D - 24-0686-PP - East Auchenhean Touring - DL070325
Renfrewshire Council · 18 March 2025
Back to Planning and Climate Change Policy Board — 18 March 2025 and its agenda
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 18th March 2025 Reference No 24/0686/PP Application Type Planning Permission Proposal Siting of one manager’s cabin and formation of 5 touring caravan pitches with water and electrical hook ups, access road, sealed chemical storage tank, chemical emptying point and covered refuse storage area. Location Land to the North of East Auchenhean, Auchenhean Road, Lochwinnoch Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Lochwinnoch Community Council Applicant Mrs Lynda Henderson Recommendation Refuse 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=SKDDHLMWKLE00 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 Andy Doig, Chris Gilmour and Gillian Graham have requested that the application be considered at determined by the Planning and Climate Change Policy Board as the wider community deem the proposed development to be controversial. Proposal This application seeks planning permission for the use of land to the north of a dwellinghouse known as East Auchenhean, on Auchenhean Road, Lochwinnoch as a touring caravan site. It would comprise 5 serviced touring pitches, a manager's cabin (providing accommodation) access track, sealed chemical storage tank, chemical emptying point and covered refuse storage area. The caravan pitches would be formed around the newly formed access track and would provide water and power hook-ups. The chemical storage tank, chemical emptying point and refuse facilities would be accommodated to the east of the pitches on a hardstanding area. The managers cabin measures approximately 10.5m in length, 3.7m in width and 3.6m in height. The cabin would be located on the northeastern corner of the application site and would be constructed in timber cladding, dark grey metal roofing and upvc windows/doors. Internally, the floor plan shows that the managers cabin will comprise of a living space, kitchen area, shower facility and 2 bedrooms (with 3 beds shown on the plan). The application site extends to approximately 0.26 hectares and sits on the southwestern edge of a larger field also within the ownership of the applicant. The site faces onto Auchenhean Road from which it is screened by a mature dense boundary of trees, shrubs and fencing. Access to the site would be as existing and would be extended to provide access to individual pitches. The pitches and ancillary facilities would be formed on either side of the access track. The applicant also has ownership of land to the north, south and east of the red lined site comprising fields and a paddock.
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Site Description The application site is located within the greenbelt, to the southwest of Lochwinnoch. It is bound to the north by a field within the ownership of the applicant, to the east and west by a mix of woodland and fields and fronts onto Auchenhean Road to the south. The site is enclosed by mature hedgerows with dense shrubs and trees and a high timber gate through which access to the site is gained. The nearest residential property 'East Auchenhean' is located approximately 20 metres to the south across Auchenhean Road. 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. Site History The planning history for the site is as follows; Application No: 22/0030/PP Description: Siting of residential caravan for temporary period of 3 years (in retrospect). Decision: Refused Application No: 22/0418/PP Description: Siting of residential caravan for temporary period of 3 years (in retrospect) in association of operation of commercial livery. Decision: Refused Application No: 14/0108/PP Description: Erection of commercial kennels and temporary siting of residential caravan. Decision: Refused Application No: 13/0162/PP Description: Erection of a commercial kennels and temporary siting of residential caravan. Decision: Withdrawn Application No: 13/0036/PP Description: Erection of commercial kennels and dwellinghouse. Decision: Withdrawn Application No: 10/0064/AF Description: Erection of agricultural building. Decision: Prior Approval required and Refused Application No: 11/0242/PP Description: Change of use from private stables to commercial livery, erection of 4 no. boarding kennels for commercial use and construction of parking area. Decision: Grant subject to conditions
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Application No: 10/0204/PP Description: Erection of storage shed. Decision: Grant subject to conditions Application No: 09/0237/PP Description: Erection of single storey dwelling house, erection of agricultural shed and partial re-roofing of stables. Decision: Refused Application No: 06/0977/PP Description: Formation of driveway, yard and erection of stables. Erection of fencing to enclosure. Decision: Grant subject to conditions Consultations ▪ Environment, Housing & Infrastructure (Env. Protection) - No objection subject to the submission of a Noise Impact Assessment. ▪ Chief Executive's Service (Roads Development) - No objection subject to the provision of passing places. ▪ Scottish Water - No objection. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: Object - 5 Support - 0 Neutral - 0 The issues raised can be summarised as follows: 1. The proposal is not an acceptable green belt activity contrary to Policy ENV 1 of the Adopted Renfrewshire Local Development Plan. 2. The proposal would result in a loss of amenity to surrounding properties due to noise and light pollution. 3. The surrounding road network could not accommodate this development. 4. Existing passing places on Auchenhean Road are currently blocked by parked cars and this would intensify. 5. The proposal would detract from the rural character and landscape quality of the area. 6. The proposal could result in a loss of water pressure to surrounding dwellings due to additional demand. 7. The present sewage system on the site does not function appropriately, due to rock stratta underground percolation is difficult and the water from the septic tank is illegally discharged into a ditch opposite the entrance to the Calder family home. 8. This is not a viable business as income would be miniscule compared to construction/set up costs. 9. The proposal would represent over development of a small site and inappropriate in relation to the character of the landscape. 10. The site at this location is too small for multiple caravans. Caravan sites need to have a substantial amount of land to accommodate the various visiting caravans as each will have a vehicle and will need sufficient space to accommodate the caravan and towing bar.
