out in the original report of handling, it should be noted that granting planning permission does not preclude the future use of the site for medical purposes should circumstances change. Moreover, should another party wish to purchase or take over the site, this would be a private matter to be dealt with by the property owner and there is no remit for planning to be involved in this, or to ensure that the property would remain occupied or in active use should the change of use to Class 9 not be implemented. Recommendation It is recommended that the application is granted subject to conditions for the reasons set out in the report of handling which was considered by the Planning and Climate Change Policy Board on 26th May 2026. Page 158 of 260
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Appendix 1 Planning and Climate Change Policy Board: 26 May 2026 Report by Chief Planning Officer Reference No 26/0121/PP Application Type Planning Permission Proposal Change of use from business to residential Location 2 Station Road, Langbank, Port Glasgow Ward 11 - Bishopton, Bridge of Weir and Langbank Community Council Langbank Community Council Applicant Dr Alison Wootton 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=TAEHM0MWGKI00 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. The application would normally fall within the Council's Scheme of Delegation to be determined by an appointed officer however in this instance Councillors Colin McCulloch, James MacLaren, Fiona Airle Nicolson have requested that the application will be determined by the Board rather than officers on the basis that there are concerns around the loss of the building as a GP surgery resulting in difficulties to facilitate the return of GP services in Langbank in the future. Proposal This application seeks planning permission for a change of use of a vacant building (previously a doctor's surgery) to a residential dwelling (Class 9) at 2 Station Road, Langbank. The existing single storey building is proposed to remain, with internal works to convert the previously existing doctor's surgery to a residential dwelling, including living room, bathroom, kitchen, and a maximum of 4 bedrooms. The property is surrounded by a large curtilage which is accessed from Station Road with the surrounding area. The supporting statement submitted with the application states that the property was built using the plan for a single storey domestic residence that was then used as a doctor's surgery. There are no external works proposed to the property. The existing access to the west of the building is proposed to be used in the conversion, with the existing tarmac car park to be converted to garden ground and a driveway/parking for the residential dwelling. The building is set below street level and separated from the adjacent grass verge on Station Road by a stone retaining wall. The property is finished in red brick and brown rooftiles and features brown uPVC windows and doors. The property is accessed via a set of stairs and ramp which lead to the front door to the south of the property. Site Description The application site is located in a primarily residential area and fronts Station Road to the south. The site is bound to the north by a railway line, with Langbank Train Station and a wooded area to the to the northwest, and residential dwellings to the east and south. Page 159 of 260
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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 requirement of planning permission for the proposed use and associated requirements works. Negotiated Improvements No changes have been negotiated. 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 a condition requiring a Noise Impact Assessment to be submitted prior to the occupation of the building as a residential dwellinghouse. This is considered in more detail in the Assessment section below. ▪ Chief Executive's Roads Development - No objections subject to a suite of conditions relating to the installation of a 2 metre wide adoptable footway, a direct walking connection between Station Road and the front door of the proposed dwellinghouse, secured covered cycle storage, a turning head and a minimum of two parking spaces within the curtilage of the site and upgrades to the sightlines for the existing vehicular access. This is considered in more detail in the Assessment section below. ▪ Scottish Water - No objections. ▪ Network Rail – No objections subject to the inclusion of advisory notes relating to operational railway matters during the construction phase of the proposal. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: ▪ Object - 1 ▪ Support - 0 ▪ Neutral - 0 The issues raised can be summarised as follows: 1. The building was previously used as a GP surgery and remains one of the few premises within Langbank that appears suitable for healthcare or wider community use. At present, Langbank does not have a pharmacy or GP surgery, meaning residents are required to travel to nearby towns to access essential services, including prescription machines. The former surgery also provided a dispensing service, which is no longer available. 2. Retaining the premises for a healthcare related use could help to address a gap in provision for the local community. 3. Query if there is any specific inclusion or policy within the LDP which supports or safeguards the provision of healthcare services, such as GP surgeries or community pharmacies within smaller communities such as Langbank. Page 160 of 260
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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 ▪ National Planning Framework 4 ▪ Policy 9 - Brownfield, vacant and derelict land and empty buildings ▪ Policy 14 - Design, quality and place ▪ Policy 15 - Local Living and 20-minute neighbourhoods ▪ Policy 16 - Quality homes Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy P1 - Renfrewshire's Places ▪ Policy I1 - Connecting Places Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Renfrewshire's Places Design Guidance Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Supporting Statement - Provides justification for the proposed development and use. 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 National Planning Framework 4 (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. Policy 9 (Brownfield, vacant and derelict land and empty buildings) relates to the reuse of brownfield, vacant and derelict land and empty buildings. The building is currently vacant, and the proposal would provide an opportunity to bring it back into habitable use and more specifically provide a new dwelling which is a complimentary and compatible use noting the surrounding residential area. In this regard, the proposal is considered to comply with this policy. Page 161 of 260
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It is important to note that while the development site was previously a GP/doctor's surgery, the allocation of such facilities/resources is controlled by the local health board and therefore it cannot be ensured or insisted upon that the site is occupied by a doctor or for related healthcare purposes through the planning process. Each application requires to be considered on its own merits, and no weight can be placed on a speculative future reoccupation of a GP surgery or for medical purposes. Notwithstanding this, at the same time it is relevant to note that this proposal which is primarily for a change of use does not preclude the potential for the building could revert back to medical use in the future subject to a further planning application. Part d) of NPF4 Policy 9 highlights that development proposals for the reuse of existing buildings will be supported, considering their suitability for conversion to existing uses. Due to the residential character of the surrounding area and the character and siting of the building, the change and conversion to residential dwelling is considered to be an appropriate and commensurate use. It is noted that while the last active use was a doctor's surgery, in planning terms this is a Class 1A (Shop) use and could therefore technically be changed to any other retail Class 1A without the requirement for planning permission. The change of use in this case is considered a deintensification from the last known use which would have had a greater frequency in terms of trip and footfall activity. Policy 16 (Quality Homes) of NPF4 encourages, promotes and facilitates the delivery of more high quality, affordable and sustainable homes in the right locations, providing choice across tenures that meet the diverse housing needs of people and communities across Scotland. As the proposed dwelling would provide an additional dwelling within an area characterised by residential use, the proposal is also considered to be compliant with this policy in this regard. The application site is covered by Policy P1 (Renfrewshire's Places of the Local Development Plan 2021). Policy P1 states that in uncoloured areas on the Proposals Maps, there will be a general presumption in favour of a continuance of the built form. Proposals should also avoid causing unacceptable impacts on the environment and/or biodiversity or a loss of amenity within the surrounding area. The proposed development would not result in a significant physical change to the external appearance of the building, which itself is in keeping with the design and character of the surrounding residential dwellings. No external alterations would be required for the building to be used as a dwelling as the existing floorplan could be adapted to meet the requirements of a dwelling of up to 4 bedrooms with sufficient space to accommodate a family. With regards to the impact on the surrounding residential amenity, the side elevation of the neighbouring property to the east is positioned approximately 10 metres from the east elevation of the application property, with the detached garage providing a buffer to any overlooking which may be created as a result. Moreover, the residential properties to the south are elevated over the application site and are set back from the road behind large front curtilages. Therefore, due to the position of windows on the existing property, there will be no overlooking created as a result of the proposal. As there are no external alterations proposed to the building, there are no concerns relating to loss of daylight or overshadowing as a result of the proposal. The building is situated within a large curtilage which could comfortably accommodate garden ground and space for parking and turning of vehicles. Therefore, the scale of the site is considered to be appropriate for suitable levels of residential amenity to be achieved. Page 162 of 260
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The site is located directly adjacent to Langbank Train Station, which provides services between Glasgow and Wemyss Bay. Policy I1 (Connecting Places) of LDP 2021 highlights that all development proposals require to ensure appropriate provision and accessibility including the ability to connect to active travel networks with good accessibility and connectivity to walking, cycling and public transport. Similarly, Policy 15 (Local living and 20- minute neighbourhoods) encourages the application of the place principle where people can meet the majority of their daily needs within a reasonable distance from their home, preferably by walking, wheeling or cycling or using sustainable transport options. In this regard, the proposed residential dwelling is considered in an appropriate location where access to services for residents would be easily obtained via public transport. Therefore, the proposal is considered to be complaint with these policies. It is noted that Policy 15 of NPF4 also seeks to contribute to local living through ensuring access to other amenities including shopping, health and social care facilities, childcare, schools and lifelong learning opportunities. While this proposal would remove an existing Class 1A unit, the compliance with Policies 9 and 16 of NPF4 and P1 of LDP 2021 would outweigh this. Moreover, and as outlined above, the planning process cannot ensure or insist upon the unit being occupied and retained for this use and the proposed use can therefore only be assessed on its own merits. In this regard, it is considered to be appropriate with the relevant provisions of the development plan. The Council's Chief Executive's (Roads Development) were also consulted and have no objections subject to a suite of recommendations that they have sought via conditions. The conditions requested relate to the formation of a 2 metre footway to the frontage of the site, upgrades to sightlines for the existing vehicular access, the provision of two in curtilage parking spaces, the provision of in curtilage covered cycle storage, the provision of in curtilage turning head and a direct walking connection between Station Road and front doors to better serve pedestrians and deliveries (either achieved via stairs/steps or a ramp). In the first instance, due weight requires to be given to the fact that the current proposal for a single dwellinghouse is a deintensification of use when compared to the previous doctor’s surgery use. The doctor’s surgery would have had a significantly greater footfall and activity than the current proposals for a single private domestic dwellinghouse and it has to be acknowledged that the previous use was able to function effectively and in compatibility with the surrounding area without a 2-metre footway or upgraded sightlines. It is also noted that there are existing traffic calming measures near the vehicle entrance at present and that the Station Road is a ‘no through road’. As this is an application for one dwellinghouse within an existing site, it is also not considered proportionate to impose conditions regarding the other matters requested by Roads Development. Whilst cycle storage provision and direct walking connection from street to front door would be welcomed, it is not considered necessary to make the proposed development acceptable. The proposed development would also have a sizeable curtilage and so both a turning head and adequate parking within the site well in excess of 2 spaces can be reasonable achieved. A condition seeking assurance of these features is also not considered necessary on this basis. Environmental Protection were also consulted on the proposal and have no objections subject to the condition that a Noise Impact Assessment (NIA) is submitted prior to the development being brought into use with appropriate mitigations in order to ensure an adequate level of residential amenity are achieved. Although the submission of a NIA would ordinarily be sought pre-determination, weight in this case has been afforded to the fact that the surrounding area is characterised by other residential dwellings which back directly adjacent to a railway station/railway line, and so the noise levels in the locality have been Page 163 of 260
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established as suitable for residential living. It is accepted that the NIA would be considered and assessed in this context. Representations One objection was received highlighting the below points. The responses are set out below each point. 1. The building was previously used as a GP surgery and remains one of the few premises within Langbank that appears suitable for healthcare or wider community use. At present, Langbank does not have a pharmacy or GP surgery, meaning residents are required to travel to nearby towns to access essential services, including prescription machines. The former surgery also provided a dispensing service, which is no longer available. As outlined in the above assessment, the allocation of GP surgeries is decided by the local health board and therefore there is no remit for planning to ensure or insist that the use for medical purposes is either maintained or indeed reinstated. The Planning Authority requires to assess every application on its own merits and in this case, there is a tangible proposal submitted through a formal application for a change of use to a residential dwelling. The retention of a vacant building for a potential reoccupation to its last active use is not a material planning consideration or a reason to refuse planning permission for a new or alternative use. Following review and assessment, is considered that the proposed change of use to residential would allow for the occupation of the now vacant building. It should also be noted that approving this application would not preclude the property from being reinstated as a doctor’s surgery in the future should circumstances change. 2. Retaining the premises for a healthcare related use could help to address a gap in provision for the local community. As outlined above, the future use as a healthcare related use cannot be safeguarded as it is decided by the health board. The proposed change of use would allow for the property to be sold as a dwelling and would provide more opportunity for a vacant building to be occupied. Query if there is any specific inclusion or policy within the LDP which supports or safeguards the provision of healthcare services, such as GP surgeries or community pharmacies within smaller communities such as Langbank. There is currently no provision within the Local Development Plan which safeguards the provision of healthcare services. Each application requires to 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. 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. Page 164 of 260
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Recommendation Grant subject to conditions. Reason(s) for Recommendation 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. That the development hereby permitted must be begun within three years of the date of this permission. Reason: To be in compliance with Section 58 of The Town and Country Planning (Scotland) Act 1997 as amended by Section 32 of The Planning (Scotland) Act 2019. 2. Prior to the occupation of the building as a residential dwellinghouse, the applicant shall submit for the written approval of the Planning Authority, a Noise Impact Assessment. The Noise Impact Assessment shall determine the impact of railway noise on the development and shall be undertaken using appropriate methodology and taking cognisance of the quantitative and qualitative means of assessment, as described within the Scottish Government's Technical Advice. Thereafter, any mitigations or recommendations set out within the approved Noise Impact Assessment shall be implemented prior to occupation of the residential dwellinghouse and thereafter maintained in perpetuity unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of residential amenity. Advisory Notes Environmental Protection ▪ With regards to condition 2, appropriate mitigation shall be included as part of the Noise Impact Assessment to ensure that internal noise levels, with windows closed, do not exceed 40dB daytime and 30dB night-time, measured as LAeq,T. Notwithstanding this, where the LAmax level is predicted to exceed 60dB (external) during the night period at the facade of any property, the development proposals shall include appropriate mitigation. The applicant shall demonstrate that noise levels within any garden will not exceed 55dB(A), measured as LAeq,T. The quoted levels shall be achieved as described, unless otherwise agreed in writing by the Planning Authority. ▪ The applicant should contact the Environmental Improvements section of Environment, Housing and Infrastructure to discuss the use, along with the scope of the assessment at an early stage in the process to ensure that the noise assessment will be satisfactory at the time of its submission. Network Rail ▪ Whilst Network Rail has no objections in principle to the development, due to its close proximity to the operational railway, all construction works must be undertaken in a safe manner which does not disturb the operation of the neighbouring railway. Applicants Page 165 of 260
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must be aware of any embankments and supporting structures which are in close proximity to their development. ▪ Details of all changes in ground levels, laying of foundations, and operation of mechanical plant in proximity to the rail line must be submitted to Network Rail’s Asset Protection Engineer for approval prior to works commencing on site. Where any works cannot be carried out in a “fail-safe” manner, it will be necessary to restrict those works to periods when the railway is closed to rail traffic i.e. by a “possession” which must be booked via Network Rail’s Asset Protection Engineer and are subject to a minimum prior notice period for booking of 20 weeks. ▪ The developer must contact our Asset Protection Engineers regarding the above matters, either by submitting an enquiry on the Network Rail website or by writing to Network Rail Asset Protection Engineer 151 St. Vincent Street, GLASGOW, G2 5NW E-mail: AssetProtectionScotland@networkrail.co.uk ▪ The following matter should also be noted by the developer: As identified on the applicant’s Land Title, REN36531, Network Rail have a heritable and irredeemable servitude right of access over the area of land shown tinted blue to an existing lineside access gate which provides critical access for the repair and maintenance of railway infrastructure. Title Plan extract shown below: ▪ Any changes to our servitude right of access from Station Road to the lineside access will have to be fully agreed with Network Rail. The applicant must contact Network Rail’s Property Team by emailing OperationalPropertyScotland@networkrail.co.uk to discuss this matter. For further information please contact Anna McGlone, Development Standards Team, Email: anna.mcglone@renfrewshire.gov.uk Page 166 of 260
