F - 25-0037-FUR - Paisley Centre S42 - DL120325
Renfrewshire Council · 18 March 2025
Back to Planning and Climate Change Policy Board — 18 March 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 18th March 2025 Reference No 25/0037/FUR Application Type Further Application Proposal Section 42 application to remove condition 3 (phasing plan) of planning permission 21/1668/PP Location Inshops Managers Office, Paisley Centre, 23 High Street Ward 5 - Paisley East and Central Community Council Paisley West and Central Community Council Applicant Alan Fitzpatrick Beyond Retail Property Fund Limited (C/o Montagu Evans LL) 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=SQJ7M6MWN4X00 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 Mylet, Devine and Kenny Maclaren have requested that the application be determined by the Board, rather than officers on this basis that it requires further scrutiny as it claims officers originally duplicated conditions which they want removed. Proposal This proposal is an application under Section 42 to remove Condition 3 (phasing plan) of planning permission in principle 21/1668/PP. Planning permission in principle was granted subject to conditions on 15 March 2022: - Mixed Use Redevelopment of The Paisley Centre to include Class 1 (Shops), Class 2 (Financial, Professional & Other Services), Class 3 (Food & Drink), Class 4 (Business), Class 7 (Hotel), Class 10 (Non-residential Institutions), Class 11 (Assembly & Leisure), Residential, Healthcare, Sui Generis (Hot Food Takeaway), Demolition and Other Ancillary Uses (Planning Permission in Principle). Condition 3 states the following: That notwithstanding the terms of condition 1 above at the first application for the Approval of Matters Specified in Conditions, a detailed and comprehensive phasing plan shall be submitted for the development of the application site. The phasing plan shall detail what development will come forward when and where on the site, detailing, housing mix, including any affordable housing; the safe movement of pedestrians, cyclists and vehicles; servicing arrangements; short term public cycle parking and parking strategy. Reason: To provide greater certainty in terms of the phasing of the redevelopment process. It is requested that Condition 3 is deleted to avoid duplication as the requirements of this condition are already covered throughout the permission, namely Conditions 1, 16, 22, 28 and 29.
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In considering the proposed deletion of condition 3, it is significant to consider the terms of the aforementioned conditions. The conditions in question are noted below as follows: Condition 1 Prior to the commencement of development on site, a further application(s) for the approval of any of the matters specified in this condition must be submitted to and approved by Renfrewshire Council as Planning Authority, in accordance with the timescales and other limitations in section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). These matters are as follows: a) the layout of the site, including all roads, access points, footways, bin storage areas, lighting, parking areas and open spaces; b) the siting, design and external appearance of all building(s) and any other structures, including plans and elevations showing their dimensions and type and colour of external materials; c) detailed cross-sections of existing and proposed ground levels, details of underbuilding and finished floor levels in relation to a fixed datum, preferably ordnance datum. d) the design and location of all boundary treatments including walls and fences; e) the landscaping proposals for the site, including details of existing trees and other planting to be retained together with proposals for new planting specifying number, size and species of all trees and shrubs, including, where appropriate, the planting of fruit/apple trees; f) the means of drainage and sewage disposal. g) details of the phasing of development (covering all relevant aspects of development detailed in (a) above); h) energy statement i) waste disposal arrangements j) servicing arrangements Condition 16 That notwithstanding the terms of condition 3 above, at the first application for the Approval of Matters Specified in Conditions for residential development, an Affordable Housing Statement shall be submitted for the written approval of Renfrewshire Council as Planning Authority. For the avoidance of doubt, the statement shall be in line with any phasing plan as may be approved under condition 3 and shall demonstrate how the development would meet local