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11. The development is not economically friendly and encourages the use of fossil fuels. 12. Light pollution would negatively impact the rural character of the environment. 13. Many of the roads surrounding the site are core paths designed to encourage the public to enjoy a peaceful walk, not to dodge motor homes. 14. The site is within Clyde Muirshiel Regional Park which under legislation has a protected status, namely only agricultural and forestry enterprises are able to develop. The proposal does not meet that criteria. The application site/land in ownership of the applicant is not an agricultural holding. 15. The Local Authority must maintain a register of persons fit to run a camp site. The applicants criminal conviction would deem them unfit. 16. Many of the claims made in submissions by the applicant are untrue including statements relative to exemptions, caravan/camping organisation visits to site. 17. Despite a criminal conviction, the applicant has failed to remove their illegal caravan. 18. The application makes reference to Barnbrock camping site which no longer exists. 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 8 - Green belts ▪ Policy 13 - Sustainable transport ▪ Policy 14 - Design, quality and place ▪ Policy 20 - Blue and green infrastructure ▪ 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 E4 - Tourism ▪ Policy I1 - Connecting Places ▪ Policy I3 - Flooding and Drainage Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ New Development Supplementary Guidance ▪ Delivering the Environmental Strategy - Green Belt and Regional Parks ▪ Delivering the Economic Strategy - Tourism Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Renfrewshire's Tourism Plan 2024-2027
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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, para 4c) (i) to (iv) of the Development Management regulations. The following reports and assessments were submitted in support of the application: ▪ Business Plan for Lochwinnoch Motorhome Site - Sets out a mission statement for the operation of the caravan site and seeks to provide a viability report on the business proposed. ▪ Planning Statement - Sets out the planning policy requirements for development in this location, the requirements for the use proposed and justifications for the proposal. 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 Section 25 of the Town and Country Planning (Scotland) Act requires decisions on planning applications to be made in accordance with the Development Plan unless material considerations indicate otherwise. In this instance the Development Plan comprise the National Planning Framework 4 (2023) and the adopted Renfrewshire Local Development Plan 2021. Key matters in the assessment of this application are its green belt location, the requirement for a residential presence on the site, impacts relating to noise and disturbance and roads infrastructure. Although the proposal essentially seeks consent for the formation of a 5-pitch touring caravan site, a manager’s cabin with residential provision is also proposed in association with the caravan site. As the application site, in this case, is located in a rural location which is designated as green belt in the adopted Renfrewshire Local Development Plan (LDP), Policy 8 of NPF4 and ENV1 of the LDP are relevant to the assessment of this application as they set out specific circumstances in which new developments will be supported in green belt and rural areas. Policy 8 of NPF4 seeks to encourage, promote and facilitate compact urban growth and use land around our towns and cities sustainably. It sets out instances where development proposals within designated green belt locations will be supported. These include outdoor recreation, play and sport or leisure and tourism uses; and developments which provide opportunities for access to the open countryside. They also include residential accommodation 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 proposed. Similarly, Policy ENV 1 of the Renfrewshire Local Development Plan 2021 sets out a series of developments within the green belt considered to be appropriate in principle. These include
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tourism related development acceptable under Policy E4 of the LDP and new housing where there is a need to support an established green belt activity. It is further stated that support will be given to developments that are able to demonstrate diversification within the 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, as outlined in the New Development Supplementary Guidance (SG). Taking the managers cabin with the residential component of the proposal first, a residential requirement on the site requires to be justified and to demonstrate compliance with the New Development Supplementary Guidance on Housing in the Green Belt. This states that such a dwelling must be required to maintain and support an established activity that is suitable in the green belt and is ancillary and within the boundary of the established use. It also requires to be demonstrated that there is need for the residential use to be located out with the settlement. In this