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Planning and Climate Change Policy Board: 25 August 2026 Report by Chief Planning Officer Reference No 25/1024/PP Application Type Planning Permission (Major) Proposal Demolition of wings and rear buildings at Paisley Grammar School and erection of flatted development on vacated land, including conversion of original school to flats Location Paisley Grammar School, Glasgow Road, Paisley, PA1 3RP Ward 3 – Paisley North East and Ralston Community Council Paisley East and Whitehaugh Community Council Applicant Mr Richard McFadzean, NIXON Partnership Homes (PG) Ltd 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=T7AWZZMWFGB00 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, the proposal falls within the ‘Major’ category of development as defined within The Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009. Proposal This application seeks planning permission for the demolition of wings and rear buildings at Paisley Grammar School, and the erection of a flatted residential development on the vacated land within the school grounds. The development also includes the retention and conversion of the original school building to flats. Ther original school building (along with the former Janitors Lodge and boundary wall, railings, gates and gate piers along the Glasgow Road frontage) are B listed. The alterations to the retained school building to convert it to residential use, and the associated impact on its character as a building of special historical and architectural significance, will be assessed through the concurrent listed building application 25/1050/LB. The proposed development comprises of 115 flats. 92 flats are split across five proposed blocks, with the conversion of the retained school building housing 23 flats. Three of the new build blocks (blocks 2, 3 and 4) are positioned on the southern boundary of the site fronting Crossflat Crescent. These blocks are five stories in height with dual pitched roofs and are finished in grey concrete roof tiles and blonde facing brick. Two of the new build blocks (blocks 1 and 5) are positioned either side of the retained school building fronting Glasgow Road to the north. These blocks are four stories in height with dual pitched roofs and are finished in grey concrete roof tiles and red facing brick. The remainder of the proposed layout incorporates parking areas (161 spaces), internal access roads and landscaped areas. Existing vehicular and pedestrian accesses from Glasgow Road and Mckerrell Street are retained, with additional pedestrian access also formed along the southern boundary. The layout also includes provision for cycle storage and bin storage. Item 7(c) Page 167 of 260
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Site Description The application site extends to 1.55 hectares in area. It comprises the original school building and the associated extensions to the sides and rear. These buildings are bound by parking and playground space to the front and sides. There is a landscape buffer comprising of mown grass and mature trees along the northern boundary of the site. Boundary treatment comprises of low stone walls with railings, and hedgerows. The former Janitors Lodge, which does not form part of the development, is positioned in the north east corner of the site. The site is located within a predominantly residential area however there are also a mix of commercial uses along Glasgow Road which bounds the site to the north. Mckerrell Street and Crossflat Crescent, where the predominant built form is four storey tenements, bound the site to the east, west and south. 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 scale, design and orientation of the flatted blocks, and the conversion of the original school building. Negotiated Improvements Following submission, there have been changes to the design of the flatted blocks and the layout of the site. Principally, blocks one and five which flank the original school building have been reduced to four stories in height. This change was requested to address concerns over the originally proposed five storey height of these blocks, and the associated over dominating impact on the listed building which was of detriment to its setting. In lieu of this change the total number of flats proposed has fallen from 123 to 115. The principal change within the site layout is the relocation of a portion of the parking to the periphery of the site which in turn allows for an increase in tree planting and green space within the interior of the site. These changes are considered to better reflect the setting of the listed building and enhance the overall amenity of the development. The proposal has also been updated to include off site improvement works to the surrounding road network. 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: 25/1050/LB Description: External and internal alterations associated with conversion of Paisley Grammar building to residential flats comprising of installation of new windows, reconfiguration and reinstate of existing windows, new pitch roof gables, removal of plant room, internal reconfigurations to layout and demolition of 1960 wing extensions to each side of the main school building Decision: Pending Consideration Application No: 23/0742/PAN Description: Proposal of Application Notice (PAN) for redevelopment of Paisley Grammar School site for residential development Decision: Accepted Page 168 of 260
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Application No: 10/0110/LB Description: Formation of new public and pupil reception areas including the installation of partitions, new openings and alterations to internal layout. Decision: Grant subject to conditions Application No: 08/1043/LB Description: Renewal / repair of existing slates, leadwork, gutters, downpipes, flat roofs and walkways. Replacement of rooflights and repair / rendering of gables and parapets Decision: Grant subject to conditions Application No: 07/0330/LB Description: Re-covering of existing flat roof extensions with built up proprietary insulated system, and replacement of existing windows with double glazed steel and timber windows Decision: Grant subject to conditions Application No: 07/0329/PP Description: Re-covering of existing flat roof extensions with built up proprietary insulated system, and replacement of existing windows with double glazed steel and timber windows. Decision: Grant subject to conditions Application No: 02/0095/LB Description: Installation of platform stair lifts on 1st and 2nd floor (west wing) of central building to provide wheelchair access Decision: Grant subject to conditions Consultations ▪ Councils Environmental Protection Service – No objection subject to condition relating to submission of a site investigation and remediation strategy with respect to potential land contamination matters. It is noted that the Noise Impact Assessment has been reviewed and accepted. ▪ Councils Chief Executives Roads Development – No objections. Comments made with respect to connectivity and accessibility, servicing and bin collection, parking and off-site improvements. ▪ Scottish Water – No objections. ▪ Councils Education/Children’s Services – Developer contributions are required for both St. John Ogilvie Primary School, and St Andrew’s Academy. ▪ Historic Environment Scotland – No comment provided as the development does not reach the threshold for consultation (the development does not affect a category A listed building or its setting). However, it is noted that detailed feedback has been provided for the concurrent listed building application 25/1050/LB. ▪ Glasgow Airport Safeguarding – No objections. Advisory note required with regard to potential use of cranes during construction of the development. ▪ National Air Traffic Services (NATS) – No objections. Page 169 of 260
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▪ Council’s External Independent Residential Consultancy Surveyor (Rapleys) - undertook a review of the Financial Viability Assessment submitted by the applicant following the consultation response received from the Council’s Education/Children’s Services department. The review concludes that payment of the developer contribution requested would make it harder to deliver a profitable development and would therefore reduce the likelihood of the building returning to active use Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: ▪ Object - 3 ▪ Support - 0 ▪ Neutral - 0 The issues raised can be summarised as follows: 1. The design, scale and positioning of the proposed flatted blocks do not fit with the surrounding area and have a detrimental impact on the setting of the listed building. 2. Site layout lacks amenity and play space. 3. Lack of sunlight for north facing flats. 4. Additional trees should be planted. 5. Gates on Glasgow Road frontage need to be restored and re-hung, and split copings need replaced. 6. No air quality assessment has been submitted. 7. Noise impact exceeds World Health Organisation guidelines, and requires ‘sealed window’ living environment. 8. Lack of play provision. 9. Parking provision shortfall. 10. Address on proposal of Application Notice is incorrect. 11. Flood risk. 12. Application form states part of the site is an agricultural holding. 13. Design statement refers to a business centre. 14. The pre-application consultation report refers to a hotel development. 15. No Construction Environmental Management Plan has been submitted 16. No vibration assessment has been submitted. 17. No asbestos management plan has been submitted. 18. No construction noise assessment has been submitted. 19. No transport assessment has been submitted. 20. No drainage assessment has been submitted. 21. Overshadowing. 22. Loss of trees. 23. No affordable housing statement has been submitted. 24. Overdevelopment of the site to the detriment of amenity. 25. Sewage capacity 26. Risk of overheating due to south facing glazing and ‘sealed window’ living environment. 27. Traffic disruption, waste and air pollution. 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). Page 170 of 260
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The following provisions of the Development Plan are considered relevant to the determination of this application: National Planning Framework 4 ▪ Policy 1 - Tackling the climate and nature crises ▪ Policy 2 - Climate mitigation and adaptation ▪ Policy 3 - Biodiversity ▪ Policy 6 - Forestry, woodland and trees ▪ Policy 7 – Historic assets and places ▪ Policy 9 - Brownfield, vacant and derelict land and empty buildings ▪ Policy 12 - Zero waste ▪ Policy 13 - Sustainable transport ▪ Policy 14 - Design, quality and place ▪ Policy 15 - Local Living and 20-minute neighbourhoods ▪ Policy 16 - Quality homes ▪ Policy 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 Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy ENV2 - Natural Heritage ▪ Policy ENV3 – Built Heritage ▪ Policy I1 - Connecting Places ▪ Policy I3 - Flooding and Drainage ▪ Policy I5 - Waste Management ▪ Policy I7 – Zero and Low Carbon Buildings ▪ Policy I8 – Developer Contributions ▪ Policy P1 - Renfrewshire's Places ▪ Policy P3 - Housing Mix and Affordable Housing ▪ 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 Infrastructure Strategy - Provision for Waste Recycling in New Developments ▪ Delivering the Places Strategy - Creating Places ▪ Delivering the Places Strategy - Open Space Provision in New Developments ▪ Delivering the Environment Strategy - Trees, Woodlands and Forestry ▪ Delivering the Environment Strategy - Biodiversity ▪ Renfrewshire Planning and Development Tree Policy ▪ Renfrewshire's Places Residential Design Guide ▪ National Roads Development Guidance ▪ Developer Contributions (Education) Planning Guidance Submitted Reports and Assessments Page 171 of 260
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In assessing and reporting on a planning application the Council is required to provide details of any report or assessment submitted as set out in Regulation 16, Schedule 2, paragraph 4(c), (i) to (iv) of the Development Management Regulations. The following reports and assessments were submitted in support of the application: ▪ Design and Access Statement – Sets out an appraisal and analysis of the site and its surroundings before presenting the proposed design solution. It is noted that a number of different design options were tested before the proposed layout was determined to be the best option. This included taking into consideration comments received during the public consultation phase. The statement also includes an appraisal against relevant planning policies, and a response to pre-application comments raised by the Planning Authority. ▪ Pre-Application Consultation (PAC) Report March 2026 – The PAC report provides a summary of the feedback received at both events, and how this feedback has influenced the design of the development. The initial public event was held at the Grammar School on the 25th of September, with the second public event held on the 23rd of October at the same venue. 51 people attended the initial event, with 34 attending the second. ▪ Planning Supporting Statement April 2026 (School Conversion) – Provides further detail on the aspects of the development specifically related to the conversion of the school. This includes matters relating to internal and external alterations, and servicing. The statement notes that “the proposals have been developed to retain the key elements of the existing building wherever possible while achieving the practical and technical requirements of a conversion”. ▪ Stage 1 Bat Survey (Desk Study and Preliminary Roost Assessment) – The report concludes that no historic or fresh signs of bats were found in or on the school buildings. ▪ Arboricultural Impact Assessment and Tree Protection Plan January 2026 – Twenty-four individual trees have been surveyed at the site. Two Sycamore trees (T477 and T484) are recommended for removal due to their hazardous condition irrespective of the site development. Three trees (T498, T499 and T500 will be removed to accommodate the development. T498 is an A category tree, with T499 and T500 C category trees. It is noted that all other trees can be retained, and a Tree Protection Plan is proposed to safeguard this. It is noted that construction of new access roads and parking areas, SUDs and replacement hardstanding lie within the root protection area of two trees on the eastern boundary of the site, one tree on the western boundary of the site, and three teres on the northern boundary of the site. There should be no significant impact on these trees if excavation is undertaken by hand, with no change in ground levels. ▪ Daylight and Sunlight Study Rev 02 – The study assesses daylight and sunlight levels associated with the new build development and also impact on existing neighbouring properties. The study concludes that the development will offer future occupants a good level of daylight and sunlight, and all neighbouring properties assessed will not be impacted by the introduction of the proposed development. The recommended criteria for the daylight and sunlight tests as set out within the Building Research Establishment (BRE) guidance ‘Site Layout Planning for Daylight and Sunlight: a guide to good practice’ 2022 are met. ▪ Paisley Grammar ground Investigation Report and Geotechnical Design Report Version 1 26/01/2026 – Details the intrusive ground investigations that have been undertaken at Page 172 of 260
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the site. However, it is noted that these investigations are initial, and further investigation will be required to establish any risk to human health or the environment from contamination. Further intrusive ground investigations are therefore recommended. ▪ Noise Impact Assessment Rev 00 6th February 2026 – A survey of road traffic noise has been conducted, and noise levels have been predicted. Standards for outdoor amenity areas will be marginally exceeded however given proposal comprises of redevelopment of land within a town centre location, no further mitigation is proposed. On most facades, windows require to be closed to provide mitigation against road traffic noise. ▪ Transport Statement March 2026 – The site is conveniently located in terms of access to key amenities on foot, and a range of public transport connections. The proposed use would generate a significant reduction in peak hour trips compared to the previous use. Provision for parking, access and servicing can be accommodated. ▪ Level 2 Flood Risk Assessment 15th January 2026 – The site lies outwith any flood risk areas. A suitably designed drainage strategy will ensure that the runoff from the site into the existing drainage infrastructure will be equal to or less than that of current conditions. This will ensure flood risk to neighbours is not increased. ▪ Outline Sustainable Drainage System 15th January 2026 – The proposed Suds features will aim to provide betterment compared to the existing surface water runoff system. The Suds design promotes elements of treatment and attenuation primarily through filer trenches. ▪ Affordable Housing Statement – Acknowledges the requirement for affordable homes provision in line with the development plan requirements, and sets out in general terms how this will be delivered. ▪ Statement of Community Benefit July 2026 – Sets out the benefits associated with the development in line with NPF4 policy 16 requirements relating to meeting local housing requirements, enhancing local infrastructure, and improving residential amenity. ▪ Viability Statement – Provides a costing of the development and anticipated returns with regard to viability, and seeks to demonstrate that payment of any contributions, namely education provision, would render the development unviable. The statement has been developed in line with the Councils Planning Guidance on Developer Contributions (relating to Education). Scottish Ministers Direction In determining a planning application, the Council is required to provide details of any Direction made by Scottish Ministers under Regulation 30 (Directions requiring consultation), Regulation 31 (Directions requiring information), Regulation 32 (Directions restricting the grant of planning permission) and Regulation 33 (Directions requiring consideration of condition) of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, or under Regulation 50 (that development is EIA development) of The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. The Planning Authority were required to notify Scottish Ministers under the provisions of The Town and Country Planning (Notification of Applications) (10 or more homes on non- allocated land) (Scotland) Direction 2025. This has been fulfilled. Planning Assessment Page 173 of 260
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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 an area covered by Policy P1 of the Local Development Plan (LDP). Within these areas there will be a general presumption in favour of a continuance of the built form. New development proposals within these areas should make a positive contribution to the Place and be compatible and complementary to existing uses and character as set out by the New Development Supplementary Guidance and Renfrewshire’s Places Design Guidance. All development proposals should also: - Avoid causing unacceptable impacts on the environment and/or biodiversity or a loss of amenity within the surrounding area and/or a significant adverse effect on neighbouring properties, in terms of use, scale, noise, disturbance and statutory air quality objectives, and, - Ensure that the infrastructure, connections and services required to support the development are in place including footpath connections; provision for waste storage, recycling and collection; lighting; access to public transport; open space provision and access to local services and amenities. The proposed flatted development constitutes a continuance of the built form and is in keeping with the predominantly residential character of the surrounding area. It is considered to be an acceptable development in principle with regard to the requirements of Policy P1. To consider whether the proposal is consistent with the detailed requirements of Policy P1 and all other relevant considerations set out within the development plan, it is appropriate to assess the application against the five criteria for creating successful place that are set out in the Renfrewshire New Development Supplementary Guidance and the Residential Places Design Guide. The criteria will be considered in turn as follows: Context and Character The application site is located within 150 metres of both Paisley town centre which is to the west, and the Paisley East End local service centre to the east. The site fronts the A761 Glasgow Road to the north. The built environment surrounding the site is predominantly defined by blonde sandstone tenements. These are three stories high on the northern side of Glasgow Road, and four stories high to the west, south and east of the site on Mckerrell Street and Crossflat Crescent. Some of the tenements fronting Glasgow Road to the east and west have commercial uses on the ground floor. There is also a single storey stand-alone commercial building on the northern side of Glasgow Road. Within the site the defining characteristics are the category B listed buildings and boundary treatments, and the row of mature trees which fronts Glasgow Road. The original school building was constructed in 1895-98. It is three stories in height, with red ashlar sandstone walls and a slate roof. The listed buildings, boundary treatments and tree coverage make a positive contribution to the character of the place (it is noted that the former Janitors Lodge is Page 174 of 260
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included as part of the listing however this building is not within the application site boundary). The original school building includes modern extensions to the sides and rear. These extensions are three stories in height and are more functional in their appearance in comparison to the original school building. While the 1960’s extensions which flank the original building to the east and west are included as part of the listing, the extensions to the rear are not. The extensions will be demolished to facilitate the redevelopment of the site, with the original school building retained. A detailed assessment of the demolition and its impact on the listing will be undertaken via concurrent listed building application 25/1050/LB. It is noted that National Planning Framework 4 (NPF4) policy 9 supports proposals for the reuse of existing buildings, and that demolition will be regarded as the least preferred option. However, in this instance the safeguarding and reuse of the original part of the listed building, which is of more significant architectural and historic merit in comparison to the extensions, is the key consideration. It is accepted that retention and conversion of the extensions to other uses would be challenging in terms of both viability and suitability of the buildings for conversion to an alternative use. The demolition is therefore justified on the basis the original school building is retained as part of the redevelopment of the site, and on balance the proposal is considered to comply with policy 9. Access and Connectivity The application site is sustainably located, with a wide range of amenities and transport links located within walking distance. This includes the amenities within Paisley town centre and the East End local service centre, public transport links on Glasgow Road, leisure facilities at the Lagoon, and both Williamsburgh and St John Ogilvie Primary Schools. The proposal is fully compliant with the requirement for local living set out by NPF4 policy 15. The strength of the 20-minute neighbourhood also ensures the density of the proposed development can be supported at this location as residents will be able to meet the majority of daily needs without a reliance on private car. Accessibility for pedestrians and cyclists has been improved with additional access points formed along the western, eastern and southern boundaries of the site. These include a combination of direct connections between the flatted blocks and the footway network on Mckerrell Street and Crossflat Crescent, and stand-alone connections which enhance permeability within the site. Existing vehicle access points are retained on both Glasgow Road and Mckerrell Street. It is noted that the Roads Development Officer has recommended a suite of off-site works to improve accessibility and connectivity on the roads surrounding the application site. Implementation of these off-site works can be secured via condition. Overall, the development is considered to comply with the requirements of LDP policy I1 and NPF4 policy 13 with regard to connecting places and sustainable transport. Layout and Form Enhancements to the site layout have been negotiated at both the pre-application stage and during the assessment of the application. These enhancements primarily relate to the positioning of the flatted blocks, with the blocks flanking the original school building orientated to front Glasgow Road, and the blocks to the rear realigned to better reflect the curve of the road on Mckerrell Street and Crossflat Crescent. A proportion of the car parking area has also been moved to the periphery to allow for additional tree planting to the rear of the retained school building, and ancillary buildings including bin and cycle stores have been concentrated between blocks 2 and 3 to allow for open space to be formed between block 3 and 4. Page 175 of 260
