Agenda Document Pack - Planning and Climate Change Policy Board - 18/03/2025
Renfrewshire Council · 18 March 2025
Back to Planning and Climate Change Policy Board — 18 March 2025 and its agenda
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12/03/2025 Notice of Meeting and Agenda Planning and Climate Change Policy Board Date Time Venue Tuesday, 18 March 2025 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 Neill Graham: Councillor Anne Hannigan: Councillor Kenny MacLaren: Councillor Jamie McGuire: 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
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12/03/2025 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
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12/03/2025 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 2024/25 as at 7 January 2025 Joint report by Chief Executive and Director of Finance & Resources. 1 - 8 2 Developer Contributions – Annual Report Report by Chief Executive. 9 - 14 3 Local Place Plans Report by Chief Executive. 15 - 46 Planning Applications Members must deal with planning applications in an objective manner to ensure that they cannot be challenged with accusations of bias or predetermination. Votes on planning applications must be seen to be impartial and not influenced by party political issues. 4 Planning Applications Details of planning application to be determined by the Board. 4(a) 22/0471/PP - Planning Permission for the Erection of petrol filling station, EVC charging points, Class 1 retail unit, Class 3 (coffee shop), car parking, associated facilities, landscaping, infrastructure works and new junction access at a Site on Northern Boundary of Roadhead Forge, Beith Road, Lochwinnoch by Euro garages Limited 47 - 60 4(b) 24/0493/PP - Full Planning Permission for a Section 42 application to vary Condition 3 of planning permission 61 - 76
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12/03/2025 21/1523/PP for the erection of a recycling shed and increase in throughput of waste that can be accepted and handled from 75,000 tonnes to a maximum of 100,000 tonnes and to relax the limit of waste types that can be accepted to allow parks and garden waste and end of life tyres to be accepted at the site at 6 Newmains Avenue, Inchinnan, Renfrew by Mrs Amanda Stewart WRC Recycling Ltd 4(c) 24/0653/FUR - Section 42 application to modify conditions of planning permission 19/0444/PP relating to the erection of residential development comprising 15 dwellinghouses with associated access road, drainage and landscaping at Greenhead Nursery and adjacent vacant land, Old Greenock Road, Inchinnan by Greenhead Homes Limited 77 - 92 4(d) 24/0686/PP - Planning Permission - 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 at Land to the North of East Auchenhean, Auchenhean Road, Lochwinnoch by Mrs Lynda Henderson 93 - 104 4(e) 24/0872/PP - Planning Permission - Full - Erection of a three-storey Primary School with integrated sports and assembly halls, cycle storage, parking and drop-off facilities, hard and soft landscaping and an external 3G full-size flood-lit sports pitch at Former Royal Ordnance Site - Area E1, Station Road, Bishopton by Renfrewshire Council 105 - 116
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12/03/2025 4(f) 25/0037/FUR - Further Application - Section 42 application to remove condition 3 (phasing plan) of planning permission 21/1668/PP at Inshops Managers Office, Paisley Centre, 23 High Street, Paisley by Alan Fitzpatrick Beyond Retail Property Fund Limited (C/o Montagu Evans LL) 117 - 132 4(g) 25/0018/PP - Planning Permission (Local) - Subdivision of flatted dwelling plot and erection of building comprising of four workshops/garages with associated works at Rear of 22 Knockhill Road, Renfrew by Mr Giulio Girasoli 133 - 138
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___________________________________________________________________ To: Planning and Climate Change Policy Board On: 18 March 2025 ___________________________________________________________________ Report by: Chief Executive and Director of Finance and Resources ___________________________________________________________________ Heading: Revenue and Capital Budget Monitoring 2024/25 as at 7 January 2025 ___________________________________________________________________ 1. Summary 1.1 At the close of reporting Period 10 on 7 January 2025, the projected revenue outturn at 31 March 2025 for those services reporting to the Planning and Climate Change Policy Board was an underspend position of £0.047m (7.1%) against the revised budget for the year. 1.2 There are no capital projects reporting to the Planning and Climate Change Policy Board. 1.3 This is summarised in the table below and further analysis is provided in the report and appendices. Revised Annual Budget £000 Projected Outturn £000 Budget Variance (Adv)/Fav £000 Budget Variance % Revenue Planning Services 662 615 47 7.1% 2. Recommendations 2.1 Members are requested to: a) note the projected Revenue outturn underspend position of £0.047m; and b) note the budget adjustment detailed at section 6. Item 1 Page 1 of 138
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3. Revenue Budget Projection – underspend of £0.047m by 31 March 2025 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 Development Management - £0.050m underspend This forecast position reflects the net effect of an anticipated over-recovery of planning income (£0.100m) together with an underspend in employee costs (£0.020m) set against an overspend in supplies and services (£0.070m). The overspend in supplies and services has arisen following an award of expenses relating to a previous appeal concerning the site at UWS Thornly Park Campus Site at Caplethill Road, Paisley. 5. Subjective Analysis – Significant Variances 5.1 Supplies and Services - £0.069m overspend by 31 March 2025 This reflects the impact of an award of expenses relating to a planning appeal concerning the site at UWS Thornly Park Campus at Caplethill Road, Paisley. 5.2 Income - £0.100m underspend (over-recovery) by 31 March 2025 This reflects the impact of a projected over-recovery in planning income of £0.100m (16.1% of budgeted income), with a projected break-even position on Building Standards income. 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. The third quarter of the financial year has seen a marginal improvement in the levels of planning income generated, reflecting 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 Page 2 of 138
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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’. 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. The following budget adjustment reflects the application of pay award inflation from centrally-held budgets and is therefore for noting only: Revenue Budget Adjustments Service Amount (£m) Reason Planning Services 0.078 Pay award inflation from 1 April 2024 transferred from centrally-held budgets Implications of the Report 1. Financial The projected budget outturn position for the Planning and Climate Change Revenue budget is an underspend position of £0.047m (7.1%) at 31 March 2025. 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. 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 Page 3 of 138
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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. 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. Page 4 of 138