case, the applicant has not adequately demonstrated that a 24-hour residential presence on the site is required for the use proposed nor that there is a need for the residential use in the form of a managers cabin to be located out with a settlement. The documents submitted in support of the application claim that the residential managers cabin is required to ensure the proper running and maintenance of the site under the licence requirements of The Caravan Sites and Control of Development Act 1960. While the licencing requirements are not subject to assessment under the planning acts or material to the consideration of this application, it is noted that the requirements of such a licence do not specify or stipulate that a residential presence is required on site, only that any site manager should be within 60 minutes of the site in case of an emergency. More broadly, the proposal is for a relatively small-scale tourism development comprising 5 caravan pitches with electric/water hook ups and facilities for waste and rubbish collection. In this context, the nature and scale of the proposal does not justify a cabin to provide residential accommodation for a manager on site, particularly where site operations and management could potentially be reasonable carried out from out with the site. On this basis, the managers cabin is not considered proportionate or necessary in principle and there is insufficient justification that residential accommodation of this type and nature in this green belt location. The proposal would therefore not comply with Policy 8 and ENV1 on this basis. Turning to the caravan pitches aspect of the proposal, Policy ENV 1 states that tourism related developments require to be acceptable under Policy E4 'Tourism'. Policy E4 states that proposals for sustainable tourism development including new or expanded tourism-related facilities will be supported subject to satisfying a number of criteria. When the proposal is assessed accordingly, the following conclusions on the caravan pitches in the proceeding paragraphs below can be made. Although of a modest scale, the caravan pitches aspect of the proposal could provide a facility which could contribute to strengthening the appeal and attraction of Renfrewshire to a range of visitors by expanding the infrastructure and facilities available to accommodate touring caravans/motorhomes. It is noted that the Council's Tourism Plan aims to grow opportunities around outdoor activities, the natural environment, and historic villages. These points are raised in the supporting statement submitted by the applicant where it states that the aim is to facilitate and promote outdoor recreational activity through horse-riding and bike hire and given proximity to core paths and forest walks, access to the countryside would be promoted. It is also stated that the development would be for short-term stay or touring caravans, with no static caravans proposed. It claims that the proposal is expected to boost the local economy by attracting visitors and supporting local businesses and services, while due to its location within the Clyde Muirshiel Regional Park and proximity to key attractions such as
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Lochwinnoch, Largs and Loch Lomond, the site offers convenient access. These claims are considered reasonable. The location, secluded nature and the modest scale of the proposal enable it to be considered proportionate and complementary to its landscape character and setting and, subject to conditions, to be compatible with surrounding uses. In this regard, Environmental Services were consulted on the application and given its proximity to a residential dwelling to the south of the site across Auchenhean Road have requested that a Noise Impact Assessment be provided to demonstrate that there would be no unacceptable impact. A Noise Impact Assessment has not been provided and this has not been sought given the issues with the principle of the managers cabin providing residential accommodation on the site. Therefore, at this stage, it has not been demonstrated that that there would not be unacceptable impacts on neighbouring properties capable of mitigation. In relation to roads infrastructure, road safety and traffic generation, Roads Development have offered no objection to the proposal subject to conditions including the provision of an appropriate number of intervisible passing places and upgrading of the existing access to the site. In this regard, Roads Development acknowledged that while traffic generation would be low, access to the site had to be considered. In considering the two routes to access the site from the A760, routing via Langstilly Road is the preferred option over Auchenhean Road due to a shorter length and vertical alignment. The requirement for passing places could be satisfied through suitably worded planning conditions. A site-specific locational need has been demonstrated given its location within the Clyde Muirshiel Regional Park and in proximity to other tourist attractions. The New Development Supplementary Guidance sets out further considerations which apply to tourist development and while most of these have been covered above, it should be added that the proposal