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The proposed site layout comprises of five flatted blocks positioned to the east, south and west of the original school building. Blocks 1 and 5 flank the retained school building, with an 18-metre separation distance. These blocks mimic the 1960’s extensions with regard to their position, and as such they are orientated to front Glasgow Road and do not project beyond the original school building. The majority of the car parking area is located to the north of the original school building. The layout makes use of existing car parking provision in this regard, with some additional parking formed in the northwest corner of the site. The existing mature trees along the Glasgow Road frontage will be retained. To the south of the retained school building and blocks 1 and 5 there is an internal access road which includes additional car parking provision, and a turning head at the eastern edge of the site. As noted above the number of parking spaces along this internal road has been reduced to allow for additional tree planting and formation of open space. This will enhance the environment and amenity value within the interior of the site. Blocks 2, 3 and 4 are located along the southern boundary of the site. Associated ancillary buildings such as bin stores, sprinkler tanks and substations have been located appropriately. The proposed site layout and form of the flatted development is acceptable. The layout responds positively to the setting of the retained listed building which remains as the focal point of the layout. Additional views of the retained school building, which are currently blocked by the modern extensions, will also be opened up. The proposed layout is also compatible with the streetscene and will not have a detrimental impact on the character and appearance of Greenlaw Conservation Area which is located on the northern side of Glasgow Road directly opposite the site. The site layout complies with the requirements of policy ENV3 of the LDP and 7 of NPF4 with regard to respecting the setting of listed buildings and conservation areas. The layout presents a positive frontage on all sides, namely Glasgow Road where the retention of the boundaries and the trees will ensure their positive contribution to the character of the place is maintained. Finally, the interior of the site is considered to strike an appropriate balance between catering for parking demand whilst providing an appropriate level of residential amenity. The additional structural tree planting and open space incorporated into the layout are welcomed in this regard. Overall, it is considered that the development layout and form will contribute positively to the place in accordance with NPF4 policy 14. A key consideration is the phasing of the development to ensure the conversion of the listed building is undertaken at the appropriate time. It is noted that NPF4 policy 7 requires the beneficial outcome for the historic asset to be secured early in the phasing of the development through the use of conditions and/or legal agreements. A condition will be applied requiring the developer to submit a detailed phasing plan prior to development commencing. This will ensure the works to the listed building are undertaken in a timeous manner as part of the wider development project. Environment and Community The proposed development comprises of a mix of one, two, and three bedroom flats. The mix is acceptable and appropriate for the location. The applicant has submitted an Affordable Housing Statement which advises that the design and mix has been developed in collaboration with a Registered Social Landlord (RSL). It is noted from the affordable housing statement that 92 affordable housing units will be delivered at the site which is 80% of the total provision of 115 units. The proposal is considered to comply with policies P3 of the LDP and 16 of NPF4 with regard to provision of affordable homes. However, it is noted that discussions with the RSL are ongoing and have not yet been concluded/finalised. In order to secure affordable housing provision on site it is considered appropriate that a Page 176 of 260
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condition is attached to any grant of planning permission which would require the submission of an updated affordable housing statement with finalised details and arrangements regarding the delivery and implementation of the affordable housing. Thereafter an appropriate legal agreement or planning mechanism would be required through the condition to ensure the implementation of the details and arrangements set out in the approved affordable housing statement. Regarding the additional requirements of policy 16, the developer has provided a Statement of Community Benefit explaining the contribution of the development towards meeting local housing requirements, enhancing local infrastructure, and improving residential amenity. It is noted that policy 16 places requirements on development proposals for new homes on land not allocated for housing within the LDP. In this instance the proposal will be supported by an agreed timescale for build which will be submitted via the phasing condition noted above. The development proposal is otherwise consistent with the NPF4 spatial strategy with regard to conserving assets, local living and compact urban growth, and constitutes a development opportunity within the existing settlement boundary. It should be noted that significant weight is attached to the need for the new build residential development to enable the retention, safeguarding and reuse of the listed school building. Given the prominence of the site, if the building were to become vacant and potentially fall into a state of disrepair it would have a significant detrimental impact on the character and amenity of the area. Five trees at the site will be felled. It is noted that three of these will be felled to accommodate the development, with two recommended for felling due to their condition. Of the three trees to be felled to accommodate the development, one is a Category A Lime tree. However, this tree is located adjacent to the vehicle access to Mckerrell Street and on the line of the proposed internal road network which would be used to service block 1. Its removal is therefore justified. The two other trees to be felled to accommodate the proposed layout are Category C trees. The trees along the Glasgow Road frontage will be retained as part of the development. As noted above, these trees make a significant positive contribution to the character of the place, and their retention aligns with the requirements of policy P5 of the LDP and 20 of NPF4 with regard to safeguarding the green network and open spaces. A protection plan has been prepared to protect all retained trees during the construction phase. The implementation of the protection plan will be required via condition. To compensate for the removal of the trees, the applicant has advised that 40 trees will be planted along with provision for hedgerows and shrub planting. While the landscape proposal requires to be updated to reflect revisions to the layout, there is sufficient scope within the revised site layout to ensure a landscape strategy can be developed which compensates for the removal of the trees, contributes to biodiversity gain, and creates a good quality residential environment. An updated landscape strategy will be sought via condition. Regarding impact on protected species, the applicant has submitted a bat survey which confirms no evidence of bats within the school building. The trees identified for felling would require to be surveyed before the work was undertaken in line with the recommendations within the arboricultural report. It is not considered that the development will have a significant impact on protected species. The existing ecological and natural heritage value of the site is limited due to the presence of hard standing and buildings across the majority of the site area. The key natural heritage assets, namely the mature trees along the Glasgow Road boundary, will be retained. Additionally, the proposals present an opportunity for biodiversity gain via a new landscape strategy for the site. The development is considered to comply with policy ENV2 of the LDP and policies 3 and 6 of NPF4. Page 177 of 260
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The proposal includes a strategy for managing surface water. The strategy primarily comprises the treatment and attenuation of surface water through filter trenches and underground storage. It is noted that the proposal is for surface water to discharge to the combined sewer in line with the current drainage arrangements at the site. However, the incorporation of SUDS features will ensure that flow rates, volume and water quality are at least equal to but will likely provide betterment on the current surface water management arrangements and not increase the risk of surface water flooding to others. It is noted that the proposed surface water strategy requires separate agreement with Scottish water. However, the applicant has advised that Scottish water have confirmed acceptance of the discharge of surface water to the combined sewer. The strategy is considered to be sufficient for the purposes of this application and is compliant with the requirements of policy I3 of the LDP and 22 of NPF4. The site is not at risk from river or coastal flooding. The proposal includes provision for communal bin storage. The bin stores are enclosed by horizontal timber boarding measuring 1.8 metres in height. The storage areas will allow for the segregation of waste streams, and the arrangements have been agreed with the Councils Recycling Officer. The development is compliant with the requirements of policy 12 of NPF4 and the New development Supplementary Guidance on provision for waste recycling in new developments. As noted above, the revised layout now includes provision of an additional area of open space located between blocks 3 and 4. This will complement other areas of open space within the layout, including areas around the retained listed building. It is noted that the Councils Residential Design Guide seeks children’s play areas for developments that exceed 50 units. In this instance it is noted that provision of an equipped play area was raised as a concern during the applicants public consultation. Additionally, the site is within close proximity to several existing areas of open space and equipped play areas including those at Barshaw Park and East End Park. It is therefore not considered necessary to seek provision of an equipped play area in this instance. Children’s Services have advised that a discussion is required on developer contributions for both St John Ogilvie Primary School and St Andrews Academy. It is noted that the development will generate an additional 11.88 pupils which requires a contribution of £665,280 based on the developer contribution per pupil multiplier set out in the Councils Planning Guidance on Developer Contributions (Education). In light of the request from the Council’s Education/Children's Services department, the applicant submitted a viability assessment that sought to justify and evidence why it would not be viable to pay the financial contribution requested. In line with the Developer Contributions guidance, the Council’s independent external residential consultancy surveyor (Rapleys) was appointed to consider the viability assessment and to provide a professional view to as to whether the justification and evidence presented demonstrated that the development would be unviable with the payment of the contribution sought. The conclusion of the independent consultant's review of the applicant's viability case is that the payment of the contribution would make the development more unviable and would therefore reduce the likelihood of the proposal being delivered. In line with the provisions of the guidance the contribution should be waived. Buildings and Design The applicants have adopted a different approach to the design of blocks 1 and 5 which flank the retained listed building, and blocks 2, 3 and 4 which are located along the southern boundary. Page 178 of 260
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Blocks 1 and 5 are finished in red brick and grey concrete tiles to reflect the red sandstone and slate roof finish of the retained listed building. The design also incorporates elements which reflect the detailing and proportions of the listed building including string courses and curved coping stones. Crucially it should be noted that following negotiations with the Council the height of blocks 1 and 5 were reduced from five to four stories. The originally proposed five-storey block was considered to overdominate the retained listed building, to the detriment of its setting. The reduction to four stories has significantly improved the relationship between the listed building and blocks 1 and 5, and ensures the listed building retains an appropriate setting and is viewed as the focal point of the development. Blocks 2, 3 and 4 are finished in blonde sandstone and grey concrete tiles to reflect the appearance of the tenement flats on Mckerrell Street and Crossflat Crescent. It is noted that the five-storey scale of blocks 2, 3 and 4 exceeds the predominantly four storey scale of the surrounding built environment. However, the scale of development will not have a significant detrimental impact on the character or appearance of the area, and as noted above the density of the development is appropriate given the strength of the 20-minute neighbourhood at this location. Additionally, the viability of the scheme with regard to retaining and converting the listed building is also a consideration in support of the scale and density of the development. On balance the overall design and appearance of the flatted blocks is acceptable. The distinguishment in design and appearance between blocks 1 and 5, and blocks 2, 3 and 4 helps tie the development into the surrounding built environment by reflecting the character and context of the area. Crucially the setting of the retained listed building is also now considered to be acceptable following the reduction in height of blocks 1 and 5. The building design and scale complies with the requirements of policy ENV3 of the LDP and 7 of NPF4 with regard to respecting the setting of listed buildings and conservation areas and will contribute positively to the place in accordance with NPF4 policy 14. Matters relating to the works associated with the conversion of the listed building to residential use will be assessed via the concurrent listed building application 25/1050/LB. The requirements set out within Policy I7 of the LDP and 19 of NPF4 relating to zero and low carbon buildings are noted. The applicant has advised that the detailed design of the buildings in this regard is still to be developed. Submission of an energy design analysis to demonstrate compliance with these policies can therefore be managed via condition. The proposed bin stores and cycle stores are finished in horizontal timber boarding, and are considered to be acceptable in terms of design. While details of the sprinkler tanks and substation have not been provided, these can be requested via condition. The existing stone boundary wall will be retained, with the coping made good and the railings painted black. New openings within the existing boundary wall will be formed and dressed utilising retained stone where required. Gaps in the southern boundary created following demolition of the existing buildings will be filled with a combination of new infill walls constructed to match, and metal railings to match. The flatted blocks have been positioned to ensure there is a minimum window to window separation distance of 18 metres. There is also an 18-metre separation distance between blocks 2, 3 and 4 and the flats on the opposite side of Crossflat Crescent. The daylight and sunlight assessment submitted with the application concludes that the development will offer future occupants a good level of daylight and sunlight. As noted above, there is considered Page 179 of 260
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to be an acceptable provision of open space within the development, with each block benefiting from an acceptable setting. Environmental Protection have made no objection to the development on amenity grounds such as noise or air quality. A site investigation has been requested to manage issues related to potential ground contamination. This can be requested via condition. In view of the above, it is considered that residents within the development will have an acceptable level of amenity. Regarding potential impact on neighbouring properties, matters relating to privacy have been noted above. Minimum standards relating to window-to-window separation have been achieved. The development will not have a significant impact on sunlight as the flatted blocks are located to the north, east and west of the existing properties on Mckerrell Street and Crossflat Crescent. With regard to daylight, the findings within the daylight and sunlight assessment submitted by the applicant are noted with the assessment concluding that all neighbouring properties assessed will not be impacted by the introduction of the proposed development and will remain to enjoy adequate daylight and sunlight levels. The definition of adequate levels is adherence to the recommended criteria for the daylight and sunlight tests as set out within the Building Research Establishment (BRE) guidance ‘Site Layout Planning for Daylight and Sunlight: a guide to good practice’ 2022 which the daylight and sunlight assessment confirms are met. A Construction Environmental Management Plan (CEMP) will be requested via condition. The CEMP will propose measures to mitigate environmental impacts associated with the construction phase, namely noise, dust and artificial lighting. A separate plan detailing measures to secure the site and the retained listed building with the view to preventing unauthorised access during the construction phase will be sought via condition. In view of the above assessment, the development is found to comply with the detailed requirements of Policy P1 of the LDP. Regarding the other development plan policies not already addressed above, the development is considered to comply with NPF4 policies 1 and 2 relating to tackling the climate and nature crisis, climate mitigation and adaption. The development will provide residential accommodation in a sustainable location. It will also facilitate the retention and reuse of a listed building, with provision also made to enhance management or surface water, and biodiversity. Sustainability is also incorporated into the design and construction of the flatted blocks. 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 in bold. 1 – The design, scale and positioning of the proposed flatted blocks do not fit with the surrounding area and have a detrimental impact on the setting of the listed building. Page 180 of 260
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Matters relating to the proposed layout and setting of the listed building have been considered and addressed in the assessment section above. 2 – Site layout lacks amenity and play space. The site layout has been amended to introduce additional amenity space. 3 – Lack of sunlight for north facing flats. Matters relating to daylight and sunlight have been discussed in the assessment section above. 4 – Additional trees should be planted. Planting of additional trees will be sought as part of a landscape strategy for the site. 5 – Gates on Glasgow Road frontage need to be restored and re-hung, and split copings need replaced. The boundaries drawing submitted by the applicants notes that stone copings will be made good. Matters relating to the restoration of the gates will be addressed via the concurrent listed building application 25/1050/LB. 6 – No air quality assessment has been submitted. Environmental Protection have not requested an air quality assessment, and it is not considered to be necessary in this regard. 7 – Noise impact exceeds World health organisation guidelines and requires ‘sealed window’ living environment. Environmental Protection have advised that the Noise Impact Assessment submitted as part of the application is acceptable. 8 – Lack of play provision. Matters relating to play provision have been considered and addressed in the assessment section above. 9 – Parking provision shortfall. Parking provision is acceptable, and the Councils Roads Development Section has not raised any objections regarding parking provision. 10 – Address on Proposal of Application Notice is incorrect. The Proposal of Application Notice confirms the proposed development site as ‘Site at Paisley Grammar School, Glasgow Road, Paisley, PA1 3RP’. The notice also includes a location plan which identifies the site boundary, and this is consistent with the planning application boundary. 11 – Flood risk. Matters relating to flood risk have been considered and addressed in the assessment section above. Page 181 of 260