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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 Council aims to reduce its carbon and other emissions to net zero by 2030, however there are no direct implications arising from the recommendations in this report. 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 2024/25, Council 29 February 2024 Author: Valerie Howie, Finance Business Partner Page 5 of 138
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Appendix 1 RENFREWSHIRE COUNCIL REVENUE BUDGET MONITORING STATEMENT 2024/25 1 April 2024 to 7 January 2025 POLICY BOARD: PLANNING SERVICES Objective Summary Annual Budget at Period 8 Budget Adjustments Revised Annual Budget at Period 10 Projected Outturn Budget Variance (Adverse) or Favourable Previous Projected Outturn Variance Movement £000 £000 £000 £000 £000 % £000 £000 Planning Strategy & Place 530 16 546 546 0 0.0% 0 0 Development Management 225 37 262 212 50 19.1% 0 50 Building Standards (171) 25 (146) (143) (3) (2.1%) 0 (3) NET EXPENDITURE 584 78 662 615 47 7.1% 0 47 Subjective Summary Annual Budget at Period 3 Budget Adjustments Revised Annual Budget at Period 6 Projected Outturn Budget Variance (Adverse) or Favourable Previous Projected Outturn Variance Movement £000 £000 £000 £000 £000 % £000 £000 Employees 1,598 78 1,676 1,660 16 1.0% 7 9 Premises Related 1 0 1 1 0 0.0% 0 0 Transport Related 15 0 15 15 0 0.0% 0 0 Supplies and Services 193 0 193 262 (69) (35.8%) (67) (2) Third Party Payments 0 0 0 0 0 0.0% 0 0 Transfer Payments 91 0 91 91 0 0.0% 0 0 Support Services 317 0 317 317 0 0.0% 0 0 Depreciation and Impairment Losses 0 0 0 0 0 0.0% 0 0 GROSS EXPENDITURE 2,215 78 2,293 2,346 (53) (2.3%) (60) 7 Income (1,631) 0 (1,631) (1,731) 100 6.1% 60 40 NET EXPENDITURE 584 78 662 615 47 7.1% 0 47 Page 7 of 138
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1 ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 18 March 2025 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Developer Contributions – Annual Report ___________________________________________________________________ 1. Summary 1.1 At previous meetings of the Communities, Housing and Planning Policy Board and the Planning and Climate Change Policy Board it was agreed that an annual report would be prepared detailing any monies held by the Council which had been received as a result of developer contributions relating to planning applications. 1.2 This report represents the annual report detailing developer contributions. 1.3 This report details the monies received as a result of developer contributions which are currently held by the Council. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: ▪ Notes that this report represents the annual report to the Planning and Climate Change Policy Board in respect of developer contributions; and ▪ Notes the developer contributions which are currently held by the Council. ___________________________________________________________________ 3. Background 3.1 At previous meetings of the former Communities, Housing and Planning Policy Board and the Planning and Climate Change Policy Board, it was agreed that an annual report would be prepared detailing all monies held by the Council as a result of developer contributions received in relation to planning applications. Item 2 Page 9 of 138
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2 3.2 This report represents the annual report. __________________________________________________________________ 4. Monies Held 4.1 The Council currently hold monies in respect of developer contributions which relate to a number of developments. It should be noted that recent reports presented at the Planning and Climate Change Policy Board reported some of the monies held and as such they are repeated within this report for completeness. Renfrew – Kings Inch Road/Ferry Road/Meadowside Street/Neil Street, Renfrew 4.2 £100,000 is currently held in respect of planning application 02/0660/PP for the purposes of improving road transportation links to the development at Braehead. The funds in question were secured via a Section 69 (S69) agreement. 4.3 Officers are currently considering potential projects in relation to the spend of the funds in question. 4.4 It should be noted that following the identification of a project, details will be brought to a meeting of the relevant board in due course for approvals to spend the monies. Fastlink Contributions 4.5 £26,000 in contributions has been received in respect of the proposed Fastlink public transport project in connection with various planning applications at King Inch Road, and Ferry Village, Renfrew. The funds in question were secured via S69 agreements. 4.6 It should be noted that the Fastlink project is no longer being progressed and there is now no requirement within the adopted development plan which requires planning applications to contribute to the project. 4.7 In light of the above, it is considered that the £26,000 can be utilised to aid and improve transportation links at Kings Inch Road and Ferry Village, Renfrew and therefore retaining the direct linkages to the developments concerned, 4.8 Officers are currently considering potential projects in relation to the spend of the funds in question. 4.9 It should be noted that following the identification of a project, details will be brought to a meeting of the relevant board in due course. Page 10 of 138
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3 Abbotsinch Retail Park 4.10 £40,000 is held in respect of a planning application at Abbotsinch Retail Park. The funds in question were secured via a S69 agreement. 4.11 The funds held relate to a sustainable transport contribution and more specifically require to be used towards the installation of a pedestrian crossing on Renfrew Road so as to facilitate pedestrian access to the application site from the bus stop on Renfrew Road. 4.12 The funds in question require to be spent by 1st June 2027. 4.13 Officers are currently preparing plans and designs for potential options in relation to a new pedestrian crossing on Renfrew Road, Paisley. Ferry Village, Renfrew 4.14 £50,000 is held in relation to an art fund at Ferry Village, Renfrew. The funds in question were secured via a Section 75 (S75) agreement. 4.15 Going forward consideration will be given on how best to expend the funds in question. Dargavel Village 4.16 In line with the relevant legal agreement, the Council currently hold £500,000 in relation to payments made in respect of the ongoing residential development at Dargavel. The funds in question were secured via a S75 agreement. 4.17 £100,000 is held in respect of a contribution to CCTV provision within the Dargavel development. The funds in question require to be spent or committed in full by February 2027. Officers are currently investigating options in relation to the spend of the money in question. 4.18 £100,000 is held in respect of a contribution to the upgrade of Newton Road Playing Field. The funds in question require to be spent or committed in full by February 2027. Officers are currently working with colleagues in One Ren and other local community stakeholders to progress plans in relation to the upgrade of the Newton Road Playing Field. 4.19 £300,000 is held in respect of a contribution towards measures to manage traffic movements between junctions 26 and 29 on the M8. This contribution represents the first instalment of four. The S75 agreement requires this payment to be paid to Transport Scotland who are responsible for its spend. Officers are currently seeking to make the appropriate arrangements to transfer the funds to Transport Scotland. Page 11 of 138