housing need and demand including details of housing mix and tenure. Condition 22 That any further applications required by the terms of condition 1, for a commercial premises involved in the preparation of hot food, a scheme detailing the proposed ventilation and filtration systems to be used to disperse cooking fumes emanating from the premises shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. Any such scheme shall take cognisance of the Defra Publication "Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust - 2005." The scheme shall include details of the servicing and maintenance requirements for the mechanical extract system and shall take cognisance of the manufacturer's recommendations. Condition 28 That cycle parking provision for any residential unit, shall be one space per unit and shall be provided with a secure compound or at locations with high activity or with passive surveillance and shall be provided in accordance with the National Roads Development Guide. Condition 29
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That cycle parking for any retail, healthcare facility or education facility shall be provided in accordance with the National Roads Development Guide. It should also be noted that condition 5 states: That notwithstanding the terms of condition 1 above at the first application for Approval of Matters Specified in Conditions, it shall include a comprehensive transitionary land use plan, including detailed timescales, showing precisely what will be happening on all areas of the site during the various stages of the redevelopment process. This will include details of: the demolition process, the various construction phases and the extent and location of the construction compounds required to deliver development on all parts of the site. This plan will also set out the arrangements for the provision of temporary uses on the site as well as details of hard and soft landscaping (including boundary treatment). For the avoidance of doubt, appropriate hard and soft landscaping measures shall be implemented within transitionary areas unless it can be demonstrated that permanent development proposals are to be implemented within a reasonable timeframe. Separately, Conservation Area Consent (21/1670/CA) and Listed Building Consent (21/1669/LB) were also grated subject to conditions alongside the planning permission in principle to which this Section 42 application relates. Conditions 1 and 2 of the Conservation Area Consent require that prior to any demolition, signed and binding contracts are in place and the submission of a comprehensive phasing plan respectively. The wording of these conditions are detailed below: Condition 1 That no demolition shall take place until it has been demonstrated to the written satisfaction of Renfrewshire Council as planning authority, that signed and binding contracts are in place to secure the redevelopment of the site immediately following demolition, and in a manner consistent with that set out in any planning permission as may be approved for the redevelopment of the site. Thereafter, the redevelopment of the site shall only proceed in accordance with the terms and conditions set out in this planning permission. Condition 2 That no demolition shall take place until a comprehensive phasing plan has been submitted to and approved in writing by Renfrewshire Council as planning authority. The phasing plan shall provide a clear explanation and illustration of what will be taking place on all parts of the site throughout the redevelopment and shall include full details of the retention and protection measures that will be put in place for the façades of the former cinema, 25 High Street and 18-22 Causeyside Street as well as any other buildings being retained within the application site. Thereafter, these works as may be approved shall proceed in accordance unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Site Description The proposed development site comprises the existing Paisley Centre mall as well as the neighbouring retail unit on High Street, formerly occupied by Marks and Spencer. The site has frontages onto High Street, Causeyside Street and New Street, with two sections of B listed façade, comprising 23 High Street (former cinema façade) and the partly listed sandstone façade at 18-22 Causeyside Street. It is proposed to retain these facades including the non- listed façade at New Street. The site is located within Paisley Town Centre Conservation Area. The site is abutted by a number of historic properties forming retail units along both Causeyside Street and High Street.