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12 – Application form states part of the site is an agricultural holding. This section of the application form relates to certification of land ownership to ensure notification is undertaken accurately and all those with an interest in the site are notified. In this instance the applicants have certified that they do not own all the land within the application site. Notification of the application has been undertaken in accordance with the regulations. 13 – Design statement refers to a business centre. The Design and Access Statement has been updated to remove reference to the business centre. 14 – The pre-application consultation report refers to a hotel development. The pre-application consultation report has been updated to remove reference to a hotel development. 15 – No Construction Environmental Management Plan has been submitted. A Construction Environmental Management Plan (CEMP) will be requested via a suspensive planning condition. 16 – No vibration assessment has been submitted. Environmental Protection have not requested a vibration assessment, and it is not considered to be necessary in this regard. 17 – No asbestos management plan has been submitted. Environmental Protection have not requested an asbestos management plan, and it is not considered to be necessary in this regard. It should be noted that potential asbestos ground contamination would be addressed via the Site Investigation. Asbestos within the building would be a matter for Building Standards to consider as part of the warrant to demolish the buildings. 18 – No construction noise assessment has been submitted. Measures to mitigate construction noise will form part of the Construction Environmental Management Plan (CEMP) submitted via condition. 19 – No transport assessment has been submitted. A Transport Statement has been submitted, and there has been no objection to the development from the Councils Roads Development section. 20 – No drainage assessment has been submitted. Matters relating to drainage have been considered and addressed in the assessment section above. 21 – Overshadowing. Page 182 of 260
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Matters relating to daylight, sunlight and overshadowing have been considered and addressed in the assessment section above. 22 – Loss of trees. The extent of tree loss associated with the development has been discussed above. There are five trees being removed and this is considered to be acceptable. A landscape strategy will ensure compensatory planting is undertaken to offset any loss. 23 – No affordable housing statement has been submitted. An affordable housing statement has been submitted. 24 – Overdevelopment of the site to the detriment of amenity. Matters relating to density, the site layout and amenity are discussed above. 25 – Sewage capacity. Sewage capacity is a matter for Scottish water to consider. Scottish water has not objected to the development. 26 – Risk of overheating due to south facing glazing and ‘sealed window’ living environment. Environmental Protection has not raised any concerns over these matters. Risk of overheating within the flats would be a matter for Building Standards to consider as part of the building warrant. 27 – Traffic disruption, waste and air pollution. Roads Development and Environmental Protection have not raised any objections relating to traffic disruption or air pollution. Provision for segregated storage of waste has been agreed with the Councils Recycling Officer. 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. As outlined in the assessment section above, it has been demonstrated that the education contribution is not required and so this does not require to be secured. A scheme to secure the provision of affordable housing which will be secured and under the terms of an appropriately worded planning condition as set out below (condition 12). 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. Page 183 of 260
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Reason(s) for Recommendation 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. That the development hereby permitted must be begun within three years of the date of this permission. Reason: To be in compliance with Section 58 of The Town and Country Planning (Scotland) Act 1997 as amended by Section 32 of The Planning (Scotland) Act 2019. 2. That prior to the commencement of development, a detailed phasing plan shall be submitted for the prior written approval of Renfrewshire Council as Planning Authority. For the avoidance of doubt, the phasing plan submitted shall show the phasing of works to the category B listed Paisley Grammar and demonstrate how these will progress concurrent with the works associated with the five new build residential blocks as enabling development. Thereafter, the implementation of the development shall be undertaken in strict accordance with the approved phasing plan unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To comply with the requirements of part n) of policy 7 of National Planning Framework 4 and to safeguard the long-term restoration and reuse of the Category B listed Paisley Grammar in a timeous manner. 3. That all measures set out within the approved Tree Protection Plan as detailed in Section 6 of the approved Arboricultural Impact Assessment and Tree Protection Plan dated January 2026 shall be implemented on site during the full construction phase of development unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To protect retained trees during the construction phase of development. 4. Unless otherwise agreed in writing by Renfrewshire Council as Planning Authority, all treeworks shall be undertaken in strict accordance with the specification as detailed in Section 7 of the approved Arboricultural Impact Assessment and approved Tree Protection Plan dated January 2026. Reason: To ensure treeworks are undertaken in accordance with the relevant standards. 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 Renfrewshire Council as Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. 6. Prior to the occupation of any flatted unit within an identified phase of development, the developer shall submit for the written approval of Renfrewshire Council as Planning Authority: Page 184 of 260
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a) a Verification Report confirming completion of the works specified within the approved Remediation Strategy for that phase of development; or b) if remediation works are not required but soils are to be imported to site, a Verification Report confirming imported soils are suitable for use on the site shall be submitted to the Planning Authority and approved in writing Reason: To demonstrate that the works necessary to make the site suitable for use have been completed. 7. Prior to the commencement of development on site, full details of all landscaping works shall be submitted as part of a landscape strategy for the written approval of Renfrewshire Council as Planning Authority. The landscape strategy shall include (but not be limited to) provisions in respect of: a. all existing trees, hedgerows, and boundary treatments both within and on the edge of the site to be retained; b. confirmation of any hedgerows or trees that need to be removed including any to form the visibility splays associated with the access sightlines; c. all proposed trees, shrubs, hedgerows, areas of grass/wildflower seeding, turfing including size, species, spacing and location; d. all areas of hard standing including location and materials; e. all areas of surface water including ponds, and measures for the sustainable management and drainage of surface water where applicable; g. a timetable for the implementation of the landscape strategy; h. a strategy for the future management and maintenance of all landscaped areas 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. The approved landscape strategy shall thereafter be implemented on site in accordance with the approved timetable and shall be managed and maintained thereafter for the duration that the approved residential development is occupied unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure a robust landscaping strategy is implemented in the interests of visual amenity, landscape character and biodiversity 8. That all windows to be installed within the new build flatted blocks 1 – 5 as shows in approved drawing 202 revision G titled Site Plan as Proposed (and any subsequent approved revisions to this drawing) hereby approved shall meet the requirements of the specification set out in Appendix 6 of the approved Noise Impact Assessment Rev 00 dated 6th February unless otherwise agreed in writing with Renfrewshire Council as Planning Authority. Reason: To ensure noise impact is mitigated in the interests of residential amenity. 9. That prior to the occupation of any of the flats hereby approved, all of the site works as detailed in the approved drawing 25901-NX-XX-XX-GA-AR-215 titled ‘Site Plan as Proposed Road Alterations’ (and any subsequent approved revisions to this drawing) shall be completed. Reason: To ensure the development can be accessed safely. Page 185 of 260
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10. That prior to the commencement of development on site, the developer shall submit an Energy Design Analysis for the written approval of Renfrewshire Council as Planning Authority demonstrating the fabric performance of the buildings and the installation of technology that provides low or no amounts of carbon dioxide emissions, to reduce the predicted emissions from the buildings by at least 15% below 2007 building standards (unless otherwise agreed in writing with the Planning Authority). The Energy Design Analysis shall also demonstrate the feasibility of connecting (or making provision for connection at a later date) the development to a Heat Network Zone. The buildings shall thereafter be implemented and developed in strict accordance with the approved Energy Design Analysis unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure the building is designed in a manner that reduces energy requirements and carbon emissions. 11. That prior to the commencement of development on site, the developer shall submit a plan and specification detailing the final location, design and finish of all substations and sprinkler tanks (including the associated housing) to be installed at the site. Only the approved substations and sprinkler tanks shall thereafter be installed at the site unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure the substations and sprinkler tanks are of an appropriate design and finish in the interests of visual amenity. 12. Further to the affordable housing statement submitted, no development shall take place on the site until an updated scheme for the provision of affordable housing as part of the development has been submitted to and approved in writing by Renfrewshire Council as 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; Page 186 of 260
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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. 13. That prior to the commencement of any works on site, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. The CEMP shall include (but not be limited to) provisions in respect of: - Organisational chart of project personnel and key contacts. - Environmental Management Policy Statement including all relevant legislation, regulations and technical guidance applicable to the nature and scope of the development. - Identification of environmental assets and the potential impacts related to noise, dust, smoke, fumes and artificial light. - Proposed Environmental Mitigation Measures and control plans with regard to the environmental assets and potential impacts identified above; to take cognisance of relevant Legislation and Regulations and follow appropriate Technical Guidance/ best practice. - Inclusion of an Emergency/ Incident Response Plan. - Procedures for audits (internal and external), monitoring and inspections and environmental performance monitoring to ensure the Environmental Mitigation Measures are implemented and potential impacts mitigated, and the site remains secure. The measures set out within the approved CEMP shall thereafter be implemented on site during the full construction phase of development unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure environmental impacts are mitigated during the construction phase, and that the construction phase is undertaken safely. 14. That all measures for the treatment and attenuation of surface water as set out in approved drawing number 214 revision A titled ‘Site Plan as Proposed SUDs Strategy (and any subsequent approved revisions to this drawing) shall be implemented on site and brought into use prior to the occupation of any of the flats hereby approved. There Page 187 of 260
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shall be no revisions to this strategy or the timetable for its implementation without the prior written approval of Renfrewshire Council as Planning Authority. Reason: To ensure surface water is managed sustainably. 15. That only the finishing materials detailed in approved drawings 520 revision C titled Typical Elevations New Build Blocks 1 and 5, 521 revision B titled Typical Elevations New Build Block 4, and 522 titled Typical Elevations New Build Blocks 2 and 3 shall be used in the development of the site. There shall be no revisions to the approved schedule of finishing materials without the prior written approval of Renfrewshire Council as Planning Authority. Reason: To ensure finishing materials are appropriate in the interests of visual amenity. 16. Prior to the commencement of development, measures to secure the site and the retained Category B listed Paisley Grammar building to prevent unauthorised access during the construction phase shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. The approved measures shall thereafter be implemented on site for the duration of the full construction phase of development unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of protecting the Category B listed Paisley Grammar building. Advisory Note(s) 1. Glasgow Airport Safeguarding has observed that given the nature of the proposed development it is possible that a crane may be required during its construction. In the circumstances, your attention is drawn to the requirement within the British Standard Code of Practice for the safe use of cranes, for crane operators to consult the aerodrome before erecting a crane in close proximity to an aerodrome. This is explained further in Advice Note 4 - Cranes (available at https://www.aoa.org.uk/policy-campaigns/operations-safety). 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 Design and Access Statement March 2026 Pre-Application Consultation (PAC) Report Viability Statement April 2026 Planning Supporting Statement (School Conversion) Stage 1 Bat Survey (Desk Study and Preliminary Roost Assessment January 2026 Arboricultural Impact Assessment and Tree Protection Plan 02 Daylight and Sunlight Study 1 Paisley Grammar ground Investigation Report and Geotechnical Page 188 of 260
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Design Report 00 Noise Impact Assessment March 2026 Transport Statement January 2026 Level 2 Flood Risk Assessment January 2026 Outline Sustainable Drainage System Affordable Housing Statement July 2026 Statement of Community Benefit 310 D Existing Building Ground Floor Plan as Proposed 954 D Window Embrasures and Timber Panelling 900 E Boundary Details 202 G Site Plan as Proposed 206 B Cross Section Through Site North to South 207 D Long Elevation of site from Glasgow Road 214 A Site Plan as Proposed SUDS Strategy 215 - Site Plan as Proposed Road Alterations 304 - Existing Building Floor Plans as Existing Basement Plan 314 A Existing Building Basement Floor Plan as Proposed 410 B Section A:A as Proposed 411 A Section B:B as Proposed 412 A Section C:C as Proposed 510 C North and East Proposed Elevations 511 C South and West Proposed Elevations 955 A First Floor Plan Window Embrasures and Timber Panelling 956 A Second Floor Plan Window Embrasures and Timber Panelling 102 - Proposed AOV Central Hall 311 B Existing Building First Floor Plan as Proposed 100 - Location Plan as Existing 300 - Existing Building Floor Plan as Existing Ground Floor Plan 301 - Existing Building Floor Plans as Existing First Floor Plan 302 - Existing Building Floor Plans as Existing Second Floor Plan 303 - Existing Building Floor Plans as Existing Roof Plan 312 - Existing Building Second Floor as Proposed 313 - Existing Building Roof Plan as Proposed 400 - Section A:A as Existing 401 - Section B:B as Existing 402 - Section C:C as Existing 500 - North and East Elevations as Existing 501 - South and West Elevations as Existing 321 A New Build Floor and Roof Plans Block 1 and 5 322 F New Build Floor and Roof Plans Block 2 and 3 Page 189 of 260
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323 D New Build Floor and Roof Plans Block 4 350 B New Build Flat Plans Type 1 – Typical 2 Bed 351 B New Build Flat Plans Type 2 – Typical 1 Bed 352 B New Build Flat Plan Type 3 – Typical 3 Bed 353 A New Build Flat Plans Type 4 – Typical 2 Bed Wheelchair Accessible 354 - New Build Flat Plans Type 5 – Typical 3 Bed 414 C Cross Section E-E New Build 5 Storey 416 - Cross Section G-G New Build 4 Storey 417 - Cross Section H-H New Build 4 Storey 418 - Cross Section J-J New Build 4 Storey 520 C Typical Elevations New Build Blocks 1 and 5 521 B Typical Elevations New Build Block 4 522 - Typical Elevations New Build Blocks 2 and 3 903 - Bin Store Type 2 as Proposed 413 - Cross Section D-D 415 - Cross Section F-F 902 - Cycle Store 200 - Existing Site Plan Page 190 of 260
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Planning and Climate Change Policy Board: 25 August 2026 Report by Chief Planning Officer Reference No 25/1050/LB Application Type Listed Building Consent Proposal External and internal alterations associated with conversion of Paisley Grammar building to residential flats comprising of installation of new windows, reconfiguration and reinstate of existing windows, new pitch roof gables, removal of plant room, internal reconfigurations to layout and demolition of 1960 wing extensions to each side of the main school building Location Paisley Grammar School, Glasgow Road, Paisley, PA1 3RP Ward 3 – Paisley North East and Ralston Community Council Paisley East and Whitehaugh Community Council Applicant Mr Richard McFadzean, NIXON Partnership Homes (PG) Ltd 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=T7NVOKMWFMT00 The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, this is a listed building application which seeks consent to demolish part of a category B listed building, and convert the remainder of the building into residential flats. Proposal This application seeks listed building consent for external and internal alterations associated with conversion of Paisley Grammar building to residential flats comprising of installation of new windows, reconfiguration and reinstate of existing windows, new pitch roof gables, removal of plant room, internal reconfigurations to layout and demolition of 1960 wing extensions to each side of the main school building Ther original school building and the 1960 wing extensions (along with the former Janitors Lodge and boundary wall, railings, gates and gate piers along the Glasgow Road frontage) are B listed. The original school building was constructed in 1895-98. It is three stories in height, with red ashlar sandstone walls and a slate roof. The original school building includes modern extensions to the sides and rear. These extensions are three stories in height and are more functional in their appearance in comparison to the original school building. While the 1960’s extensions which flank the original building to the east and west are included as part of the listing, the extensions to the rear are not. The extensions will be demolished to facilitate the redevelopment of the site, with the original school building retained. Proposals to redevelop the site, including the erection of five new build flatted blocks, will be assessed under concurrent planning application 25/1024/PP. The retained original school building will be converted into 23 flats, with a mix of eight three bed flats, ten two bed flats, and five one bed flats. The interior of the school building comprises of classrooms, offices, staff rooms and other administrative rooms configured around a central hall. This existing floor plan will largely be retained, with some internal partition walls removed to facilitate the conversion of the rooms into flats, with the space within the central hall retained. The war memorial within the central hall will be retained off site. Item 7(d) Page 191 of 260
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External alterations associated with the conversion include replacement of existing windows and installation of new window openings, installation of infill sandstone and pitched roof gables to fill the void left following demolition of the 1960’s extensions Site Description The application site extends to 1.55 hectares in area. It comprises of the original school building and the associated extensions to the sides and rear. These buildings are bound by parking and playground space to the front and sides. There is a landscape buffer comprising of mown grass and mature trees along the northern boundary of the site. Boundary treatment comprises of low stone walls with railings, and hedgerows. The former Janitors Lodge, which does not form part of the development, is positioned in the north east corner of the site. The site is located within a predominantly residential area however there are also a mix of commercial uses along Glasgow Road which bounds the site to the north. Mckerrell Street and Crossflat Crescent, where the predominant built form is four storey tenements, bound the site to the east, west and south. 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 scale, design and orientation of the flatted blocks, and the conversion of the original school building. Negotiated Improvements Following submission, there have been changes to the design of the flatted blocks and the layout of the site. Site History The planning history for the site is as follows; if no history is listed then planning has no record of previous applications for the site. Application No: 25/1024/PP Description: Demolition of wings and rear buildings at Paisley Grammar School and erection of flatted development on vacated land, including conversion of original school to flats Decision: Pending Consideration Application No: 23/0742/PAN Description: Proposal of Application Notice (PAN) for redevelopment of Paisley Grammar School site for residential development Decision: Accepted Application No: 10/0110/LB Description: Formation of new public and pupil reception areas including the installation of partitions, new openings and alterations to internal layout. Decision: Grant subject to conditions Application No: 08/1043/LB Description: Renewal / repair of existing slates, leadwork, gutters, downpipes, flat roofs and walkways. Replacement of rooflights and repair / rendering of gables and parapets Page 192 of 260