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4 Maxwellton Road, Paisley 4.20 £50,400 is held in respect of a planning application at Maxwellton Road, Paisley. 4.21 The funds in question were secured via a S69 agreement. 4.22 The funds held relate to an education contribution in respect of works at St. Andrews Academy. 4.23 The funds in question require to be spent within fifteen years of the date of the final completion of the development. __________________________________________________________________ 5. Future Monitoring 5.1 Monitoring of S69 and S75 agreements and monies received will continue and an annual report will be considered at the meeting of the Planning and Climate Change Board in March 2026. ___________________________________________________________________ 6. Conclusion 6.1 Funds are currently held by Renfrewshire Council in respect of the following developments: ▪ £100,000 in respect of improved road links to Braehead Shopping Centre; ▪ £40,000 in respect of a pedestrian crossing at Abbotsinch Retail Park; ▪ £50,000 in respect of an art fund at Ferry Village; ▪ £26,000 in respect of public transport improvements around Kings Inch Road/Ferry Village; and ▪ £500,000 in respect of the development at Dargavel Village including contributions to Newton Road Playing Field, CCTV and M8 capacity improvements. ▪ £50,400 in respect of education contributions at a site at Maxwellton Road, Paisley. ___________________________________________________________________ Implications of the Report 1. Financial – monies should 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 – Obligations will require to be discharged or varied where appropriate when monies have been spent, returned or agreement is reached to repurpose the funds. Page 12 of 138
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5 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 8. Health & Safety – None. 9. Procurement – None. 10. Risk – None. 11. Privacy Impact – None. 12. Cosla Policy Position – None. 13. Climate Risk – N/A. ___________________________________________________________________ DL 12/03/2025 Author: David Love, Chief Planning Officer. Tel: 07483410182; Email: david.love@renfrewshire.gov.uk Page 13 of 138
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___________________________________________________________________ To: Planning and Climate Change Policy Board On: 18 March 2025 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Local Place Plans ___________________________________________________________________ 1. Summary 1.1 Local Place Plans are community-led plans setting out proposals for the development and use of land. Introduced by the Planning (Scotland) Act 2019, these plans will set out a community’s aspirations for its future development. To encourage communities to prepare Local Place Plans the Council has prepared a How-to Guide, attends community group meetings and runs a monthly drop-in advice sessions. 1.2 A Local Place Plan fund of £100,000 has been made available in 2025/26 to support communities to prepare a plan for their area. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board approve: 1) the updated Local Place Plans How-to Guide; 2) the proposed approach to distributing the Local Place Plan fund to communities set out in Section 5 of this report; 3) delegated authority for the Head of Economy and Development, in liaison with the Convenor and Vice-Convenor of Planning and Climate Change Policy Board, to approve the allocation of Local Place Plan funding to eligible community groups. ___________________________________________________________________ Item 3 Page 15 of 138
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3. Background 3.1 Local Place Plans are community-led plans setting out proposals for the development and use of land. Introduced by the Planning (Scotland) Act 2019, these plans will set out a community’s aspirations for its future development. Once completed and then registered by the planning authority, they are to be taken into account when a local development plan is being prepared. 3.2 The Council issued an invitation to relevant community groups to prepare a Local Place Plan in May 2023, and held information sessions in March 2024. Planning staff have visited several community groups across Renfrewshire to provide presentations on Local Place Plans. Planning staff also run a monthly drop-in session with community groups interested in preparing a Local Place Plan to allow them to seek advice from the Council and each other. ___________________________________________________________ 4. Local Place Plan How-to Guide 4.1 A pilot Local Place Plan was developed for the Foxbar area of Paisley in 2018, co-produced with the local community. As part of the pilot, a Local Place Plans How-to Guide was prepared. This was at a time when the Planning (Scotland) Act 2019 was still being considered by the Scottish Parliament and the statutory basis for Local Place Plans and the associated Scottish Government Circular had not been approved yet. 4.2 The How-to Guide has now been updated to reflect the current statutory position and lessons learned from recent place strategies co-produced with local communities. 4.3 The updated How-to Guide is attached at Appendix 1. ___________________________________________________________________ 5. Local Place Plan fund 5.1 At the Council meeting of 27 February 2025, it was agreed that a fund be established to support communities to prepare Local Place Plans, with £100,000 available for financial year 2025/26. 5.2 It is necessary to establish some parameters to maximise the effectiveness of the fund in supporting the preparation of Local Place Plans and some processes to ensure that this funding can be applied for by community groups. 5.3 It is proposed that funding is capped at £10,000 per Local Place Plan. Funding will be prioritised towards Local Place Plans covering a recognised neighbourhood/community area. This could include a town or village centre. Funding will not be made available to different community groups preparing Local Place Plans for the same area. Eligible costs may include research, community consultation, professional services (e.g., planning consultants, graphical support), events/venue hire and report/webpage production. Funded Local Place Plans would need to be submitted by 31 March 2026, with Local Place Plan funding spent in financial year 2025/26. Page 16 of 138
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5.4 To apply for funding, a two-stage process is proposed. Firstly, there would be an expression of interest stage, so that the Council can be made aware of the level of interest in the fund. The second stage (the application stage) would seek additional information from each community group that has submitted an eligible expression of interest. The additional information would include what work has already been undertaken towards preparing a Local Place Plan, how the fund would be spent including a breakdown of anticipated costs, and an indicative timeline. Suggested expression of interest and application forms are attached as Appendix 2. If the fund is over-subscribed, then applications for Local Place Plan funding may need to be considered competitively with some communities not receiving the full amount sought and potentially some being unsuccessful. It is proposed that the assessment of funding bids and the allocation of funding is undertaken by the Head of Economy and Development, in liaison with the Convenor and Vice-Convenor of Planning and Climate Change Policy Board. 