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The proposals include an element of demolition which includes the removal of the former Marks and Spencer building at 15-19 High Street and other parts of the existing Paisley Centre. 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: 21/1668/PP Description: Mixed Use Redevelopment of The Paisley Centre to include Class 1 (Shops), Class 2 (Financial, Professional & Other Services), Class 3 (Food & Drink), Class 4 (Business), Class 7 (Hotel), Class 10 (Non-residential Institutions), Class 11 (Assembly & Leisure), Residential, Healthcare, Sui Generis (Hot Food Takeaway), Demolition and Other Ancillary Uses (Planning Permission in Principle). Decision: Grant subject to conditions Application No: 21/1669/LB Description: Alterations to 2 facades in association with the Redevelopment of The Paisley Centre Decision: Grant subject to conditions Application No: 21/1670/CA Description: Demolition in association with Mixed Use Redevelopment of The Paisley Centre. Decision: Grant subject to conditions Consultations Children's Services (Education) - No objection to the proposed development subject to a S75 agreement to secure developer contributions in respect of St Mary’s Primary School and St Andrew’s Academy. Representations The application has been publicised in line with the requirements of the relevant legislation. No representations were received at the time of writing this report. Policy Context In making any determination under the Planning Acts, regard is to be had to the development plan unless material considerations indicate otherwise. In this instance the Development Plan consists of National Planning Framework 4 (NPF4) and the Renfrewshire Local Development Plan (2021) (LDP). The following provisions of the Development Plan are considered relevant to the determination of this application:
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National Planning Framework 4 ▪ Policy 7 - Historic assets and places ▪ Policy 13 - Sustainable transport ▪ Policy 13 - Sustainable transport ▪ Policy 14 - Design, quality and place ▪ Policy 15 - Local Living and 20-minute neighbourhoods ▪ Policy 21 - Play, recreation and sport ▪ Policy 22 - Flood risk and water management ▪ Policy 25 - Community wealth building ▪ Policy 26 - Business and industry ▪ Policy 27 - City, town, local and commercial centres ▪ Policy 28 - Retail ▪ Policy 1 - Tackling the climate and nature crises ▪ Policy 2 - Climate mitigation and adaptation ▪ Policy 3 - Biodiversity 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 ENV3 - Built and Cultural Heritage ▪ Policy P3 - Housing Mix and Affordable Housing ▪ Policy I1 - Connecting Places ▪ Policy I3 - Flooding and Drainage ▪ Policy I5 - Waste Management ▪ Policy I7 - Zero and Low Carbon Buildings ▪ Policy I8 – Developer Contributions Full details relating to the policies of the LDP can be found online. New Development Supplementary Guidance ▪ Delivering the Centres Strategy: Strategic Centres ▪ Delivering the Places Strategy: Creating Places; Residential Use of Centres ▪ Delivering the Environment Strategy: Built and Cultural Heritage ▪ Delivering the Infrastructure Strategy: Connecting Places; Provision for Waste Recycling in New Developments; Flooding and Drainage; Zero and Low Carbon Buildings; and Developer Contributions ▪ Delivering the Environment Strategy: Noise and Contaminated Land Material Considerations ▪ Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) 2019 and associated "Managing Change in the Historic Environment" guidance notes. Submitted Reports and Assessments 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.
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None. Planning Assessment In terms of the Development Plan, the principle of the development has already been established and approved under Planning Permission in Principle application 21/1668/PP and this Section 42 planning application as submitted requires to be assessed on its individual merits. The current application seeks only to delete Condition 3 in relation to the phasing plan to avoid duplication as the requirements of this condition are already covered throughout the consent granted, namely conditions 1, 5,16, 22, 28 and 29. The assessment of this Section 42 application in this regard will be structured around the requirement for Condition 3. As detailed above, Condition 3 states that: That notwithstanding the terms of condition 1 above, at the first application for the Approval of Matters Specified in Conditions, a detailed and comprehensive phasing plan shall be submitted for the development of the application site. The phasing plan shall detail what development will come forward when and where on the site, detailing, housing mix, including any affordable housing; the safe movement of pedestrians, cyclists and vehicles; servicing arrangements; short term public cycle parking and parking strategy. Reason: To provide greater certainty in terms of the phasing of the redevelopment process. Condition 1 and specifically part g), requires the submission of details of the phasing of the development including layout, roads, access points, footways, bin storage areas, lighting, parking areas and open spaces. The condition also requires details of servicing arrangements. Condition 5 requires the submission of a comprehensive transitionary land use plan, including timescales showing what will be happening on all areas of the site during the various stages of development. Condition 16 requires the submission of details for an Affordable Housing Statement in line with an approved phasing plan. Condition 22 requires the submission of details of servicing and maintenance requirements for mechanical extract systems for hot food commercial properties within