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Decision: Grant subject to conditions Application No: 07/0330/LB Description: Re-covering of existing flat roof extensions with built up proprietary insulated system, and replacement of existing windows with double glazed steel and timber windows Decision: Grant subject to conditions Application No: 07/0329/PP Description: Re-covering of existing flat roof extensions with built up proprietary insulated system, and replacement of existing windows with double glazed steel and timber windows. Decision: Grant subject to conditions Application No: 02/0095/LB Description: Installation of platform stair lifts on 1st and 2nd floor(west wing) of central building to provide wheelchair access Decision: Grant subject to conditions Consultations ▪ Historic Environment Scotland (HES) – Welcome the proactive approach the Council has taken to secure a redevelopment scheme for the building and are supportive of the principle of the proposals, noting that avoiding periods of vacancy is the best way to protect the building from decay. HES attended a meeting on the 30th March during which additional detail was sought on some elements of the detailed design. While additional information has been submitted, HES advise that there remains a number of details that still require to be clarified via further amendments or conditions of consent. These are as follows. Detailing of new gables to east and west stair towers – Clarification of finishing materials should be sought. Alterations and cleaning of external masonry – Seek detailed elevation drawings showing all existing and proposed stone detailing. Stone should be reused as far as possible, and new stone should be a close mineral match to the existing. War memorial – Welcome an approach which retains the war memorial in situ, and drawings should be updated to make this clear Windows – A condition survey of the existing windows has not been provided. Retention of existing windows is encouraged, and new windows should match the detailing of the existing ones. Timber panelling to classrooms and hall and other internal features – Welcome intention to retain existing decorative wall finishes as far as reasonably practicable. Note intention to repaint woodwork, and suggest staining with a dark colour would be more appropriate. Classroom doors – Welcome proposals to retain existing doors as front doors for the flats, and to retain and block those that are not required. Existing doors should be reused where new door openings are proposed. Representations The application has been publicised in line with the requirements of the relevant legislation. Page 193 of 260
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The following representations were received: ▪ Object - 2 ▪ Support - 0 ▪ Neutral - 0 The issues raised can be summarised as follows: 1 – Southern gabled bays should be left intact, and the proposed 2nd floor windows would compromise the integrity of these gables. 2 – New windows on 2nd floor need to have stone mullions. 3 – Linking new side door and recessed spandrels would create a vertical emphasis which is alien to the architecture of the building. Doorways should be given more prominence with a canopy. 4 – New stonework needs to match existing and reused where possible. 5 – Application does not address impact on additional listed elements namely the boundary walls, gate piers and Janitors Lodge. 6 – Advice from HES on reduction in height of flanking flatted blocks not followed. 7 – Extent of demolition is substantial. 8 – Suitability of external finishing materials. 9 – Design and Access Statement refers to a business centre use. 10 – Heritage impact of internal subdivision requires more detailed justification. 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 7 – Historic assets and places Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy ENV3 – Built Heritage Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Delivering the Environment Strategy - Listed Buildings ▪ Historic Environment Scotland: Managing Change in the Historic Environment Guidance Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Design and Access Statement – Sets out an appraisal and analysis of the site and its surroundings before presenting the proposed design solution. It is noted that a number of different design options were tested before the proposed layout was determined to be the best option. This included taking into consideration comments received during the public consultation phase. The statement also includes an appraisal against relevant planning policies, and a response to pre-application comments raised by the Planning Authority. Page 194 of 260
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▪ Pre-Application Consultation (PAC) Report March 2026 – The PAC repot provides a summary of the feedback received at both events, and how this feedback has influenced the design of the development. The initial public event was held at the Grammar School on the 25th September, with the second public event held on the 23rd October at the same venue. 51 people attended the initial event, with 34 attending the second. ▪ Planning Supporting Statement April 2026 (School Conversion) – Provides further detail on the aspects of the development specifically related to the conversion of the school. This includes matters relating to internal and external alterations, and servicing. The statement notes that “the proposals have been developed to retain the key elements of the existing building wherever possible while achieving the practical and technical requirements of a conversion”. Planning Assessment The Town and Country Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 states that in considering whether to grant listed building consent special regard must be had to the desirability of preserving the listed building and its setting as well as any features of special architectural or historic merit. In terms of Development Plan policy, Policy 7 of NPF4 and Policy ENV3 of the LDP are similar in that they both require works to listed buildings to respect their character. The relevant supplementary guidance, as well as Historic Environment Scotland's guidance notes, also require works to be undertaken in a sensitive manner and recognise that the continued occupation of listed buildings is the best way to secure their long term future. Initially regarding the demolition, the above noted policies and guidance set out tests which apply to the demolition of listed buildings, namely that the building is not of special interest, the building is incapable of repair, the repair of the building is not economically viable, having been marketed at a price reflecting its location and condition to potential restoring purchasers for a reasonable period, or the demolition of the building is essential to delivering significant benefits to economic growth or the wider community. However, these tests are not considered to apply in this instance as the proposal constitutes the demolition of part of the listed building only. The extensions to the rear fronting Crossflat Crescent do not form part of the listing. Regarding the listing, the demolition relates to the 1960’s extensions which flank the original school building. Demolition of these extensions is acceptable as it will facilitate the redevelopment of the site and the retention and reuse of the original school building which is of more significant architectural and historic merit in comparison to the 1960’s extensions. Historic Environment Scotland (HES) have offered no objections to this approach. The part demolition of the listed building is therefore considered to be acceptable. The HES guidance notes on interiors refers to general principles in terms of understanding the value of the interior. In this instance the original school building has numerous internal fixtures and fittings of architectural value that contribute to the special interest of the building. This includes timber panelling and framing, window embrasures, doors, plasterwork, and the war memorial. Additionally, the guidance note refers to understanding the value of the floor plan regarding subdivision and amalgamation. The applicants supporting statement advises that the intention is to retain key elements of the building’s interior where possible. However, this must be balanced with the practical requirements of converting the building to residential use. The desirability of facilitating the conversion of the building to a new use carries significant weight, and HES note that avoiding periods of vacancy is the best way to protect the building from decay. Page 195 of 260
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There are no concerns over the amalgamation of spaces and the reconfiguration of the floor plan to accommodate the 23 proposed flats. The quadrangle layout centred around the central hall will be retained in this regard. The submitted plans indicate that the war memorial will be retained off site. It is acknowledged that the war memorial contributes to the special interest of the building. However, removal of the war memorial is accepted and its relocation to a publicly accessible location is desirable to ensure the war memorial can continue to be appreciated and that memorial services can still be facilitated. The appropriate final location for the war memorial is a separate corporate matter and is out with the scope of this application to consider. HES have advised that it is their preference for the war memorial to remain in situ. However, they have been notified of the proposal to retain the war memorial off site and they have noted this in response without issuing any formal objection. The applicant has submitted additional information in response to the comments made by HES. However, it is acknowledged that the extent of retention and reinstatement of internal features will be influenced by building standards requirements. As such is considered reasonable to attach a condition requiring the submission of a Conservation Method Statement with respect to the interior of the building to ensure that the interior fixtures and fittings of value are retained, reused and/or reinstated insofar as is practicable. Externally the applicants have advised that the preferred approach is to replace all existing windows on the basis that costs of replacement versus upgrading of existing windows are likely to be similar, whereas new windows will also bring added benefits with regard to thermal performance. HES encourage retention and upgrading of the existing windows. While they note that full replacement may ultimately be acceptable, this should be initially informed by a condition survey of the existing windows. New windows should match the detailing of the existing windows. In this instance a condition can be applied requiring the condition survey to be undertaken, and thereafter details provided of works to retained windows and/or the specification for replacement windows. In addition to the existing windows, the proposal also includes additional window openings primarily located at second floor levels on the side and rear elevations. While HES have not objected to the new window openings, they advise that careful consideration needs to be given to the external masonry and the impact on stonework surrounding the new openings. This is particularly crucial as the windows cut across a string course. HES have recommended that further detail is sought to ensure that the architectural character and fabric of the building is adequately protected. Details will be sought via condition. External alterations also include the reinstatement of the eastern and western gables following the demolition of the 1960’s extensions. The applicant has revised the submission to clarify that the gables will be reinstated with red sandstone. Red sandstone coping will also be used, with the reinstated roof finished in slate to match the existing roof. These materials are considered to be acceptable. A condition will be applied seeking confirmation of the proposed slate to ensure it is of a suitable match. Overall the scope of works associated with the conversion of the original school, building is considered to be acceptable. HES have not objected to the proposal, and state that they welcome the pro active approach the Council has taken to secure a redevelopment scheme for the building and are supportive of the principle of the proposals. Conditions are required with regard to further detail on the internal alterations, windows and stonework taking into consideration the advice from HES. Page 196 of 260
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Regarding the other elements of the listing, the boundaries plan submitted by the applicant states that metal fencing will be made good and painted black, and stone coping will also be made good. However the drawings do not refer to the gate piers and gates located at the access to Glasgow Road. It is considered that in the interests of safeguarding these features the gates should be repainted and rehung, and a condition will be attached requiring this work to be undertaken. The former Janitors Lodge is not within the application red line site boundary and does not form part of the proposals. However it is not considered that the works will have a detrimental impact on this building or its special interest. 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 – Southern gabled bays should be left intact, and the proposed 2nd floor windows would compromise the integrity of these gables. The scope of the proposed external alterations are acceptable. 2 – New windows on 2nd floor need to have stone mullions. Further details of all stonework associated with new window openings will be sought via appropriately worded planning condition. 3 – Linking new side door and recessed spandrels would create a vertical emphasis which is alien to the architecture of the building. Doorways should be given more prominence with a canopy. The scope of the proposed internal and external alterations are acceptable. 4 – New stonework needs to match existing and reused where possible. Further details of all stonework repairs, reinstatement and reuse will be sought via condition. 5 – Application does not address impact on additional listed elements namely the boundary walls, gate piers and Janitors Lodge. These elements of the listing have been considered and assessed in the assessment section above. 6 – Advice from HES on reduction in height of flanking flatted blocks not followed. The new build residential flatted blocks which are to flank the Category B listed Paisley Grammar on both side have been amended and reduced in height. Please refer to the concurrent planning application 25/1024/PP for matters relating to the design and scale of the new build elements. 7 – Extent of demolition is substantial. The extent of demolition is acceptable, and the key consideration is safeguarding the original Category B listed Paisley Grammar school building. Page 197 of 260
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8 – Suitability of external finishing materials. External finishing materials are considered to be acceptable, and further detail will be south via appropriately worded planning condition where required. Please refer to the concurrent planning application 25/1024/PP for matters relating to the finishing materials associated with the new build elements. 9 – Design and Access Statement refers to a business centre use. The statement has been updated to remove reference to a business centre use. 10 – Heritage impact of internal subdivision requires more detailed justification. Matters relating to the heritage impact associated with the internal subdivision have been considered and assessed above. 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 prior to any work being undertaken within the interior of the Category B listed building Paisley Grammar building, a detailed Conservation Method Statement shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The statement shall detail proposed treatment, retention, restoration and reuse of all internal fixtures and fittings that contribute to the special interest of the building including (but not limited to) embrasures, exposed timbers, woodwork and panelling, doors and architraves, plasterwork and cornicing, ceilings, floors and stonework. The statement shall also detail requirements for any additional internal fixtures and fittings including those related to insulation and ventilation requirements. All internal works shall thereafter be undertaken in strict accordance with the approved Conservation method Statement unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure all internal fixtures and fittings that contribute to the special interest are safeguarded as part of the conversion of the building. 2. That prior to the commencement of any works to the building, a window condition survey shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The survey shall detail the condition of all existing windows including proposals for retention and repair, details of any upgrades to the existing windows including secondary glazing, and details of all replacement windows demonstrating that all replacements shall match the existing regarding design, proportion, materials opening mechanism and finish. Only the works detailed in the approved survey shall thereafter be implemented on site unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Page 198 of 260
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Reason: To ensure existing windows are retained where possible, and that any replacements are of a suitable design in the interests of retaining the character and special interest of the building. 3. That prior to the commencement of any works to the building, a specification detailing the design of all new window openings shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The specification shall detail the design, proportion, materials opening mechanism and finish of all new window openings and shall also detail the stonework surrounding the new openings including provision for cills, architraves, surrounds and mullions. Only the windows and stonework detailed in the approved specification shall thereafter be implemented on site unless otherwise agreed in writing by the Planning Authority. Reason: To ensure that all new window openings and associated stonework are acceptable in the interests of retaining the character and special interest of the building. 4. That prior to the commencement of any works to the building, a plan and specification detailing a programme of stone cleaning, repair, stone indent, and replacement stonework for all external walls shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The specification shall include provision for the retention and reuse of stone removed to form new window openings and shall include details of the petrographic analysis for all new stone to ensure it is a suitable match for the building. Only the works detailed in the approved plan and specification shall thereafter be implemented on site unless otherwise agreed in writing by the Planning Authority. Reason: To ensure all stonework repairs are undertaken in a manner that’s safeguards the character and special interest of the building. 5. That prior to the commencement of any works to the Category B listed building Paisley Grammar building, a specification of the slate to be used in any repair and reinstatement of the roof of the listed building shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Only the approved slate shall thereafter be used on site unless otherwise agreed in writing by the Planning Authority. Reason: To ensure that any new slate to be installed on the roof of the building is appropriate in the interests of safeguarding the character and special interest of the building. 6. That prior to the commencement of any works to the Category B listed building Paisley Grammar building, a specification detailing the installation of all new external fixtures shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The specification shall detail the design and location of all external fixtures including (but not limited to) vents, grills and ducting, air conditioning units, lighting, satellite dishes and micro renewable generating equipment, downpipes, soil vent pipes and rainwater goods. Only the external fixtures within the approved specification shall thereafter be installed at the site unless otherwise agreed in writing by the Planning Authority. Reason: To ensure all external fixtures are sited appropriately in the interests of safeguarding the character and special interest of the building. 7. That prior to the occupation of any of the flats within the converted listed building hereby approved and unless otherwise agreed in writing by Renfrewshire Council as Planning Authority, all works to repair the boundary wall, gates and gate piers shall be undertaken in full. This shall include repainting all railings, repairing all stone coping, repainting and Page 199 of 260
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rehanging the gates at the Glasgow Road access, and undertaking repairs to the gate piers where required. Reason: To ensure boundary treatments are repaired and made good in the interests of safeguarding the character and special interest of the building. 8. Prior to the commencement of development, measures to secure the retained Category B listed Paisley Grammar building to prevent unauthorised access during the works to convert and alter the building to residential use shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. The approved measures shall thereafter be implemented on site for the duration of the works to convert and alter the building to residential use unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of protecting the Category B listed Paisley Grammar building Advisory Note(s) None. 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 Design and Access Statement March 2026 Pre-Application Consultation (PAC) Report April 2026 Planning Supporting Statement (School Conversion) 310 D Existing Building Ground Floor Plan as Proposed 954 D Window Embrasures and Timber Panelling 900 E Boundary Details 200 - Site Plan as Existing 202 G Site Plan as Proposed 207 D Long Elevation of site from Glasgow Road 214 A Site Plan as Proposed SUDS Strategy 215 - Site Plan as Proposed Road Alterations 304 - Existing Building Floor Plans as Existing Basement Plan 314 A Existing Building Basement Floor Plan as Proposed 410 B Section A:A as Proposed 411 A Section B:B as Proposed 412 A Section C:C as Proposed 510 C North and East Proposed Elevations 511 C South and West Proposed Elevations 955 A First Floor Plan Window Embrasures and Timber Panelling 956 A Second Floor Plan Window Embrasures and Timber Panelling 102 - Proposed AOV Central Hall Page 200 of 260
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311 B Existing Building First Floor Plan as Proposed 100 - Location Plan as Existing 300 - Existing Building Floor Plan as Existing Ground Floor Plan 301 - Existing Building Floor Plans as Existing First Floor Plan 302 - Existing Building Floor Plans as Existing Second Floor Plan 303 - Existing Building Floor Plans as Existing Roof Plan 312 - Existing Building Second Floor as Proposed 313 - Existing Building Roof Plan as Proposed 400 - Section A:A as Existing 401 - Section B:B as Existing 402 - Section C:C as Existing 500 - North and East Elevations as Existing 501 - South and West Elevations as Existing Page 201 of 260