would have no significant detrimental impacts on visual amenity, built heritage, natural heritage interests, biodiversity or landscape character. While the site would be accessed by touring caravans, its locational proximity to Lochwinnoch Village, the national cycle network and Lochwinnoch train station mean that some journeys within the area by persons staying at the site could be undertaken by walking, cycling and public transport. The opportunities to incorporate low carbon generating technologies are limited given the nature of the proposed development however it is stated in supporting information that the development seeks to be low-impact and sustainable. On balance therefore it is considered that the caravan pitches element of the proposal could comply with Policy E4 and the associated New Development Supplementary Guidance on tourism development subject to appropriate conditions. Policy 30 of NPF4 also provides support for new or extended tourist facilities including caravan and camping sites in locations identified in the LDP. Whilst the LDP does not specifically designate areas for tourist facilities or accommodation it is noted above that the caravan pitches element of the development complies with LDP policies ENV1 in principle and E4. The caravan pitches element would also comply with Policy 29 of NPF 4 as it could contribute positively to the viability and diversity of the local rural economy. The development in this regard is considered to be suitably scaled, sited and designed. Notwithstanding this, all development proposals must be assessed against the green belt development criteria set out within the New Development Supplementary Guidance. Whilst most of the criteria have been dealt with above, the following conclusions (set out in bold below) can be made in response to each of the criteria:
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▪ There would be no loss of prime quality agricultural land or of lesser quality land that is locally important - The site is not characterised as prime agricultural land and there is no evidence that it is a locally important area of agricultural land. ▪ Adverse impacts on the qualities of wild land that cannot be overcome by siting, design, and other mitigation - The site is not considered to be defined as wild land. ▪ No significant effects on public water supply and water environment from any pollution risk - While Scottish Water have raised no objection to the proposal, they highlight an absence of public wastewater infrastructure within the vicinity of the proposed development and therefore suggest that private treatment options should be investigated. They also highlight live infrastructure in the form of a raw water main within the site boundary which could impact on existing Scottish Water assets. These aspects of the proposal would require further investigation in consultation with Scottish Water. ▪ Proposals to protect and provide access to open space have been incorporated - The development links to the existing green network and active travel routes. ▪ 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 - Due to the nature and scale of the proposal, there would be no significant detrimental effect on identified nature conservation interests including species and habitat. The caravan site would be positioned on land currently used for the stabling of horses. ▪ It can be demonstrated that there is careful consideration of the siting, design, scale and grouping of any buildings and infrastructure - The proposal is modest in size and is located within a site which is well screened from public view given existing mature boundaries comprising trees, shrubs and hedging. The pitches would be formed towards the front of the site and waste and water facilities have been sensitively located. The layout, siting and design is therefore considered acceptable, and compliant with Policy 14 of NPF4. ▪ Appropriate landscaping proposals have been incorporated including the provision of well- designed boundary treatment - Policy ENV 2 advises that in considering tree or woodland removal, proposals should minimise any adverse impacts on habitats, species, network connectivity or landscape character. Policy 3 also states that proposals for local development should include appropriate measures to conserve, restore and enhance biodiversity, in accordance with national and local guidance. The plans submitted as part of the application indicate there would be no tree removal as part of the application but retention of existing trees on the site boundary. Due to the nature and scale of the proposal there would be no significant detrimental effect on identified nature conservation interests including species and habitat. In view of the above, it is considered that the caravan pitches element of the development complies with Policy ENV1 of the LDP. The development is located within the Clyde Muirshiel Regional Park. Policy 20 of NPF4 states that development proposals in regional and country parks will only be supported where they are compatible with the uses, natural habitats, and character of the park. Given the above assessment it is considered that the caravan pitches element is compatible with its location in the regional park.