the development. Conditions 28 and 29 require cycle parking for residential, retail, healthcare facility or education facility to be provided in accordance with the National Roads Development Guide. Conditions 1 and 2 of the separate Conservation Area Consent also require, prior to any demolition, signed and binding contracts are in place and the submission of a comprehensive phasing plan respectively. Whilst it was initially considered necessary to include a bespoke and explicit condition relating to phasing and Condition 3 was attached to the planning permission in principle application on this basis, on reflection and as highlighted through the submission of Section 42 application, the matters being sought by Condition 3 are also covered through several other conditions attached to the planning permission in principle application. For the avoidance of any doubt, the inclusion of phasing details through several conditions was not duplication. Given the nature of the proposals being considered at planning permission in principle stage, phasing was seen as a relevant factor to be considered in the
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context of several of the conditions attached and it naturally featured throughout conditions as a result. This Section 42 application process has however highlighted the fact that the requirements for phasing are safeguarded by and can be reasonable sought through several other planning conditions on the planning permission in principle application. Given the above, it is considered that the requirements of Condition 3 are also secured by and can be achieved through the terms of Conditions 1, 5,16, 22, 28, 29 of the planning permission in principle alongside Conditions 1 and 2 of the separate Conservation Area Consent, as each element of the phasing of the development can be fully considered under these conditions. On this basis, it is considered reasonable to remove Condition 3. As the effect of granting a Section 42 application is such that a new and separate standalone planning permission in permission exists, all other conditions associated with application 21/1668/PP which would be relevant to this new permission require to be re-imposed to this new permission. This includes the aforementioned planning conditions which relate to phasing requirements pursuant to each condition. This requirement is with the exception of Condition 3 which has been deemed acceptable to be removed as part of this Section 42 application. Furthermore, and whilst relating to a separate consent, in the interests of the character and appearance of the conservation area, the conditions attached to the Conservation Area Consent would also ensure that demolition cannot take place until such time as the above information has been submitted for consideration to ensure that buildings are not demolished unless approved development to take its place on the cleared site following demolition. It is relevant to note that both the Listed Building Consent and Conservation Area Consent as detailed above have also expired. New submissions will also be required to ensure that necessary consents are in place prior to the undertaking of any works associated with the development and appropriate conditions would be attached to these at this time. Given the assessment above, it is considered that the removal of Condition 3 as requested would be acceptable. In addition to the above, policy I8 states that contributions will be sought to address infrastructure capacity, including education, that arise as a direct result of new development. Children's Services (Education) were consulted and have no objection to the proposed development subject to a Section 75 agreement to secure developer contributions in respect of St Mary’s Primary School and St Andrew’s Academy. In this regard the terms of the Draft Developer Contributions (Education) Planning Guidance requires to be applied. In applying the guidance, a financial contribution totalling £168,000 is sought. Notwithstanding the terms of the Draft Developer Contributions (Education) Planning Guidance, the content of the Board report presented to the Economy and Regeneration Policy Board on 7th November 2023 entitled Paisley Centre Redevelopment – Update is of relevance. The report in question highlights that since the initial grant of planning permission in March 2022 a number of aspects of the overall scheme require consideration including deliverability, cost and funding and the overall commercial viability of the proposals. The report also noted that the proposed development is not considered viable for 100% private sector funding and suggested the public sector could have a supporting role in creating a viable proposal. It was agreed that Council officers would work in conjunction with Beyond Retail to develop a detailed business case to support the redevelopment of the site and indeed would engage required commercial expertise to assist in the process. In light of the above and the support (in principle) previously offered by the Council in respect of the wider redevelopment of the Paisley Centre and indeed the town centre more generally, the challenges and viability relating to the redevelopment of the Paisley Centre are considered