5.5 The indicative timeline for applying for Local Place Plan funding is as follows: • 24 March 2025 – notification of fund and publication/distribution of expression of interest form. • 18 April 2025 – closing date for submission of expression of interest forms • 25 April 2025 – invitation to apply for Local Place Plan funding sent to groups who have submitted an eligible expression of interest form. • 23 May 2025 – closing date for submission of application form. • 30 May 2025 – notify community groups of outcome of application. 5.6 A report on the allocation of Local Place Plan funding will be brought back to Board. _________________________________________________________________ Implications of the Report 1. Financial – A £100,000 Local Place Plan fund has been established for 2025/26. This will be managed by staff within the Economy and Development Service. 2. HR & Organisational Development – None. 3. Community/Council Planning – Local Place Plans are primarily focused on the development and use of land but can also have a wider remit. For this reason there is potential for Local Place Plans to be relevant for all Community Plan priorities and Council Plan outcomes. Council support for communities preparing Local Place Plans closely aligns with the ‘Place’ outcome of communities being involved in the shaping of their future and ensuring that a wide range of voices and views are heard, and with the ‘Well’ outcome of the Community Plan which has a priority of enabling communities to have their voice heard and influence the places and services that affect them. Page 17 of 138
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4. Legal – The Council has met legal requirements with regard to inviting local communities to prepare Local place Plans and providing information on assistance available. The Councill will update local communities on the date by which Local Place Plans are to be submitted for them to be taken account of in the preparation of the Local development Plan. 5. Property/Assets – No direct implications, although funded Local Place Plans could include proposals for Council property/assets. 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. Local Place Plans are community- prepared plans. This report relates to funding being made available to community groups to help support the preparation of plans. All eligible community groups will be able to apply for Local Place Plan funding. 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 – There would be no direct procurement by the Council. Community groups would be required to demonstrate best value in the use of funds, including the procurement of professional support to help prepare Local Place Plans. 10. Risk – There is a risk that a funded community group does not produce a Local Place Plan. This will be mitigated by the careful management of fund payments to community groups by Council staff. 11. Privacy Impact – None. 12. Climate Risk – None. 13. Children’s Rights – The Local Place Plan fund has the potential to have a positive impact on children’s rights if community groups that have been awarded funding include consultation with children and young people in its Local Place Plan process. This would support UNCRC Article 12 – respect for the views of the child. 14. Cosla Policy Position – None. _______________________________________________________ Appendices Appendix 1 – Renfrewshire Local Place Plan How-to Guide Appendix 2 – Suggested expression of interest and application forms for Local Place Plan fund. Page 18 of 138
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List of Background Papers None ___________________________________________________________________ AW 12 March 2025 Author: Alan Williamson, Strategy & Place Manager, alan.williamson@renfrewshire.gov.uk, 07811 053968 Page 19 of 138
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1 Local Place Plans ‘How To’ Guide‘How To’ Guide Page 21 of 138
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‘How To’ Guide for Local Place Plans in Renfrewshire 2 CONTENTS Summary 3 1 What is a Local Place Plan? 4 2 Why prepare a Local Place Plan? 6 3 Getting ready 8 4 Preparing the Local Place Plan 10 5 How should a Local Place Plan look? 16 6 Delivering the Local Place Plan 20 Page 23 of 138
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3 Summary The Planning (Scotland) Act 2019 provides for the introduction of Local Place Plans. This reflects a new approach which considers land use planning and community action, supporting local people to become more involved in shaping their places. The Council supports the principle of Local Place Plans and is keen to support communities across Renfrewshire in preparing Local Place Plans to shape their neighbourhoods. This ‘How To Guide’ explains the key requirements of a Local Place Plan and steps in their preparation. The Guide is based on the experience of early plans developed with communities across Renfrewshire, including the neighbourhoods of Foxbar and Ferguslie Park in Paisley. Page 24 of 138
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‘How To’ Guide for Local Place Plans in Renfrewshire 4 1 What is a Local Place Plan? Page 25 of 138
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5 Actions Area Aspiration Inclusive Local Place Plans present local areas spatially. They outline areas of potential change, identify enhancements and prioritise areas of vacant or derelict land for new or alternative uses. Plans should also assist the Council and Community Planning Partners to have an improved understanding of local aspirations. This will help to align community and land use planning to achieve better outcomes. Geographical Focus Plans should relate to a recognisable area or community, for example a neighbourhood or village. Reflect Community Aspirations Plans should be prepared by or with the local community. They must be led by local communities, to ensure that they reflect community aspirations. Inclusive Engagement Community engagement to inform the plan must be as broad as possible, ensuring that everyone has an opportunity to be involved. Community Vision Plans require to reflect the local vision for the area. In setting out the vision it is important to note that Local Place Plans must have regard to the spatial strategy and policies within the Renfrewshire Local Development Plan. Action Focus It is important that plans focus on delivery of the community vision and contain a series of actions. These should be realistic and capable of being delivered. Actions within the plan will assist in identifying resources or priorities for delivery. Page 26 of 138
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2 Why Prepare a Local Place Plan? Page 27 of 138
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7 Renfrewshire Council and its partners strongly support empowering local communities to have a greater say in the design and enhancement of their places. The preparation of a Local Place Plan provides an opportunity for communities to work with the Council and Community Planning Partners to strengthen the look and feel of their place. Once validated and registered by the Council, Local Place Plans are taken into account in the preparation of the Local Development Plan. Shaping the Local Community A plan can include physical, social, economic or environmental actions which reflect the aspirations of a local community. Support Community Action The process of preparing a Local Place Plan can support and stimulate community action. The plan can provide a framework for actions which are delivered by the community with assistance from partners and in turn help to secure funding. Demonstrating Aspirations In clearly showing community aspirations for an area, the plan will help the Council, Community Planning Partners and funding organisations to better understand local issues. Partnership Working Preparation of the plan can assist in creating positive and strong relationships within the local community and with partners such as the Council and Community Planning organisations. This in turn stimulates and supports delivery of identified actions. Community Engagement Delivery of Outcomes RENFREWSHIRE COMMUNITY PLANNING PARTNERSHIP Our Renfrewshire Renfrewshire’s Community Plan 2017-2027 Our Renfrewshire is the Community Plan for the ten years 2017-2027 and is also Renfrewshire’s Local Outcome Improvement Plan, as required by the Community Empowerment (Scotland) Act 2015. Renfrewshire’s Community Plan 2017 - 27 Renfrewshire Local Development Plan (LDP2) 2021 National Planning Framework (NPF4) Local Place Plan Page 28 of 138