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Planning and Climate Change Policy Board: 25 August 2026 Report by Chief Planning Officer Reference No 26/0047/PP Application Type Planning Permission (Local) Proposal Change of use from former college/education facility (Class 10) to business (Class 4) at ground floor and residential comprising 8 flats (sui generis) at first, second and third floors alongside associated external alterations Location 5 New Street, Paisley, PA1 1XU Ward 5 - Paisley East and Central Community Council Paisley West and Central Community Council Applicant G64 Trading Ltd 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=T9B4XPMWG3Z00 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 Developer Contributions (Education) Planning Guidance. The application is required to be determined by the Board because the applicant has submitted a viability assessment in respect of the financial contribution requested by the Council’s Education /Children's Services department. Proposal This application seeks planning permission for the change of use of a college/education facility (Class 10) to both business space (Class 4) and eight flats (sui generis) on New Street in Paisley. The applicant also proposes to make associated external alterations to the property. Approximately 400 square metres of Class 4 business space would be created on part of the ground floor while eight flats would be formed across the first, second and third floors. Externally, a new window opening would be formed at first floor level, and an existing door opening would be enlarged at ground floor level on the New Street elevation. A fire escape would be partially removed from the rear elevation, with the two door openings that serve the fire escape partially infilled and replaced with windows. An area of outdoor amenity space would be formed on a section of flat roof at the rear of the property. Seven rooflights would be installed on the pitched roof of a two-storey section of the building while glazing would be installed on the rear gable elevation of this section of building as part of the formation of a 2- metre-deep enclosed terrace that would allow natural light into the associated flat. Either double glazed windows or secondary glazing as well as a mechanical ventilation system would also be installed to help mitigate external noise levels within the flats in line with the recommendations of the Noise Impact Assessment submitted in support of the application. Site Description The application site is located within both Paisley Town Centre and the Paisley Town Centre Conservation Area. The property fronts onto New Street to the west and is also bound by Item 7(e) Page 203 of 260
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High Street to the north. A mixture of residential and commercial properties are found nearby, including existing commercial properties that are found in the ground floor portion of the building that fronts onto High Street. The B-listed building was designed by Thomas Graham Abercrombie and dates from the early 20th Century. The three-storey sandstone building features an ornate front elevation that is visually prominent within the Town Centre due to its position on the corner of High Street and New Street. Along with the C-listed Liberal Club and row of four B-listed buildings that are found opposite, the exterior of the building makes a substantial contribution to the character of this section of the Paisley Town Centre Conservation Area. 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 converting the building to residential, the level of amenity that would be afforded to occupants of the flats and the impact the works would have on both the Conservation Area and the listed building. Negotiated Improvements Following submission, changes have been secured via condition to ensure noise from nearby premises does not unacceptably harm the amenity afforded to residents of the flats. Conditions will also ensure the materials used for the external alterations are of an appropriate quality for use in a Conservation Area. 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: 26/0046/LB Description: External and internal alterations associated with conversion of building Decision: Pending determination Application No: 09/0351/LB Description: Internal alterations to listed building to form educational facility for music and drama. Decision: Grant subject to conditions Application No: 09/0350/PP Description: Change of use of class 11 assembly and leisure use to form class 10 educational facility for music and drama. Decision: Grant subject to conditions Application No: 98/1147/PP Description: Alterations to kitchen including erection of vent extract flue on rear elevation. Decision: Grant subject to conditions Application No: 98/1177/LB Description: Alterations to kitchen including installation of extract flue. Decision: Grant subject to conditions Application No: 98/0735/PP Page 204 of 260
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Description: Part change of use of kitchen to allow the sale of hot and cold snacks. Decision: Withdrawn Application No: 96/0077/LB Description: Erection of exterior sign. Decision: Grant subject to conditions Application No: 94/0485/LB Description: Internal alterations to toilet area. Decision: Grant Application No: 02/1197/LB Description: Internal refurbishment of certain areas within the building. Installation of a new lift which in turn requires the formation of a new opening at street level through the external wall. Required for disabled access into the building. Decision: Grant subject to conditions Application No: 02/1196/PP Description: Internal refurbishment of certain areas within building. Installation of a new lift which in turn requires the formation of a new opening at street level through the external wall. Required for disabled access into the building. Decision: Grant subject to conditions Consultations ▪ Council’s Environmental Protection Service - requested the submission of a Noise Impact Assessment to understand how noise from nearby premises would impact on the amenity afforded to the occupants of the flats. Environmental Protection also recommended a condition to control noise from any external plant associated with the business space. ▪ Council’s Education/Children's Services - no objection, subject to a financial contribution to mitigate the impact on the school estate. ▪ Council’s External Independent Residential Consultancy Surveyor (Rapleys) - undertook a review of the Financial Viability Assessment submitted by the applicant following the consultation response received from the Council’s Education/Children’s Services department. The review concludes that payment of the developer contribution requested would make it harder to deliver a profitable development and would therefore reduce the likelihood of the building returning to active use. ▪ Council’s Chief Executive's Roads Development - requested further details on aspects of the development such as refuse collection and cycle storage. Roads Development also requested a transport statement to make occupants of the building aware of nearby facilities and parking provision. Representations The application has been publicised in line with the requirements of the relevant legislation. No representations were received. 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). Page 205 of 260
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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 7 - Historic assets and places ▪ Policy 9 - Brownfield, vacant and derelict land and empty buildings ▪ Policy 12 - Zero waste ▪ Policy 13 - Sustainable Transport ▪ Policy 14 - Design, quality and place ▪ Policy 15 - Local Living and 20 minute neighbourhoods ▪ Policy 16 - Quality homes ▪ Policy 18 – Infrastructure First ▪ Policy 23 - Health and safety ▪ Policy 26 - Business and industry ▪ Policy 27 - City, town, local and commercial centres Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy C1 - Renfrewshire's Network of Centres ▪ Policy I5 - Waste Management ▪ Policy I8 - Developer Contributions ▪ Policy P1 - Renfrewshire's Places ▪ Policy P3 - Housing Mix and Affordable Housing ▪ Policy ENV3 - Built and Cultural Heritage Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Delivering the Centres Strategy - Strategic Centres and Core Town Centres ▪ Delivering the Infrastructure Strategy - Connecting Places ▪ Delivering the Infrastructure Strategy - Provision for Waste Recycling in New Developments ▪ Delivering the Places Strategy - Creating Places ▪ Delivering the Places Strategy - Upper Floor Residential Developments ▪ Delivering the Places Strategy - Re-Use/Redevelopment of Institutional Premises ▪ Delivering the Environment Strategy - Conservation Area ▪ Historic Environment Scotland: Managing Change in the Historic Environment Guidance ▪ Letter from the Chief Planner and Minister for Public Finance - Planning for Housing (June 2024) ▪ Letter from the Chief Planner and Cabinet Secretary for Housing - Housing Emergency Action Plan & the Planning System (September 2025) ▪ Paisley West and Central Local Place Plan ▪ Developer Contributions (Education) Planning Guidance ▪ Planning Advice Note 1/2011: Planning and Noise ▪ Renfrewshire - A Guide to Development in Conservation Areas Submitted Reports and Assessments Page 206 of 260
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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: ▪ Planning Statement (Design and Access Statement) - sets out the applicant's justification for the development in respect of relevant planning policies and guidance. ▪ Heritage Statement - details the alterations that would be made to heritage features within the building and justifies why these changes are required to help return the building to active use. ▪ Noise Impact Assessment - considers the impact noise from nearby commercial premises would have on occupants of the flats. The assessment also sets out mitigation measures to be implemented to ensure noise from nearby premises does not unacceptably harm residential amenity. ▪ Financial Viability Assessment - sets out the various financial outlays the applicant will need to make to deliver the development in order to demonstrate that the payment of a financial contribution to mitigate the impact the development would have on the education estate would reduce the likelihood of the proposal being delivered. ▪ Refuse and Recycling Statement - details how waste from both the residential and commercial elements of the development would be managed. 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 The main issues that must be assessed in this report are the impact the development would have on both Paisley Town Centre and the Paisley Town Centre Conservation Area as well as the amenity that would be afforded to those who would live in the flats. The impact on the building's listed building status is assessed in the associated listed building consent application (26/0046/LB). Policy C1 of the LDP states that development that enhances centres in line with their role within the Network of Centres will be supported provided the proposal is compatible with existing uses. Similarly, Policy 27 of NPF4 supports proposals that enhance and improve the vitality and viability of centres. Policy ENV3 of the LDP and its associated supplementary guidance as well as Policy 7 d) of NPF4 support proposals that would preserve and enhance the appearance of Conservation Areas. Similarly, Policy 14 of NPF4 supports well designed development that is compatible with the six qualities of successful places. Page 207 of 260
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Both the residential and business elements of the application are assessed below against the provisions of the Development Plan outlined above and all other relevant policies and guidance: Residential The New Development Supplementary Guidance on Renfrewshire's Network of Centres lists residential uses as acceptable within Paisley Town Centre. The Supplementary Guidance also supports residential development on the upper floors of properties in Paisley Town Centre as well as the conversion of institutional premises to allow them to return to active use. Similarly, Policy 27 e) of NPF4 provides support for residential developments in Town Centres, including the conversion of vacant premises to housing, where an appropriate level of amenity can be provided. Given the applications site is located in Paisley Town Centre the principle of forming eight flats within the building is acceptable. Four flats would have two bedrooms while the other four would have three bedrooms, with the footprints of the flats ranging from 62 square metres to 161 square metres. The variety in flat sizes, in particular the provision of larger flats, is welcome and means the proposal would comply with Policy P3 of the LDP and Policy 16 c) of NPF4 in that it would widen the range of properties available to those looking to live in Paisley Town Centre. The formation of eight flats in the vacant building would support the viability of Paisley Town Centre by helping to establish a permanent residential population in the area and would also comply with policies 1, 2, 9 and 12 of NPF4 in that the proposal would help minimise lifecycle greenhouse gas emissions. Residential properties are found to the east and south of the application site and elsewhere in the town centre so the proposal would not introduce a new use into the area. The occupants of the flats would contribute to, and benefit from, local living in line with the requirements of Policy 15 of NPF4 and would help support existing facilities and services within the town centre. The flats themselves would have no impact on the character of the Conservation Area. A small area of outdoor amenity space would be provided on an existing section of flat roof at the rear of the building, providing semi-private outdoor space for residents. A condition can be added to ensure full details of how this area would look is provided prior to the commencement of development. Occupants of the flats would also have access to areas of greenspace and outdoor sports facilities found in proximity to the town centre. In line with Policy 13 of NPF4, the town centre location means the flats would be well served by existing public transport and active travel links. Dedicated parking spaces are therefore not required but lawful on and off street parking is found nearby if needed. Secure covered cycle storage for residents would be provided on the ground floor and a condition can be added to ensure this is in place prior to the occupation of the first flatted property. The request from Roads Development for the applicant to create and distribute a travel plan is not considered necessary given those choosing to live in a large town centre will likely already be aware of the transport facilities and active travel opportunities available. Space for the storage and disposal of waste on the ground floor of the property would be acceptable in line with the requirements of Policy I5 of the LDP and its associated supplementary guidance. A condition can be added to ensure the bin store is in place prior to the occupation of the first flatted property. The Council’s Education/Children's Services department have no objection to the proposal, subject to the developer paying a financial contribution in respect of the following schools as Page 208 of 260
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they are operating at above 85% capacity. The contribution has been calculated in line with the Council's Developer Contributions (Education) Planning Guidance and works out as follows for each school: ▪ St Mary's Primary School - £31,360 (0.56 pupils) ▪ St Andrew's Academy - £17,920 (0.32 pupils) In light of the request from the Council’s Education/Children's Services department, the applicant submitted a viability assessment that sought to justify and evidence why it would not be viable to pay the financial contribution requested. In line with the Developer Contributions guidance, the Council’s independent external residential consultancy surveyor (Rapleys) was appointed to consider the viability assessment and to provide a professional view to as to whether the justification and evidence presented demonstrated that the development would be unviable with the payment of the contribution sought. The conclusion of the independent consultant's review of the applicant's viability case is that the payment of the contribution would make the development more unviable and would therefore reduce the likelihood of the proposal being delivered. In line with the provisions of the guidance the contribution should be waived, and it is therefore recommended that the application is granted with no requirement to make a contribution in respect of the education estate. The level of privacy afforded to the occupants of the flats and the impact on the privacy of existing properties found nearby would be acceptable for a Town Centre location. Environmental Protection have raised no concerns in respect of the volume or quality of natural light afforded to the occupants of the flats. Policy 23 e) of NPF4 and the agent of change principle apply given the proposal would introduce a noise sensitive development in proximity to two public houses and the Class 4 business space that forms part of the application. Environmental Protection requested a Noise Impact Assessment (NIA) to understand the impact noise from these uses would have on the amenity afforded to the residents of the flats. Environmental Protection also requested that mitigation measures be implemented where noise inside the flats from external sources would exceed 40 decibels in the daytime and 30 decibels at night. The NIA submitted by the applicant concludes that internal noise can be reduced to the levels stipulated by Environmental Protection through the installation of either double glazing or secondary glazing and a mechanical ventilation system. However, Environmental Protection note that the NIA achieves compliance based on a scenario where the windows in the flats remain closed whereas they wish for the internal noise targets to be achieved with the windows open. In response, the applicant's acoustic engineer has noted that assuming the windows remain open would make it almost impossible for residential development to come forward in certain town or city centre locations given the level of noise reduction requested by Environmental Protection. Planning Advice Note 1/2011: Planning and Noise acknowledges that while achieving the required noise reduction with the windows open is preferable, it may not always be possible. The advice note goes on to state that local circumstances should influence the approach taken to measuring noise levels and that in some circumstances closed windows with alternative means of ventilation may be unavoidable. The windows remaining closed when assessing noise levels is therefore acceptable within the context of returning a vacant B listed building that is highly visible within the Paisley Town Centre Conservation Area back into active use. It is important to note that occupants of the flats would be able to open the windows should they wish to do so. In such a scenario it would be their choice to potentially expose Page 209 of 260
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themselves to increased noise levels that may on occasion exceed the recommendations of Environmental Protection. Due weight must be portioned to the fact that those choosing to live in a town centre location should expect to be exposed to higher noise levels than those who choose to live elsewhere, especially given the benefits of town centre living in respect of access to services and transport links. It should also be noted that occupied residential properties already exist directly above the public houses in question on the upper floors of 7 New Street and in proximity to the public houses on the upper floors of 4, 9, 10 and 13 New Street. Given the age of the properties it is unlikely that all these flats benefit from double or secondary glazing to reduce internal noise levels. The presence of these flats also demonstrates that the proposal would not result in residential accommodation being located closer to the public houses than is the case at present. Within the context detailed above, the mitigation measures set out in the NIA are therefore considered acceptable. A condition can be added to ensure full details of the upgraded glazing and mechanical ventilation system to be installed are provided prior to the commencement of development and that these measures are installed and maintained for as long as the flats are used as habitable accommodation. This condition would also ensure the design of any glazing installed and any vents or flues associated with the mechanical ventilation system are appropriate for a Conservation Area. Installing double or secondary glazing would also help improve the energy efficiency of the flats and reduce heating costs, in line with policies 1 and 2 of NPF4. The mitigation measures outlined above would also help ensure the business space within the building raises no noise concerns. The Class 4 business space would be unlikely to generate significant levels of noise due to the characteristics of such a use and Class 4 uses, such as office space, are already found in proximity to the proposed flats and across Paisley Town Centre in proximity to existing residential properties. A condition can be added to restrict the use of the business space to Class 4 to prevent future changes of use occurring without the Planning Authority having the opportunity to consider the impact the change would have on the amenity afforded to the occupants of the flats. Given the above, the proposal would comply with Policy 23 e) of NPF4 and the agent of change principle in that noise from existing premises would be adequately mitigated by measures proposed as part of the current development to ensure an adequate level of amenity can be provided for residents. In terms of the external alterations required to form the flats, the window on the New Street elevation and the rooflights raise no concerns in respect of fenestration and would not harm the quality of the Conservation Area. The removal of the fire escape would simplify the external appearance of the building while partially infilling the two fire escape doors and installing windows raises no concerns in respect of design. The formation of the enclosed terrace and associated installation of glazing is required to provide adequate levels of light to the occupants of flat 1. These works would not harm the quality of the Conservation Area and the alterations would not be visible from the public road. Even when taken in combination, the external alterations would have a negligible impact on the character of the Conservation Area and are considered necessary to allow the vacant building to be brought back into active use. However, full details of the design of the windows, doors and rooflights to be installed have not been provided. It is therefore considered appropriate to add a condition requesting these details prior to the commencement of development to ensure the materials used are appropriate for a Conservation Area. A condition can also be added to ensure the external fabric of the building is adequately protected during these works. Page 210 of 260