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to be significant. In all regards and considering all matters it is considered reasonable in this instance not to seek a financial contribution in respect of education given the known viability challenges facing the development and the importance of the proposals to the ongoing wider redevelopment of the town centre. Representations No representations were received. 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 In view of the above, it is considered that the proposal to remove Condition 3 is acceptable and for the reasons set out in the assessment sections it would accord with the relevant provisions of the Development Plan. There are no other material considerations which would result in a recommendation other than approval. The application in question 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. The development to which this permission relates must be commenced no later than five years from the date of this permission. Reason: To be in compliance with Section 59 of the Town and Country Planning (Scotland) Act 1997, as amended. 2. Prior to the commencement of development on site, a further application(s) for the approval of any of the matters specified in this condition must be submitted to and approved by Renfrewshire Council as Planning Authority, detailing the following matters: a) the layout of the site, including all roads, access points, footways, bin storage areas, lighting, parking areas and open spaces; b) the siting, design and external appearance of all building(s) and any other structures, including plans and elevations showing their dimensions and type and colour of external materials; c) detailed cross-sections of existing and proposed ground levels, details of underbuilding and finished floor levels in relation to a fixed datum, preferably ordnance datum. d) the design and location of all boundary treatments including walls and fences; e) the landscaping proposals for the site, including details of existing trees and other planting to be retained together with proposals for new planting specifying number, size and species of all trees and shrubs, including, where appropriate, the planting of fruit/apple trees; f) the means of drainage and sewage disposal.
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g) details of the phasing of development (covering all relevant aspects of development detailed in (a) above); h) energy statement i) waste disposal arrangements j) servicing arrangements Reason: The approval is in principle only. 3. That all further applications for the Approval of Matters Specified in Conditions shall be accompanied by a Design and Access Statement demonstrating compliance with the Masterplan (Design and Access Statement - Nov 2021 and the Addendum - Additional Information for Historic and Environment Scotland Revision B - Feb 2022) approved as part of this consent. For the avoidance of doubt, the façade at 25 High Street shall be retained as outlined in the Addendum - Additional Information for Historic Environment Scotland Revision B - Feb 2022. Reason: To clarify the terms of the permission and to safeguard the character and appearance of the conservation area. 4. That notwithstanding the terms of condition 2 above, at the first application for the Approval of Matters Specified in Conditions, a detailed landscaping scheme for the site shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The landscaping scheme shall detail any phasing for the overall site, the location, size and species of all tree planting, areas of turfing, seeding and earth moulding, areas of hard standing, and the location, size, and species of shrub planting. The landscaping scheme shall also include a timetable for the implementation of the landscape works, and a management plan for the ongoing maintenance of any common areas. The landscape scheme shall thereafter be implemented on site in accordance with the agreed timetable and maintained thereafter in accordance with the agreed management plan. Measures to protect the existing trees shall also be implemented on site for the duration that construction works are being undertaken. Reason: The approval is in principle only 5. That notwithstanding the terms of condition 2 above, at the first application for Approval of Matters Specified in Conditions, it shall include a comprehensive transitionary land use plan, including detailed timescales, showing precisely what will be happening on all areas of the site during the various stages of the redevelopment process. This will include details of: the demolition process, the various construction phases and the extent and location of the construction compounds required to deliver development on all parts of the site. This plan will also set out the arrangements for the provision of temporary uses on the site as well as details of hard and soft landscaping (including boundary treatment). For the avoidance of doubt, appropriate hard and soft landscaping measures shall be implemented within transitionary areas unless it can be demonstrated that permanent development proposals are to be implemented within a reasonable timeframe. Reason: To safeguard the character and appearance of the conservation area during the demolition and construction process. 6. That notwithstanding the terms of condition 2 above, at the first application for the Approval of Matters Specified in Conditions, a maintenance schedule for areas of open space, roads, footpaths and landscaping shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. For the avoidance of doubt, the schedule shall include areas for adoption by Renfrewshire Council or details of the proposed factor