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3 Getting Ready Page 29 of 138
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9 There are a number of key steps to be considered ahead of a decision to prepare a Local Place Plan. This includes identifying key stakeholders and ensuring that sufficient commitment, support and funding is available. One community group should act as ‘lead’ organisation. This could involve chairing a local steering group of all interested organisations and bringing everyone together. Constituted groups such as Community Councils or Community Development Trusts are ideally placed to take this role. Local Place Plans must be prepared by a community-controlled body as defined by the Community Empowerment (Scotland) Act 2019 or a community council. At the start of the process, it is important that the timescales involved in preparation and delivery of the plan are considered. While the plan may require around 6 months to prepare, delivery may be over several years. It is also important to engage the Council and other partners at an early stage in the process to secure support and guidance. Early Discussion Discussions between community partners should take place to identify support for a plan, the potential scope and the level of resources and commitment needed. Resources Sufficient resources need to be in place to produce the plan. This could include financial resources, staff time or volunteer capacity. Specialist support may also be required to assist with design, graphics or community engagement. Guiding the Plan Process To guide preparation of the plan, a small Steering Group should be established. This should include a mix of representatives from the local community. Getting Started As an initial step, a month by month programme for preparing the plan will be required. This should carefully consider how to engage with and involve the local community in the plan. Getting Ready 12 Months Ten Years Preparing the Plan Flexible Delivery 1 2 3 4 5 6 7 8 9 10 11 12 Ten years + Page 30 of 138
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4 Preparing the Local Place Plan Page 31 of 138
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11 This section sets out how a Local Place Plan might be prepared. It is important to note that there is no ‘correct’ approach and that this can be designed to reflect individual communities and local context. The approach identified in the example adjacent shows a typical six month process over three discrete stages. Each stage has a number of key steps, shown on the following pages. 1 ASPIRATIONS & ISSUES Understanding the Local Community 2 SETTING THE AGENDA Develop Local Place Plans through community engagement 3 MAKING IT HAPPEN Transition to delivery Initial Engagement Establish steering group with community representation Agree community engagement Meet key organisations Online engagement Research Understand previous studies Socio-economic analysis Map community activities Identify opportunities and constraints Drop-in 1: Vision, Ideas & Projects What are our long term aspirations? What should the community be like in the future? What are the individual projects? What should we focus on? Drop-in 2: Actions Refine projects from previous community engagement. What will have the most impact? Who wants to be involved? Finalising the Plan Steering Group agree content and sign off plan Collaborative Delivery Community works with partners to deliver plan Page 32 of 138
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‘How To’ Guide for Local Place Plans in Renfrewshire 12 1 ASPIRATIONS & ISSUES Understanding the Local Community 2 SETTING THE AGENDA Develop Local Place Plans through community engagement 3 MAKING IT HAPPEN Transition to delivery 1 ASPIRATIONS & ISSUES Understanding the Local Community The aim of this stage is to begin to understand the local community and local context, as a basis for the plan. Previous Engagement A useful starting point is to determine whether previous consultation exercises have been undertaken within the area in recent years. This can provide helpful information on active local community groups, issues and aspirations. Desktop Research Reviewing background information and documents will also be helpful in understanding the local area. This can include data from the census and Scottish Index of Multiple Deprivation (SIMD) and documents such as the Renfrewshire Local Development Plan, Renfrewshire Community Plan and other Community Planning Partner plans and strategies. Community Engagement Plan Effective community engagement is crucial to the success of the plan. This should seek to include as many sections of the community as possible, using a range of techniques, locations and times. The table overleaf shows a typical approach to consultation. There are many sources of good practice in community engagement online, including a number of web-based resources specific to Scotland:- PAS SP+EED National Standards for Community Engagement Place Standard Early Meetings As an early part of the community engagement plan, discussions with community groups, businesses and Community Planning Partners will give helpful insights into local issues and community activity. Early meetings will also be helpful in raising awareness of the plan with local people. Page 33 of 138
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13 Description Participants Local organisations One to one contact. Discussions may include:- What is the organisation already doing locally? What are their aspirations? How might the plan help to deliver their objectives? Ask all to promote the development of the Plan. Key community organisations. This could include the local Community Council, Community Centres and those using community facilities, libraries, shops, churches and those using church halls, uniformed youth organisations, care homes. Councillors Briefing meeting and subsequent contact as required. Local Ward Councillors Community Planning Partners and other stakeholders One to one contact. Discussions may include: What is the organisation already doing locally? What are their aspirations? How might the plan help to deliver their objectives? How might they help to deliver the plan? Key organisations and local stake- holders. This could include Council Services, Engage Renfrewshire, local Housing Associations, emergency services, Health and Social Care Partnership, Renfrewshire Leisure and third sector organisations. Community survey Short survey suitable for all ages. Distribute online and hard copy via community groups, local network, social media and local ‘on street’ events. Potential to combine with event flyer. Everybody in the local community Schools and youth organisations Sessions and or/surveys to help understand aspirations. Primary and Secondary Schools Youth groups ‘On Street’ Events Events at key local facilities such as shops, community halls, community events, bus stops, local library and health clinics. Use discussions to complete surveys and distribute flyers. Everybody in the local community Social Media Regular publicity and updates. Use existing pages or create a new page if appropriate. Link to others to increase publicity and aware- ness. Everybody in the local community Desktop Research and Analysis Review of any previous studies, Council and Community Planning Partner plans and strategies. Review of opportunities and constraints. Place Plan Steering Group. Example of Typical Stage 1 Activities Page 34 of 138