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The New Development Supplementary Guidance also sets out several assessment criteria with regard to development proposals within the Clyde Muirshiel Regional Park. When the proposal is assessed accordingly the following conclusions can be made. ▪ In this instance the development could bring limited economic benefits to the local area. ▪ Given the location of the development, the nature of the development and its modest scale, there will be no significant impact on nature conservation, landscape character or heritage resources. ▪ It is unlikely that the development would cause significant conflict with neighbouring land uses. In this regard Environmental Services have offered no objection to the proposal but have requested a Noise Impact Assessment which demonstrates that the nearest residential property would not be unacceptably impacted. This requirement could form a condition of any consent granted. ▪ There are opportunities for active travel, due to proximity to core paths and the national cycle network. ▪ The proposed development is appropriate in design and scale to its surroundings and will have no significant impact on the visual amenity of the area given the enclosed nature of the site. ▪ The development will not prevent or significantly impact upon recreational access to the surrounding area. ▪ While the plans submitted as part of the application indicate that all existing trees within the application site boundary would be retained, a condition could be applied to any grant of planning permission to ensure that measures are put in place to protect trees along the boundaries of the site, during the construction phase. The site is currently considered to be of low ecological and biodiversity value as it primarily comprises of existing areas of hardcore and grassland uses for horses. While most of the grassland within the application site would be removed to accommodate the caravan pitches, there is ample opportunity elsewhere within the site and within the overall land owned by the applicant to deliver biodiversity gain. It is considered that this could be managed as part of a landscaping condition. There are no local or national designated sites of nature conservation within the application site boundary. The nearest designated sites are the Pyet Ancient Wood approx. 230m to the west of the site and Ladylands Waterfalls Site of Importance for Nature conservation approx. 200m to the west. It is not considered likely that the development would have a significant impact on these designations given the nature of the proposed development, the separation distance, and the intervening land use, topography, and vegetation. In view of the above, it is considered that the development complies with policy 20 of NPF4 and Policy ENV2 of the LDP and the associated SG. Roads Development have offered no objections to the development with regard to traffic generation, road safety or the capacity of the local road network, subject to the formation of additional passing places. This requirement could be addressed via a condition. It is considered that the proposal complies with policies 13 of NPF4 and I1 of the LDP.
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Policy 14 of NPF4 seeks to ensure that proposals are designed to improve the quality of an area whether in urban or rural locations and regardless of scale. The enclosed nature of the site ensures that the development will not have a significant on the character and appearance of the immediate area and I am satisfied that the development aligns with policy 14. Finally with regard to policies 1 and 2 of NPF4, the development proposed is not considered to have a significant impact with regard to greenhouse gas emissions nor is it located in an area susceptible to future risks from climate change. It is considered that the development aligns with policy 1 and 2 of NPF4. Representations With regard to the points raised through representation, these are scheduled below with a response provided to each in bold: 1. The proposal is not an acceptable green belt activity contrary to Policy ENV 1 of the Adopted Renfrewshire Local Development Plan. - The managers cabin and the proposed residential component it accommodates has not been adequately justified in line with the requirements of Policy 8 of NPF4 and Policy ENV1 of the LDP. As set out in the assessment above, the proposal is contrary to the Development Plan in this regard. 2. The proposal would result in a loss of amenity to surrounding properties due to noise and light pollution - While Environmental Services have offered no objection to the proposal they have requested the submission of a Noise Impact Assessment, to demonstrate that there would be no unacceptable impact on surrounding residential properties through noise and disturbance. This has not been sought given the concerns with the residential managers cabin as outlined. Separately, no lighting is proposed as part of the proposal and this issue has not been raised by Environmental Services. 3. The surrounding road network could not accommodate this development – Roads Development have offered no objection to the proposal subject to conditions including the provision of an appropriate number of intervisible passing places and upgrading of the existing access to the site. In this regard, Roads Development acknowledged that while traffic generation would be low, access to the site had to be considered. In considering the two routes to access the site from the A760, routing via Langstilly Road is the preferred option over Auchenhean Road due to a shorter length and vertical alignment. 4. Existing passing places on Auchenhean Road are currently blocked by parked cars and this would intensify - Roads Development have not raised this as an issue however additional passing places would be required as a condition of any planning permission granted. Additional parking provision would be provided as part of the development proposed. 