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or management agency including management responsibilities and maintenance schedules. Reason: To clarify the terms of maintenance and adoption. 7. That notwithstanding the terms of condition 2 above, at the first application for the Approval of Matters Specified in Conditions, a site-wide Travel Plan shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. For the avoidance of doubt, the Travel Plan shall identify measures and initiatives to be implemented in order to encourage modes of travel to and from the development other than by single occupancy private car trips. The Travel Plan shall clearly define the system management, monitoring, review, reporting and duration of the plan. Reason: To encourage sustainable means of travel. 8. That any further applications required by the terms of condition 2 above, shall include a skyline study for any new buildings that would exceed the height of adjacent existing buildings. For the avoidance of doubt, this shall include visuals which would demonstrate the impact these new buildings would have on the existing skyline in the form of 'wideframe' views that illustrate the impact from agreed viewpoints. Reason: In order to safeguard the character and appearance of the skyline of the conservation area. 9. That any further applications required by the terms of condition 2 above, shall include a Drainage Impact Assessment which shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Reason: The approval is in principle only. 10. That any further applications required by the terms of condition 2 above, shall include an Energy and Sustainability Statement which shall be submitted in support of the application and shall demonstrate that the development proposed would deliver increased energy efficiency and the recovery of energy that would otherwise be lost. For the avoidance of doubt, the Energy and Sustainability Statement shall assess the feasibility of the implementation of district heating scheme to service the development. Reason: In the interests of energy efficiency, heat recovery and efficient energy supply and storage in line with Scottish Planning Policy. 11. No new development shall commence on site until: a) a scheme of intrusive site investigations has been carried out on site to establish the risks posed to the development by past coal mining activity, and; b) any remediation works and/or mitigation measures to address land instability arising from coal mining legacy, as may be necessary, have been implemented on site in full in order to ensure that the site is made safe and stable for the development proposed. For the avoidance of doubt the intrusive site investigations and remedial works shall be carried out in accordance with authoritative UK guidance. Reason: To assess the ground conditions on the site to establish coal-mining legacy present and inform any necessary mitigation measures.
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12. That prior to the occupation of any part of the development, or it being taken into beneficial use, a signed statement or declaration prepared by a suitably competent person confirming that the site is, or has been made, safe and stable for the approved development shall be submitted to Renfrewshire Council as Planning Authority for approval in writing. This document shall confirm the methods and findings of the intrusive site investigations and the completion of any remedial works and/or mitigation necessary to address the risks posed by past coal mining activity. Reason: To ensure that the development is safe and stable. 13. That any further applications required by the terms of condition 2 above, shall include a detailed Flood Risk Assessment which shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Reason: In order to ensure the development is protected against flooding in an acceptable manner. 14. That prior to the commencement of development, confirmation shall be submitted in writing to Renfrewshire Council as Planning Authority and certified by a suitable qualified person that a scheme to treat the surface water arising from the site has been prepared in accordance with the principles and practices contained in "The SuDS Manual" (CIRIA report C753, published in November 2015). Thereafter, the certified scheme shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interests of securing a suitable SuDs scheme for the treatment of surface water runoff. 15. That prior to the commencement of development, a Bird Hazard Management Plan shall be submitted and approved in writing by Renfrewshire Council as Planning Authority in consultation with Glasgow Airport. The submitted plan shall comply with Advice Note 8 'Potential Bird Hazards from Building Design' The Bird Hazard Management Plan shall be implemented as approved, on completion of the development and shall remain in force for the life of the building/buildings. No subsequent alterations to the plan are to take place unless first submitted to and approved in writing by Renfrewshire Council as Planning Authority. Reason: It is necessary to manage the development in order to minimise its attractiveness to birds which could endanger the safe movement of aircraft and the operation of Glasgow Airport. 16. That at the first application for the Approval of Matters Specified in Conditions for residential development, an Affordable Housing Statement shall be submitted for the written approval of Renfrewshire Council as Planning Authority. For the avoidance of doubt, the statement shall be in line with any phasing as may be approved under condition 2 and shall demonstrate how the development would meet local housing need and demand including details of housing mix and tenure. Reason: The approval is in principle only. 17. That any further applications required by the terms of condition 2 above, a Noise Assessment to determine the impact of road noise on relevant parts of the development. The noise assessment shall be undertaken using appropriate methodology and taking cognisance of the quantitative and qualitative means of assessment, as described within