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‘How To’ Guide for Local Place Plans in Renfrewshire 14 14 The aim of this stage is to develop the plan with the local community, building on early engagement. Approach and Priorities It is important the local community set the approach and priorities for the plan – they should set the agenda for the future of their place. At the same time key stakeholders such as the Council, Community Planning Partners and key stakeholders must also be actively involved to assist in the production and delivery of the plan. Encouraging Engagement The plan should be developed through a series of well promoted events and online engagement. The aim should be to encourage as many people as possible to participate. Careful thought should be given to the sequence and format of events – welcoming and more informal ‘drop in’ events are often the most successful. Social media can also be very effective form of engagement. Communicating Ideas Using graphics such as drawings, plans and images is often the best and most simple approach to communicate ideas. Examples are shown in Section 5. 1 ASPIRATIONS & ISSUES Understanding the Local Community 2 SETTING THE AGENDA Develop Local Place Plans through community engagement 3 MAKING IT HAPPEN Transition to delivery 2 SETTING THE AGENDA Develop Local Place Plans through community engagement Page 35 of 138
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15 The aim of this stage is to prepare the plan and move towards delivery. Finalising the Plan The plan should be based on outcomes from community engagement, with content agreed and finalised by the Steering Group. Ideally, the plan should be a short, visual document to help communicate ideas and priorities quickly. Vision The plan should set a long term vision for the area (5-10 years) and deliverable actions, with enough flexibility to accommodate changing circumstances over that time. This should help the Council and Community Planning Partners to inform their plans and strategies. Be Realistic The focus of the plan should be on priorities and actions which are deliverable. Short term actions and ‘quick wins’ will help to deliver the plan and build momentum. More ambitious, long term actions can also be included even though resources might not yet be available. In considering longer term actions, the key is to consider whether a realistic delivery route may exist in the future. Community Led Action The focus of Local Place Plans should be on the local community – how it can lead on actions and change the neighbourhood. Promote the Plan Once the plan is complete, this should be circulated and promoted widely within the local community and key partners. This is important to help generate community support and mobilise local groups and volunteers to deliver projects. 1 ASPIRATIONS & ISSUES Understanding the Local Community 2 SETTING THE AGENDA Develop Local Place Plans through community engagement 3 MAKING IT HAPPEN Transition to delivery 3 MAKING IT HAPPEN Transition to delivery Page 36 of 138
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5 How Should a Local Place Plan Look? Page 37 of 138
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17 The Planning (Scotland) Act 2019 requires that Local Place Plans must:- • Identify the community body which produced the plan • Contain a map of the area covered by the plan • Contain a statement of proposals for the development of use of land • Identify the land and building subject to proposals There are a variety of ways to achieve this and no ‘correct’ approach on the look of a place plan. Generally, plans will share some similar elements and should where possible be visual in showing ideas and actions. Short and Succinct Plans should be written in a way which avoids jargon and be as short and succinct as possible. Typical content might include:- community assets and aspirations, overall vision, priority projects and delivery. Graphic and Visual Plans should be highly visual, using graphics, plans and diagrams to communicate main points. Detailed information considered important can be included within appendices. Local Context Each plan should reflect local context and community aspirations. Renfrewshire is a diverse area and each community has unique assets and aspirations. Vision Each plan should have an overall vision which captures community aspirations for the future, and specific individual actions to assist in achieving that vision. Actions should be flexible enough to adjust to changing circumstances. 1 - The Making of: Ferguslie Park - sketch diagram Page 38 of 138
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‘How To’ Guide for Local Place Plans in Renfrewshire 18 2 2 - Sample Projects Matrix Priority projects should be developed during the engagement process. Using symbols and colours is a simple way to illustrate the actions and their link to the vision for the area. Page 39 of 138
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3 4 5 4 / 5 - Sample Project: Civic Squares Each priority project should be allocated a page within the document, with mapping and images used to explain the key information. This project page was accompanied with a summary and visualisation to illustrate the future aspirations. 3 - Sample Key Plan Each of the “priority projects” should be mapped onto a key plan. This approach is a clear and visual way of communicating outcomes. Page 40 of 138
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6 Delivering the Plan Page 41 of 138
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21 Delivery of the plan is just as important as preparation and it is important to move quickly from planning to action. Quick Wins It is important to identify at least one action which can be delivered easily and quickly – for example a litter pick. This will demonstrate success, build momentum and encourage more people to get involved. Working Together The local community and key stakeholders should continue to work together to support delivery of actions in the plan. Changing the role of the Steering Group to a Delivery Group is a good way of doing this. Communication Communicating progress with the plan and successes is also key, and can be through a variety of means. Good communication and delivery of actions is vital to building momentum, support and capacity within the local community and key stakeholders. Page 42 of 138
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‘How To’ Guide for Local Place Plans in Renfrewshire 22 The Council is keen to encourage local communities to produce their own Local Place Plans. If your community is interested, please contact: Strategy and Place Team Chief Executive’s Service Renfrewshire Council localplanconsultation@renfrewshire.gov.uk Page 43 of 138