5. The proposal would detract from the rural character and landscape quality of the area - The location, secluded nature and the modest scale of the proposal enable it to be considered proportionate and complementary to its landscape character and setting and, subject to conditions, to be compatible with surrounding uses. 6. The proposal could result in a loss of water pressure to surrounding dwellings due to additional demand - Scottish Water have offered no objection in this regard and are satisfied that there is currently sufficient capacity to service this development. 7. The present sewage system on the site does not function appropriately, due to rock stratta underground percolation is difficult and the water from the septic tank is illegally discharged into a ditch opposite the entrance to the Calder family home - While Scottish Water have raised no objection to the proposal, they highlight an absence of public waste water infrastructure within the vicinity of the proposed development and therefore suggest that private treatment options should be investigated. They also highlight
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live infrastructure in the form of a raw water main within the site boundary which could impact on existing Scottish Water assets. 8. This is not a viable business as income would be miniscule compared to construction/set up costs - The Business Plan provided in support of this proposal is lacking in appropriate information and is not competent to demonstrate the viability of this business however amendments or clarification to this has not been sought given the fundamental issues regarding the principle of the residential managers cabin. 9. The proposal would represent over development of a small site and inappropriate in relation to the character of the landscape. - The proposal is modest in size and is located within a site which is well screened from public view given existing mature boundaries comprising trees, shrubs and hedging. The pitches would be formed towards the front of the site and waste and water facilities have been sensitively located. The layout, siting and design is therefore considered acceptable. 10. The site at this location is too small for multiple caravans. Caravan sites need to have a substantial amount of land to accommodate the various visiting caravans as each will have a vehicle and will need sufficient space to accommodate the caravan and towing bar - The specific technical requirements of the site would be fully considered by the licensing authority were the proposal to prove acceptable. 11. The development is not economically friendly and encourages the use of fossil fuels. - This is not a planning issue. 12. Light pollution would negatively impact the rural character of the environment - Environmental Services were consulted on this application and have raised no concerns in this respect. 13. Many of the roads surrounding the site are core paths designed to encourage the public to enjoy a peaceful walk, not to dodge motor homes - Development Roads have offered no objection to the proposal. The moderate scale of the development and the nature of the use are such that this is unlikely to be a problem. 14. The development is unacceptable within Clyde Muirshiel Regional Park - Notwithstanding that the fact that the managers cabin providing residential provision being unacceptable, this type of tourism development is generally acceptable in principle within the green belt and Regional Parks. 15. The Local Authority must maintain a register of persons fit to run a camp site. The applicants criminal conviction would deem her unfit - This is not a planning issue and would be dealt with by the Licensing Authority. 16. Many of the claims made in submissions by the applicant are untrue including statements relative to exemptions, caravan/camping organisation visits to site - This is not relevant to the assessment of the proposal. 17. Despite a criminal conviction, the applicant has failed to remove their illegal caravan – Whilst this application requires to considered and assessed on its own merits, it is relevant to note that a site visit was undertaken on 26th February 2025 and this confirmed that the unauthorised caravan had been removed from the site. 18. The application makes reference to Barnbrock camping site which no longer exists – This is noted however this has no bearing on the assessment of the application. Planning Obligations The Council is required to provide a summary of the terms of any planning obligation which is required to be entered into under Section 75 of the Town and Country Planning (Scotland) Act in relation to the grant of permission for the proposed development: None. Conclusion The proposed development with regards to the caravan pitches is considered to be acceptable with regard to the applicable policies on green belt and tourism development and could contribute positively to the viability and diversity of the local rural economy. However, the
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applicant has failed to demonstrate the requirement for a residential managers cabin on the site taking account of the location, nature and scale of the wider proposed development. This residential element of the proposal is therefore contrary to policies 8 and ENV1. As such, the proposal as a whole cannot be considered to suitably comply with the relevant policy considerations or requirements. It is therefore recommended that planning permission be refused. Recommendation Refuse planning permission. Reason(s) for Recommendation 1. The proposed development would be contrary to the provisions of Policy 8 and Policy ENV1 of the Adopted Renfrewshire Local Development Plan as the applicant has failed to demonstrate that the location, nature and scale of such a business would justify the requirement for a managers cabin providing 24-hour residential accommodation. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title Location Plan PL-LAY-10 Site Plan as Existing PL-LAY-11 Site Plan as Proposed PL-LAT-12 Rev A Plans and Elevations Thomas Cochrane Urban Planning and Property Development Business Plan for Lochwinnoch Motorhome site Planning Services UK Planning Statement For further information please contact Clare Murray, Development Standards Team, Email: clare.murray@renfrewshire.gov.uk