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the Scottish Government's Technical Advice Note: Assessment of Noise. Appropriate mitigation shall be included as part of the noise 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 façade of any property, the development proposals shall include appropriate mitigation. The applicant shall demonstrate that noise levels within any outdoor private amenity space will not exceed 55dB(A), measured as LAeq,T. (where this level is exceeded, mitigation should be considered). The quoted levels shall be achieved as described, unless otherwise agreed in writing with Renfrewshire Council as Planning Authority. Reason: The approval is in principle only. 18. That any further applications required by the terms of condition 2, a Noise Assessment to determine the impact of noise on the existing and proposed surrounding noise sources (and any others that are identified by the applicant) on the development, shall be submitted for the approval of Renfrewshire Council as Planning Authority. The noise assessment 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 Note: Assessment of Noise. The assessment should normally assume open windows for ventilation purposes. Where the maximum rating levels of noise exceed the external site standards as below, a scheme for protecting the proposed dwelling(s) from industrial / stationary noise shall be included as part of the noise survey with no dwelling being constructed at any location at which the Rating Levels cannot be met. Additionally, the scheme shall ensure that internal noise levels do not exceed 40dB daytime and 30dB night-time. Notwithstanding this, where the LAmax level is predicted to exceed 45dB (internal) during the night period within the property the survey shall include appropriate mitigation. Site Standard Rating Level (LAr,Tr) dB - Open site / external Day 55 Night 45 The quoted levels shall be achieved as described, unless otherwise agreed in writing with Renfrewshire Council as Planning Authority. Reason: The approval is in principle only. 19. That any further applications required by the terms of condition 2, a noise assessment to determine the noise impact from the mixed-use development itself and its proposed various uses including commercial, business, food and drink, hotel, and leisure premises on adjacent property, shall be submitted for the approval of Renfrewshire Council as Planning Authority. Examples of noise sources may include mechanical plant, deliveries, waste uplifts. The noise assessment 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 Note: Assessment of Noise. The assessment should normally assume open windows for ventilation purposes. Appropriate mitigation shall be included as part of the noise assessment where the rating level exceeds the measured background noise level (measured at the most sensitive time of day when the proposed development will be operational). Notwithstanding this, where the LAmax level is predicted to exceed 60dB (external) during the night period at the facade of any nearby property the survey shall include appropriate mitigation. The proposed development shall not come into operation until the mitigation measures have
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been completed in full. The quoted levels shall be achieved as described, unless otherwise agreed in writing with the Planning Authority. Reason: The approval is in principle only. 20. 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 dwelling in the vicinity of the development. Structure borne vibration from the proposed development shall be imperceptible within any dwelling in the vicinity of the development. Reason: The approval is in principle only. 21. That any cooking odours, fumes or vapours shall not adversely affect occupiers of adjoining and/or nearby premises. Any commercial premises involved in the preparation of hot food shall not be brought into use unless the following requirements are met to the satisfaction of the Planning Authority: a. A suitable mechanical extract system shall be provided which includes an adequately sized stainless steel extraction canopy incorporating suitable grease filters located above cooking equipment; and b. The canopy shall be ventilated direct to the external air via suitable ducting incorporating an adequately sized extract fan; and c. The ventilation system shall terminate via a flue at a minimum height of 1 metre above the ridge/eaves (termination point subject to positioning on build and orientation to other property) level of the property; and d. The system shall be attached using anti-vibration mountings to prevent the transmission of noise or vibration to dwellings forming part of the building. Reason: The approval is in principle only. 22. That any further applications required by the terms of condition 2 above, for a commercial premises involved in the preparation of hot food, a scheme detailing the proposed ventilation and filtration systems to be used to disperse cooking fumes emanating from the premises shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. Any such scheme shall take cognisance of the Defra Publication "Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust - 2005." The scheme shall include details of the servicing and maintenance requirements for the mechanical extract system and shall take cognisance of the manufacturer's recommendations. Reason: The approval is in principle only. 23. That prior to the commencement of development, a dust management plan shall be submitted to, and approved by Renfrewshire Council as Planning Authority. The plan shall set out how potential dust arising during development of the site will be managed to prevent or minimise emissions during these works. The plan shall take cognisance of the Institute of Air Quality Management (IAQM) 2014 document 'Guidance on the Assessment of Dust from Demolition and Construction' in assessing dust impact risk and where necessary identify appropriate mitigation measures. Reason: The approval is in principle only.