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Local Place Plan fund – expression of interest form 1. Name of community group seeking funding and leading on the preparation of the Local Place Plan 2. Contact details for community group seeking funding 3. Is this a community council or a community-controlled body within the definition in section 19 of the Community Empowerment (Scotland) Act 2015 (https://www.legislation.gov.uk/asp/2015/6/section/19). Groups will be required to answer yes to this question to have their expression of interest accepted. 4. Please confirm that you have read the following documents Planning Circular 1/2022: Local Place Plans ☐ (https://www.gov.scot/publications/circular-1-2022-local-place-plans/) Renfrewshire Council Local Placer Plan How-to guide ☐ (https://www.renfrewshire.gov.uk/article/8667/Local-Place-Plans) Groups will be expected to have read these documents to have their expression of interest accepted. 5. Please describe the boundaries of the area to be covered by the Local Place Plan. Funding will be prioritised towards Local Place Plans covering a recognised neighbourhood/community area. This could include town or village centres. Funding will not be provided to different groups seeking to prepare separate Local Place Plans for the same area. In this situation, groups will be encouraged to collaborate on a single bid and plan. 6. How much funding is being sought to support the preparation of the Local Place Plan? Funding awards will be capped at £10,000 per Local Place Plan. 7. What is the estimated date for submission of your Local Place Plan to the Council? Local Place Plan funding will need to be claimed and spent in financial year 2025/26 (ending 31/03/2026) and Local Place Plans submitted to the Council no later than 31 March 2026. Appendix 2 Page 44 of 138
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Local Place Plan fund – application form 1. Name of community group seeking funding and leading on the preparation of the Local Place Plan 2. Contact details for community group seeking funding 3. Is this a community council or a community-controlled body within the definition in section 19 of the Community Empowerment (Scotland) Act 2015 (https://www.legislation.gov.uk/asp/2015/6/section/19). Groups will be required to answer yes to this question to have their application considered. 4. Please confirm that you have read the following documents Planning Circular 1/2022: Local Place Plans ☐ (https://www.gov.scot/publications/circular-1-2022-local-place-plans/) Renfrewshire Council Local Placer Plan How-to guide ☐ (https://www.renfrewshire.gov.uk/article/8667/Local-Place-Plans) Groups will be expected to have read these documents to have their application considered. 5. Please describe the boundaries of the area to be covered by the Local Place Plan. Funding will be prioritised towards Local Place Plans covering a recognised neighbourhood/community area. This could include town or village centres. Funding will not be provided to different groups seeking to prepare separate Local Place Plans for the same area. In this situation, groups will be encouraged to collaborate on a single bid and plan. 6. How much funding is being sought to support the preparation of the Local Place Plan? Funding awards will be capped at £10,000 per Local Place Plan. 7. Please advise what discussions and/or work has already been undertaken by your group towards preparing a Local Place Plan, including any evidence of community need, support and involvement. Please include names of the core group who will be leading the preparation of the Local Place Plan. Page 45 of 138
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8. Please outline how the fund would be used to support preparation of your Local Place Plan? Eligible costs may include research, community consultation, professional services (e.g., planning consultants, graphical support), events/venue hire and report/webpage production. Please include an indicative breakdown of how the fund will be used. 9. Please set out an indicative timeline for preparing your Local Place Plan including completion dates for key stages. Local Place Plan funding will need to be claimed and spent in financial year 2025/26 (ending 31/03/2026) and Local Place Plans submitted to the Council no later than 31 March 2026. If the fund is oversubscribed, Council Officers may seek discussions to seek further information on your proposed Local Place Plan fund application including your organisation’s understanding of, and readiness to undertake the process, and greater detail on how the fund is to be spent. Page 46 of 138
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 18th March 2025 Reference No 22/0471/PP Application Type Planning Permission Proposal Erection of petrol filling station, EVC charging points, Class 1 retail unit, Class 3 (coffee shop), car parking, associated facilities, landscaping, infrastructure works and new junction access Location Site on Northern Boundary of Roadhead Forge, Beith Road, Lochwinnoch Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Lochwinnoch Community Council Applicant Euro Garages Ltd 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=REBWRJMWI6P00 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 local residents deem the proposed development to be controversial. Proposal This application seeks planning permission for a roadside services area comprising a petrol filling station and electric vehicle charging points, with associated retail and drive-thru provision alongside a separate Class 3 drive-thru unit, car parking, landscaping, infrastructure works and the formation of a new junction access, on land adjacent to the A737 Roadhead Roundabout, Lochwinnoch. The petrol filling station (PFS) and associated retail/café unit would be located to the north of the site and would be a single storey unit. The PFS unit would provide a range of convenience goods together with motor vehicle goods alongside a drive-thru provision. The gross floor area of the unit would be approx. 515sqm with an estimated sales area of 360sqm. The PFS would be approx. 5.23m high sloping down south to north to approx. 3.8m high. The building would measure 17m x 35m. The proposed Class 3 café drive-thru unit would be located on the eastern area of the site close to the EVC bays and would comprise of a gross floor area of approx. 219sqm. The unit would also be single storey with a maximum height of 5.8m. Finishing materials to both units would be cement panels, aluminium panels and timber cladding with glazing. 8 electric vehicle charging points would be provided within the site together with 4 disabled bays and 49 standard parking spaces. Sheffield cycle racks would also be provided. The site would be accessed from the south of the site at Auchengrange Hill where local widening is proposed to accommodate a new all movements priority access junction. A footway link would also lead into the site from Auchengrange Hill together with an additional pedestrian link connecting to the existing pedestrian/cycle route to the west. Item 4(a) Page 47 of 138