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Overall, the residential element of the proposal would comply with policies C1 and ENV3 of the LDP as well as policies 7, 14 and 27 of NPF4 in that the provision of eight flats would enhance Paisley Town Centre without reducing the overall quality of the Paisley Town Centre Conservation Area. An acceptable level of amenity could also be provided for all occupants without compromising existing uses found nearby. Business The New Development Supplementary Guidance on Renfrewshire's Network of Centres lists business uses as acceptable within Paisley Town Centre. Policy 26 of NPF4 supports proposals for business uses on sites allocated for such a use in the LDP provided the use is compatible with the primary business function of the area and does not harm residential amenity. As the application site is located within Paisley Town Centre the formation of approximately 400 square metres of Class 4 floorspace would be acceptable in principle and would help support the vitality of Paisley Town Centre by boosting footfall. The Class 4 use would have no impact on the Conservation Area and reuse of a vacant building would again comply with policies 1, 2, 9 and 12 of NPF4 in that it would help minimise lifecycle greenhouse gas emissions. The final subdivision of the business space is not known as this is dependent on the end user(s) and their requirements. The indicative layout submitted by the applicant showing nine small units with a maximum footprint of approximately 40 square metres would however be acceptable. Within the context of helping to facilitate the return of a heritage asset back into active use it is considered proportionate and reasonable to add a condition requiring details of the final subdivision and layout of the business floorspace to be provided prior to the commencement of development. The business space would be compatible with the surrounding area given commercial properties, including Class 4 office space, are found nearby while the use of the whole building for Class 10 commercial purposes is well established. The compatibility of the Class 4 floorspace with the proposed flats was assessed above and, subject to conditions, was found to be acceptable. In line with Policy 13 of NPF4, the Town Centre location means the business use would be well served by existing public transport and active travel links. Dedicated parking spaces are therefore not required but lawful on and off street parking is found nearby if required. Following discussions between the Planning Authority and the applicant, space for secure cycle storage has been provided and a condition can be added to ensure it is in place prior to occupation. In terms of the external alterations required to form the business floorspace, the door on the New Street elevation to be enlarged would not substantially increase in size and would remain subordinate to the main entrance that would serve the flats. The enlarged door opening would also add visual interest to this section of New Street and would help indicate the presence of the Class 4 floorspace given the layout of the building means its existence would not otherwise be obvious from the street. There are no concerns in respect of fenestration and a condition can be added to ensure full details of the door to be installed are provided prior to the commencement of development to ensure its appearance is appropriate for a Conservation Area. Given the above, the provision of business floorspace would comply with Policy C1 of the LDP as well as policies 26 and 27 of NPF4 in that the creation of 400 square metres of Class 4 floorspace would enhance Paisley Town Centre without having a negative impact on Page 211 of 260
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surrounding uses. This aspect of the development would also comply with Policy ENV3 of the LDP and Policy 7 d) of NPF4 in that the business use and associated external alterations would not harm the character of the Paisley Town Centre Conservation Area. Conclusion The above assessment has found that the creation of Class 4 business space on the ground floor and eight flats on the upper floors would be consistent with all relevant provisions of the Development Plan and all other relevant policies and guidance. The external alterations were also found to be acceptable and would help facilitate the return of a prominent building within a Conservation Area back into active use. The proposal also complies with the broad aims of the Paisley West and Central Local Place Plan in respect of preserving and protecting built heritage in the area. Representations No representations were received. Planning Obligations The Council is required to provide a summary of the terms of any planning obligation(s) and any associated legal agreement(s) and/or mechanism(s) required to secure them including those provisions under The Town and Country Planning (Scotland) Act in relation to the grant of permission for the proposed development. None. Conclusion In view of the above, it is considered that the proposal would accord with the relevant provisions of the Development Plan. There are no other material considerations. Planning permission should therefore be granted subject to conditions. Recommendation Grant Subject to Conditions. Reason(s) for Recommendation 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. That the development hereby permitted must be begun within three years of the date of this permission. Reason: To be in compliance with Section 58 of The Town and Country Planning (Scotland) Act 1997 as amended by Section 32 of The Planning (Scotland) Act 2019. 2. Prior to the commencement of development, full details of the design and arrangements of the proposed outdoor amenity space shown on approved drawing SK-P-02 shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, the outdoor amenity space shall be completed in strict accordance with the approved plans prior to the occupation of the final flatted dwelling, unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Page 212 of 260
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Reason: In the interests of residential amenity. 3. Prior to the commencement of development, full details of all secondary glazing and/or double glazing and the mechanical ventilation system to be installed across the development shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The details submitted shall demonstrate: a) that the measures proposed take full cognisance of the findings of the approved ENS Noise Impact Assessment (dated 22nd April 2026). b) that the glazing and ventilation systems to be installed ensure the internal noise level in any flat does not exceed 40dB during the daytime (between 0700 and 2300) and 30dB at night-time (between 2300 and 0700). c) that the glazing and ventilation systems to be installed ensure the LAmax internal noise level in any flat does not exceed 45dB at night-time (between 2300 and 0700). Thereafter, the approved glazing and ventilation system associated with any individual flatted dwelling shall be implemented prior to the occupation of the flat in question and shall remain in place for as long as the flat is used as habitable accommodation, unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure external noise does not have a detrimental impact on residential amenity. 4. The design, installation and operation of any plant, machinery or equipment shall be such that noise associated with the development does not exceed Noise Rating Curve NR25 between the hours of 2300 to 0700 hours and NR 35 at all other times when measured within any flatted dwelling in or in the vicinity of the development. Structure borne vibration from the proposed development shall be imperceptible within any flatted dwelling in or in the vicinity of the development. Reason: In the interest of protecting amenity. 5. Prior to the commencement of development, a plan detailing the final subdivision of the area of business floorspace shown on approved drawing SK-P-01 (Rev A) shall be submitted for the written approval of the Planning Authority. Thereafter, the space shall be subdivided in accordance with the details approved unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of residential amenity. 6. Notwithstanding the provisions of the Town and Country Planning (Use Classes) (Scotland) Order 1997 (as amended), the use of the ground floor business space shown on drawing SK-P-01 (Rev A) shall be restricted to Class 4 uses only. Reason: In the interests of residential amenity. 7. Prior to the commencement of development, the following details shall be submitted for the written approval of Renfrewshire Council as Planning Authority: Page 213 of 260
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a) the design of all new external glazing, doors and rooflights. b) the design and location of any flues or vents to be installed in association with the mechanical ventilation system. c) details of the materials to be used to partially infill the fire escape doors. d) details of how the external fabric of the building will be protected and, if necessary, made good following the implementation of the alterations approved under a), b) and c) above. Thereafter, the works shall take place in strict accordance with the details approved unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To safeguard the character of the Conservation Area. 8. Prior to occupation of the first flatted dwelling or the occupation of the business space (whichever comes first), the bin and cycle stores detailed on approved drawing SK-P-01 (Rev A) shall be installed. Thereafter, the approved details shall be installed and implemented, and the bin and cycle stores shall remain in place for the lifetime of the development unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of connectivity and the appropriate storage of waste. Advisory Note(s) 1. For an explanation of the noise rating curves referred to in Condition 4, refer to BS 8233:2014 Sound insulation and noise reduction in buildings- code of practice, Annex B. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title LOC-01 Location Plan EX-E-01 Existing Elevations EX-P-01 Existing Plan – Ground EX-P-02 Existing Plan – First EX-P-03 Existing Plan – Second SK-E-01 Proposed Elevations SK-P-01 A Proposed Plan – Ground SK-P-02 A Proposed Plan – First SK-P-03 A Proposed Plan – Second - ENS Noise Impact Assessment (22 April 2026) - Viability Statement - Refuse and Recycling Statement For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk Page 214 of 260
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Planning and Climate Change Policy Board: 25 August 2026 Report by Chief Planning Officer Reference No 26/0046/LB Application Type Listed Building Consent Proposal External and internal alterations associated with conversion of building Location 5 New Street, Paisley, PA1 1XU Ward 5 - Paisley East and Central Community Council Paisley West and Central Community Council Applicant G64 Trading Ltd 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=T9B4XMMWG3W00 The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, the associated planning application is required to be determined by the Board because a viability assessment has been submitted in respect of the financial contribution requested by the Council’s Education/Children's Services department. Proposal This application seeks listed building consent for external and internal alterations associated with the change of use of a college/education facility (Class 10) to both business space (Class 4) and eight flats (sui generis) on New Street in Paisley. Externally, a new window opening would be formed at first floor level and an existing door opening would be enlarged at ground floor level on the New Street elevation. A fire escape would be partially removed from the rear elevation, with the two door openings that serve the fire escape partially infilled and replaced with windows. Seven rooflights would be installed on the pitched roof of a two-storey section of the building while glazing would also be installed on the rear gable elevation of this section of building as part of the formation of a 2- metre-deep enclosed terrace that would serve the associated flat. Internally, sections of existing wall would be removed and new partition walls installed across all floors of the building to allow the flats and business space to be formed. Existing door openings would also be infilled and new openings formed as part of the conversion. Either double glazed windows or secondary glazing as well as a mechanical ventilation system would also be installed to help mitigate external noise levels within the flats in line with the recommendations of the Noise Impact Assessment submitted in support of the associated planning application. Site Description The application site is located within both Paisley Town Centre and the Paisley Town Centre Conservation Area. The property fronts onto New Street to the west and is also bound by High Street to the north. A mixture of residential and commercial properties are found nearby, including existing commercial properties that are found in the ground floor portion of the building that fronts onto High Street. The B listed building was designed by Thomas Graham Abercrombie and dates from the early 20th Century. The three-storey sandstone building features an ornate front elevation that is visually prominent within the Town Centre due to its position of the corner of High Item 7(f) Page 215 of 260
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Street and New Street. Along with the C-listed Liberal Club and row of four B-listed buildings that are found opposite, the exterior of the building makes a substantial contribution to the character of this section of the Paisley Town Cente Conservation Area. 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 converting the building to residential, the level of amenity that would be afforded to occupants of the flats and the impact the works would have on both the Conservation Area and the listed building. Negotiated Improvements Following submission, changes have been made to the layout of flat 6 to secure the retention of a fireplace. Conditions will also ensure the materials used for the alterations are of an appropriate quality for use on a listed building and that the fabric of the building is adequately protected during the works. 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: 26/0047/PP Description: Change of use from former College/Education Facility (Class 10) to Business (Class 4) at ground floor and Residential comprising 8 flats (sui generis) at first, second and third floors alongside associated external alterations Decision: Permitted determination. Application No: 09/0351/LB Description: Internal alterations to listed building to form educational facility for music and drama. Decision: Grant subject to conditions Application No: 09/0350/PP Description: Change of use of class 11 assembly and leisure use to form class 10 educational facility for music and drama. Decision: Grant subject to conditions Application No: 98/1147/PP Description: Alterations to kitchen including erection of vent extract flue on rear elevation. Decision: Grant subject to conditions Application No: 98/1177/LB Description: Alterations to kitchen including installation of extract flue. Decision: Grant subject to conditions Application No: 98/0735/PP Description: Part change of use of kitchen to allow the sale of hot and cold snacks. Decision: Withdrawn Application No: 96/0077/LB Page 216 of 260
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Description: Erection of exterior sign. Decision: Grant subject to conditions Application No: 94/0485/LB Description: Internal alterations to toilet area. Decision: Grant Application No: 02/1197/LB Description: Internal refurbishment of certain areas within the building. Installation of a new lift which in turn requires the formation of a new opening at street level through the external wall. Required for disabled access into the building. Decision: Grant subject to conditions Application No: 02/1196/PP Description: Internal refurbishment of certain areas within building. Installation of a new lift which in turn requires the formation of a new opening at street level through the external wall. Required for disabled access into the building. Decision: Grant subject to conditions Consultations Historic Environment Scotland - no objection to the development. Historic Environment Scotland did however suggest minor alterations could be made to the proposal and recommend that further detail should be sought or conditions applied to help minimise the impact certain aspects of the development have on the architectural merit of the property. Representations The application has been publicised in line with the requirements of the relevant legislation. No representations were received. 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 7 - Historic assets and places Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Policy ENV3 - Built and Cultural Heritage Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Delivering the Environment Strategy - Listed Buildings ▪ Historic Environment Scotland: Managing Change in the Historic Environment Guidance Page 217 of 260
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Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Planning Statement (Design and Access Statement) - sets out the applicant's justification for the development in respect of relevant planning policies and guidance. ▪ Heritage Statement - details the alterations that would be made to heritage features within the building and justifies why these changes are required to help return the building to active use. Planning Assessment The main issue that must be assessed in this report is the impact the development would have on the building's listed building status. The impact on both Paisley Town Centre and the Paisley Town Centre Conservation Area as well as the amenity that would be afforded to those who would live in the flats is assessed in the associated planning application (26/0047/PP). The Town and Country Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 states that in considering whether to grant listed building consent special regard must be had to the desirability of preserving the listed building and its setting as well as any features of special architectural or historic merit. In terms of Development Plan policy, Policy 7 of NPF4 and Policy ENV3 of the LDP are similar in that they both require works to listed buildings to respect their character. The relevant supplementary guidance, as well as Historic Environment Scotland's guidance notes, also require works to be undertaken in a sensitive manner and recognise that the occupation of listed buildings is the best way to secure their long-term future. Returning the building to active use is considered to be the best way to protect its historic and architectural merit in the long term. In particular, the reoccupation of the building would help preserve the ornate front elevation that is highly visible given the building occupies a prominent corner plot in Paisley Town Centre. The wider policy basis for converting the building to flats and business space is set out in the report of handling for the associated planning application (ref 26/0047/PP). To facilitate the return of the listed building to active use and realise other benefits such as town centre living it is accepted that alterations are required. The current condition of the interior of the building is also acknowledged. Original features have been lost and non-sympathetic alterations have been made to many of the rooms in a piecemeal fashion over the years. The alterations proposed by the current applicant are made within this context. The individual external and internal alterations that are required to allow the conversion to take place are considered below: External Alterations The new window on the New Street elevation would be the same size as, and would mirror the location of, an existing window found 6.5 metres to the right when viewed from street level. The symmetry is welcome and there are no concerns in respect of appearance or fenestration. An existing door opening on the New Street elevation that would sever the business space would be widened from 0.9 metres to 1.6 metres while its height would increase from 1.7 metres to 2 metres. A new door would be installed in the enlarged opening. The dimensions of the opening would not substantially change, the door would remain subordinate to the Page 218 of 260
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main New Street entrance that would be used to access the flats and the alteration would raise no concerns in respect of fenestration. Historic Environment Scotland questioned whether it would be possible to provide access to the business space via the main New Street entrance. If that was not possible, they advised that any new door should respect the existing door in respect of proportions, detailing and quality. However, separating out the residential and business elements of the development via the use of separate entrances would be beneficial to residential amenity in that it would avoid employees and customers having access to residential areas of the building. Keeping the proportions of the opening the same is also not desirable as an enlarged opening would help make the presence of the business space more obvious from the street. In turn, this would help ensure the business space, and therefore the listed building, is occupied and in active use. On balance, the enlargement of the opening and installation of a new door is considered acceptable and it is not considered that the architectural merit of the building would be harmed by the alteration. The rooflights would not be visible from the streetscape and numerous rooflights are already found across the building. The formation of the enclosed terrace and the installation of the associated glazing would provide amenity space and natural light for the occupants of flat 1. The front elevation would not be impacted by these works while the gable elevation that would be impacted is finished in facing brick as opposed to more ornate sandstone. The removal of the fire escape would simplify and improve the external appearance of this section of building while partially infilling the door openings that would remain and installing windows again raises no concerns in respect of design or fenestration. The Noise Impact Assessment submitted in support of the planning application requires the installation of either double glazing or secondary glazing and a mechanical ventilation system to reduce internal noise levels and ensure an appropriate level of residential amenity is provided for the occupants of the flats. Policy 23 e) of NPF4 requires the developer to install measures to mitigate the impact of nearby noise sources. The installation of new glazing and a mechanical ventilation system is therefore accepted as a means to achieve an adequate level of residential amenity and help secure the return of the building to active use. The new glazing would also help reduce greenhouse gas emissions and lower the cost of heating the building. The installation of secondary glazing would be the preferred option as it would retain the existing windows in line with the recommendations of Historic Environment Scotland's guidance on windows but it is acknowledged that several existing windows are in poor condition. It is therefore accepted that, if required, sensitively designed double glazing units can be installed across the property to help provide an appropriate level of amenity for occupants. While the above external alterations are all acceptable, full details of the design of the glazing, doors and rooflights to be installed has not been provided. A condition can therefore be added to ensure full details are provided prior to the commencement of development to ensure the materials used are acceptable for use on a listed building. A condition can also be added to ensure the fabric of the building is adequately protected during the works. Internal Alterations Sections of existing wall would be removed and partition walls would be installed to create the business floorspace and rooms within the flats. Existing door openings would also be infilled and new openings formed as part of the conversion. Historic Environment Scotland's consultation response states that on balance they accept the principle of subdividing the existing rooms, provided the Council are content that a non- domestic use that retains the proportions of existing rooms is unlikely to be found. As the Page 219 of 260