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24. That prior to the commencement of development, a survey report shall be submitted for the Approval of Renfrewshire Council as Planning Authority that demonstrates that the Local Air Quality Management Objectives for the pollutants specified in the relevant Air Quality Regulations, made under Part IV of the Environment Act 1995, shall not be exceeded at any location at or in the vicinity of the development where "relevant exposure" is liable to occur. In addition, the overall significance of the air quality impacts from the development shall be assessed and clearly defined within the report with mitigation proposed where required. The survey and report shall adhere to the methods and principles set out in the Scottish Government publication "Local Air Quality Management Technical Guidance LAQM.TG(09) and LAQM.TG(16)" and the EPUK guidance document "Land-Use Planning & Development Control: Planning for Air Quality (Jan 2017)" or a method that has been agreed with the Planning Authority. Reason: In order that these matters can be considered in detail. 25. That prior to the commencement of development, a plan sub-dividing the site into defined phases of development for the purposes of land contamination assessment and remediation shall be issued for the written approval of the Planning Authority. Thereafter, all works shall be undertaken in accordance with the approved plan. No development shall be commenced within a defined phase of development until written approval of: a. a site investigation report (characterising the nature and extent of any soil, water and gas contamination within the defined phase of development); and, if remediation works are recommended therein, b. a remediation strategy and implementation plan identifying the proposed methods for implementing all remedial recommendations contained within the site investigation report, prepared in accordance with current authoritative guidance, has been provided by the Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. 26. That prior to the commencement of works, full details including architectural drawings on how rainwater penetration to the former cinema façade shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. For the avoidance of doubt, this shall also include an elevation and section drawing that show how this work will be detailed and how it will relate to adjacent buildings. The drawing shall also include any repairs and repointing. Thereafter, these works as may be approved shall proceed in accordance unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of preserving the character of the listed building. 27. That prior to the commencement of works at 18-22 Causeyside Street, full details of any alterations to windows or other detailing, including any interface with a new structure, on the façade at 18-22 Causeyside Street, shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. Thereafter, these works as may be approved shall proceed in accordance unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of preserving the character of the listed building. 28. That cycle parking provision for any residential unit, shall be one space per unit and shall be provided with a secure compound or at locations with high activity or with passive surveillance and shall be provided in accordance with the National Roads Development Guide.
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Response: To encourage sustainable means of travel. 29. That cycle parking for any retail, healthcare facility or education facility shall be provided in accordance with the National Roads Development Guide. Response: To encourage sustainable means of travel. 30. That prior to the commencement of works, a Construction Environment Management Plan (CEMP) shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. Reason: To ensure measures to manage and mitigate any adverse environmental effects of construction are considered in advance and secured, including effects on amenity, soil, water, air quality, and upon flora and fauna. Advisory Note(s) 1. None required. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title Stamped Drawing 20031GA-10-010 Location Plan For further information please contact Fiona Knighton, Development Standards Team, Email: fiona.knighton@renfrewshire.gov.uk