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building has been vacant for several years and no alternative proposals have been put to the Planning Authority in that time it is accepted that an alternative non-domestic use is unlikely to be found. The granting of this application would not prevent an alternative proposal coming forward in the future prior to the implementation of this consent. It is also acknowledged that rooms within the building have already been subdivided to form utility space and toilet facilities in a way that erodes the original subdivision of space. The proposed subdivision of space within the residential element of the development works with the existing subdivision of space and would not require the removal of significant sections of wall, with the flats largely formed within the footprint of existing rooms. This is reflected in the variety of flat sizes proposed, with it acknowledged that the applicant could have proposed a larger number of flats that would have required the removal of more internal walls and the loss of more original features in a way that reduces the architectural quality of the building. The final subdivision of the business space is not known as this is dependent on the end user(s) and their requirements. An indicative layout submitted by the applicant showing nine small units with a maximum footprint of approximately 40 square metres would however be acceptable. Within the context of helping to facilitate the return of a heritage asset back into active use it is considered proportionate and reasonable to add a condition requiring details of the final subdivision and layout of the business floorspace to be provided prior to the commencement of development. This would help ensure any features of architectural merit are preserved. Historic Environment Scotland also queried the impact the subdivision of the building would have on decorative features such as cornicing, wooden panelling and a fireplace. Following discussions between the applicant and the Planning Authority amendments have been made to the layout of flat 6 to allow for the retention of the ornate fireplace in line with the recommendations of Historic Environment Scotland. A condition can also be added to ensure details of the extent of features such as cornicing and wooden panelling that would be retained, as well as how they would be protected, is provided prior to the commencement of development. In line with comments from Historic Environment Scotland, a condition can also be added to ensure any insulation that needs to be added to the roof space in flat 1 does not detract from the appearance of existing timber roof trusses. Given the above and subject to the aforementioned conditions, the proposed internal alterations are considered acceptable. The subdivision of the internal space would not unactable harm the architectural merit of the building and is necessary to help secure the return of the building to active use. Overall, the proposed internal and external alterations would not harm the special architectural or historic merit of the building, in particular its ornate front elevation, and would help facilitate its reoccupation. The alterations would also have no impact on the adjoining A listed building at 7 High Street. Representations No representations were received. 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. Listed building consent should therefore be granted subject to conditions. Recommendation Grant Subject to Conditions Page 220 of 260
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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. Prior to the commencement of development, a Conservation Method Statement shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The statement shall detail the proposed treatment, retention, restoration and reuse of all internal fixtures and fittings that contribute to the special interest of the building including (but not limited to) exposed timbers, woodwork and panelling, doors and architraves, plasterwork and cornicing, fireplaces, ceilings, floors and stonework. The statement shall also detail requirements for any additional internal fixtures and fittings including those related to insulation and ventilation requirements. All internal works shall thereafter be undertaken in strict accordance with the approved Conservation Method Statement, unless otherwise agreed in writing by Renfrewshire Council Planning Authority. Reason: To ensure all internal fixtures and fittings that contribute to the special interest are safeguarded as part of the conversion of the building. 2. Prior to the commencement of development, a window condition survey shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The survey shall detail the condition of all existing windows (including proposals for retention and repair), details of any upgrades to the existing windows (including secondary glazing), and details of all replacement windows, demonstrating that all replacements shall match the existing regarding design, proportion, materials, opening mechanism and finish (unless otherwise agreed in writing with Renfrewshire Council as Planning Authority). Only the works detailed in the approved survey shall thereafter be implemented on site. Reason: To ensure existing windows are retained where possible, and that any replacements are of a suitable design in the interests of retaining the character and special interest of the building. 3. Prior to the commencement of development, a specification detailing the design of all new window openings, door openings and the enclosed terrace shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The specification shall detail the design, proportion, materials, opening mechanism and finish of all new window openings, door openings and the enclosed terrace and shall also detail the stonework surrounding the new openings including provision for cills, architraves, surrounds and mullions where relevant. Only the window openings, door openings and the enclosed terrace detailed in the approved specification shall thereafter be implemented on site. Reason: To ensure that all new openings, the enclosed terrace and associated stonework are acceptable in the interests of retaining the character and special interest of the building. 4. Prior to the commencement of development, a specification detailing the installation of all new external fixtures shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The specification shall detail the design and location of all external fixtures including (but not limited to) vents, Page 221 of 260
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grills and ducting, air conditioning units, lighting, satellite dishes and micro renewable generating equipment. Only the external fixtures within the approved specification shall thereafter be installed at the site. Reason: To ensure all external fixtures are sited appropriately in the interests of safeguarding the character and special interest of the building. 5. Prior to the commencement of development, a plan detailing the final subdivision of the area of business floorspace shown on approved drawing SK-P-01 (Rev A) shall be submitted for the written approval of Renfrewshire Council as Planning Authority Thereafter, the space shall be subdivided in accordance with the details approved unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To safeguard the historic and architectural merit of the listed building. 6. Prior to the commencement of development, full details of the design of the proposed outdoor amenity space shown on approved drawing SK-P-02 shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, the outdoor amenity space shall be completed as per the approved plans unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To safeguard the historic and architectural merit of the listed building. Advisory Note(s) 1. None required. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title LOC-01 Location Plan EX-E-01 Existing Elevations EX-P-01 Existing Plan – Ground EX-P-02 Existing Plan – First EX-P-03 Existing Plan – Second SK-E-01 Proposed Elevations SK-P-01 A Proposed Plan – Ground SK-P-02 A Proposed Plan – First SK-P-03 A Proposed Plan – Second For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk Page 222 of 260
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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. Item 7(g) Page 223 of 260
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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: Page 224 of 260
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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. Page 225 of 260
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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. Page 226 of 260
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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) Page 227 of 260
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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 Page 228 of 260
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For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk Page 229 of 260
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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. Item 7(h) Page 231 of 260
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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 Page 232 of 260
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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. Page 233 of 260
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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 Page 234 of 260
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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 Page 235 of 260
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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. Page 236 of 260
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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. Page 237 of 260
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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. Page 238 of 260
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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 Page 239 of 260
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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 Page 240 of 260
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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 Page 241 of 260
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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 Page 242 of 260
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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 Page 243 of 260
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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 Page 244 of 260
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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. Page 245 of 260
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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. Page 246 of 260
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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. Page 247 of 260
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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. Page 248 of 260
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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; Page 249 of 260
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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. Page 250 of 260
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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 Page 251 of 260
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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. Page 252 of 260
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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 Page 253 of 260
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Planning and Climate Change Policy Board: 25 August 2026 Report by Chief Planning Officer Reference No 26/0513/LB Application Type Listed Building Consent Proposal Demolition of derelict outbuilding to rear of dwellinghouse Location 15 Church Street, Kilbarchan, Johnstone Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Kilbarchan Community Council Applicant Mr A Todd Recommendation Grant 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=THHI6FMWJXD00 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, this is a listed building application which seeks consent to demolish an standalone outbuilding associated with a Category C listed building situated within the Kilbarchan Conservation Area. Proposal This application seeks consent for the demolition of a derelict outbuilding to the rear of a dwellinghouse. The proposal would include the demolition of a derelict outbuilding to the rear of a Category C listed building. This application is associated with recently granted applications for Planning Permission (26/0319/PP) and Listed Building Consent (26/0320/LB) for internal and external works to restore the main dwellinghouse which did not cover the demolition of the outbuilding. Site Description The application site is located within a residential area, with the property fronting onto a road to the west. The applicant property adjoins another dwelling to the north with which it shares its Category C listed status and another dwelling to the south. To the west, the rear garden of the property backs onto wooded land. The applicant property is a Category C listed mid-terrace two-storey and attic dwellinghouse with harled sandstone exterior, a recently renewed slated roof, and crow-stepped south gable. The rear of the property is characterised by a central turret staircase and the ruins of an outbuilding to the south portion of the garden. The remains of the outbuilding consist primarily of a stone outer wall which rises to a maximum height 1.5 metres, with the exception of an approximately 2-metre-high built-up section featuring a doorway/opening with an intact lintel on the west elevation, and the structure of the boundary wall to the south which appears to form part of the ruined building. The length of the outbuilding (west to east) is approximately 5 metres and the width approximately 6.3 metres. The outbuilding is situated among overgrowth and is filled and surrounded by debris and materials which appear to have accumulated over a significant length of time. Item 7(i) Page 255 of 260
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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 took place following the granting of Planning Permission (26/0319/PP) and Listed Building Consent (26/0320/LB) where it was agreed that whilst the outbuilding is not explicitly referred to in the Category C listing schedule for the property, for its demolition an application for Listed Building Consent should be submitted as a precautionary approach. Negotiated Improvements No changes have been negotiated. 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: 26/0319/PP Description: External alterations to front and rear elevation of dwellinghouse comprising of installation of replacement windows and new rooflights, refurbishment and repairing of existing windows, doors, rainwater goods, repair and maintenance of stonework. Decision: Grant subject to conditions. Application No: 26/0320/LB Description: External alterations to front and rear elevation of dwellinghouse comprising of installation of replacement windows and new rooflights, refurbishment and repairing of existing windows, doors, rainwater goods, repair and maintenance of stonework alongside associated internal alterations to dwellinghouse. Decision: Grant. Consultations ▪ Historic Environment Scotland - No comment. Representations The application has been publicised in line with the requirements of the relevant legislation. No representations were received. 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 Page 256 of 260
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Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Delivering the Environment Strategy - Listed Buildings ▪ Historic Environment Scotland: Managing Change in the Historic Environment Guidance ▪ Historic Environment Scotland: Managing Change in the Historic Environment Guidance - Demolition of Listed Buildings 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: ▪ Condition Report - detailing the condition of the outbuilding. ▪ Design Statement - providing context and justification for demolition. 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 The Town and Country Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 states that in considering whether to grant listed building consent special regard must be had to the desirability of preserving the listed building and its setting as well as any features of special architectural or historic merit. In terms of Development Plan policy, Policy 7 of NPF4 and Policy ENV3 of the LDP are similar in that they both require works to listed buildings to respect their character. The relevant supplementary guidance, as well as Historic Environment Scotland's guidance notes, also require works to be undertaken in a sensitive manner and recognise that the continued occupation of listed buildings is the best way to secure their long-term future. In this respect, Policy 7 of NPF4, Policy ENV3 of the Adopted Renfrewshire Local Development Plan (2021) and Historic Environment Scotland's policy statement support the protection of listed buildings and their sensitive restoration, maintenance and management, while the Renfrewshire New Development Supplementary Guidance (2022) and Historic Environment Scotland "Managing Change in the Historic Environment" guidance notes, specifically the 'Demolition of Listed Buildings' guide, provide additional criteria. Page 257 of 260
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The main issues in respect to this application and the mentioned guidance is the condition of the outbuilding, the extent to which it contributes to the Category C status of the main dwellinghouse, and what impact demolition would have on the overall historical setting. It is noted from the provided Condition Report, Design Statement and from observations during the officer site visit that the outbuilding is in a ruinous state and likely has been for some time. Apart from the boundary wall to the south which may have been part of the structure, the remaining walls are below 1.5 metres in height, with the exception of one built up section with a doorway with an intact lintel. With this in mind, it is clear that the building complies with Supplementary Guidance supporting Renfrewshire Local Development Plan Policy ENV3, which advises that the demolition of Listed Buildings is permissible if the building is 'incapable of repair', a consideration also covered in Policy 7 of NPF4. It is therefore considered that this application complies with the condition aspect of these policies. In terms of the historical significance of the building and its overall contribution to the setting of the main dwellinghouse and associated Category C listing, Historic Environment Scotland provides guidance on how to consider the demolition of structures within the curtilage of a listed building in their Demolition of Listed Buildings guidance. While the outbuilding is not mentioned in the listed building entry (ref. LB12785), HES guidance states that in such cases the decision to demolish should be based primarily on their contribution to the 'character, appreciation or understanding of the main subject of the listing'. It is relevant to highlight that the main dwellinghouse is currently undergoing restoration as permitted by the applications for Planning Permission (26/0319/PP) and Listed Building Consent (26/0320/LB) mentioned earlier in this report. These internal and external works will bring the dwellinghouse back into use, and in particular enhance the standing of the terraced property in respect of its position within the Kilbarchan Conservation Area and in its setting on the historic Church Street. In contrast, the outbuilding is positioned to the rear of the terrace property and on historic maps is either absent or undesignated in its use or significance. It is therefore considered, in line with HES guidance, that the demolition of the outbuilding would not have a detrimental effect on the overall character or historic significance of the main building in the listing. Representations No representations were received. 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. Listed Building Consent should therefore be granted. Recommendation Grant. Reason(s) for Recommendation Page 258 of 260
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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. None. Advisory Note(s) 1. The applicant should have regard to the recommendations put forward by West of Scotland Archaeological Service in response to the associated application for Planning Permission (26/0319/PP). It is encouraged that the demolition of the outhouse and any other works to the rear be done in line with their recommendation for a historic building record and archaeological watching brief. More information and guidance can be found with WoSAS at www.wosas.net For further information please contact Joseph Ashmore, Development Standards Team, Email: joseph.ashmore@renfrewshire.gov.uk Page 259 of 260
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