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Site Description The site is located to the east of Lochwinnoch and is situated adjacent to the Roadhead Roundabout, at the junction of the A737/A760 and is rectangular in shape, extending to approximately 1.75 Ha. Auchengrange Hill runs parallel along its southern boundary. Immediately to the south of the site (along the A737) are existing business/industrial units, with dwelling houses located in a linear pattern to the south of these premises. A small unofficial layby/parking area is located to the east of the site, which provides separation between the A737 trunk road; this area comprises the tarmacked surface of the former Auchengrange Hill road, which is used as a formal cyclepath (National Cycle Route 7) and a landscaped area. The site is currently in agricultural use and is enclosed by hedgerows on all boundaries. Beyond the hedgerow, the Auchengrange Hill road aligns the site to the south. Agricultural fields adjoin the site's northern and eastern boundaries. 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. Initial discussions were had prior to the submission of the application. Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: Updated plans have been submitted through the course of the consideration of the application mainly focusing on changes to the internal layout. Site History The planning history for the site is as follows; Application No: 07/1126/PP Description: Conversion of outbuilding to create a dwellinghouse. Decision: Granted subject to conditions. Application No: 06/0705/PP Description: Conversion and extension of existing outbuilding to form 1.5 storey dwelling house. Decision: Withdrawn Application No: 12/0453/PP Description: Erection of three 1.5 storey terraced dwellinghouses Decision: Refused Application No: 13/0180/CL Description: Certificate of lawfulness for use of land for the siting of one caravan (defined as 'caravan 1' on plans) Decision: Grant Application No: 22/0577/EA Description: Request for EIA Screening Opinion on Roadside Services Area Comprising Petrol Filling Station and EVC Charging Points, Ancillary Retail Unit (including a Drive-Thru facility), Class 3 (Food & Drink) Drive-Thru Unit, Car Page 48 of 138
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Parking, Associated Facilities, Landscaping, Infrastructure Works and New Junction Access Decision: Withdrawn Application No: 22/0580/EA Description: Request for an Environmental Impact Assessment screening opinion for a Erection of petrol filling station, EVC charging points, Class 1 retail unit (including drive-thru facility), Class 3 (food & drink) drive-thru unit, car parking, associated facilities, landscaping, infrastructure works and new junction access Decision: Environmental Assessment Not Required. Consultations ▪ Glasgow Airport Safeguarding – Consultation response not available at the time of writing the report. ▪ Chief Executive's Service (Roads Development) – Object to the proposal as it fails to demonstrate a safe walking, wheeling and cycle connections to and from Lochwinnoch. Further details are also sought with regards to queueing space onto Aucherange Hill, swept paths and internal operation of the drive-thru window. ▪ Transport Scotland – Do not advise against the granting of planning permission. ▪ National Air Traffic Services (NATS) – No objections. ▪ Muirshiel Country Park – Concerns over appearance of proposed buildings and lighting in rural setting and proximity to other retail services in urban setting at Beith, Kilbirnie, Johnstone and Linwood. Potential for pollution of water courses. Only one bird survey has been carried out. ▪ Environment, Housing & Infrastructure (Env. Protection) – No objections subject to conditions with regards to lighting specification, a Noise Impact Assessment, site investigation, remediation and verification conditions. ▪ Lochwinnoch Community Council – Object on the basis that the proposals are contrary to the provisions of Adopted Local Development Plan 2021 Policy ENV1, the excessive no. of EVC units, site access, congestion, no safe pedestrian crossing, impact of retail element on Lochwinnoch Town Centre, lack of mains water supply or connection with foul water drainage, pumps too close to access road. Representations The application has been publicised in line with the requirements of the relevant legislation. Sixty-three representations have been received in respect of the proposed development. Fifty- eight of the representations (eight of which comprise a pro-forma letter) object to the proposed development, while five representations are submitted in support of the proposals. The issues raised in the objections can be summarised as follows, with these considered in detail in the assessment section below: ▪ Proximity to RSPB reserve. ▪ Impact on traffic. ▪ There are already petrol stations along the route in Johnstone and also Beith. ▪ Concerns over development within the greenbelt and precedent. ▪ Disturbance during construction. Page 49 of 138
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▪ Impacts on property value and loss of views. ▪ Impact on existing businesses. ▪ Not in-keeping with surrounding area including the setting of Lochwinnoch Conservation Area. ▪ Promotion of fossil fuels. ▪ Concerns over litter. ▪ Noise and light pollution. ▪ Pollution through leaks. ▪ No significant benefit to local economy. ▪ Lack of planning transparency and consultation. ▪ Traffic Assessment not accurate. ▪ Buildings and structures are not designed to support the principles of low carbon generating technology to reduce emissions. The issues raised in the letters of support can be summarised as follows: ▪ The development would be a positive amenity for the village of Lochwinnoch and would provide a facility which is currently lacking (car charging, drive-thru and filling station). ▪ The proposal would provide jobs. ▪ The proposal would make use of the land. ▪ There would also be a negligible impact on the road network. Policy Context In making any determination under the Planning Acts, regard is to be had to the statutory development plan unless material considerations indicate otherwise. In this instance the statutory 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 P1 – Tackling the climate ▪ Policy 8 - Green belts ▪ Policy 13 - Sustainable transport ▪ Policy 14 - Design, quality and place ▪ Policy 18 - Infrastructure first ▪ Policy 22 - Flood risk and water management ▪ Policy 27 - City, town, local and commercial centres ▪ Policy 28 – Retail ▪ Policy 29 Rural development 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 C2 - Development outwith Renfrewshire's Network of Centres ▪ Policy I1 - Connecting Places ▪ Policy I3 - Flooding and Drainage ▪ Policy I7 - Zero and Low Carbon Buildings Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance Page 50 of 138
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▪ New Development Supplementary Guidance 2022. ▪ Delivering the Environment Strategy: Green Belt Development Criteria and Noise. ▪ Delivering the Centres Strategy: Hot Food; Public Houses; Licensed Venues and Amusement Arcades. ▪ Delivering the Infrastructure Strategy: Connecting Places; Flooding and Drainage; and Provision for Waste Recycling in New Developments. Material Considerations ▪ Chief Planners letter of 8th February 2023. ▪ PAN 75 – Planning for Transport. 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: ▪ Planning Statement: The Planning Statement provides details on the site context, planning history, pre-application consultation, development description, legislative and planning policy context and planning policy assessment. ▪ Transport Assessment: Provides details on site access, internal arrangements, parking provision, development trip generation and anticipated highway impacts. ▪ Travel Plan: Provides details on the anticipated roads and transportation issues related with the development. ▪ Tree Survey: Provides details of a tree survey, arboricultural implications assessment, mitigating proposals, tree losses and planting and method statement. ▪ Landscape Visual Appraisal: Considers the impact of the development on the surrounding landscape and settlement character. ▪ Geo Environmental Assessment: Presents the findings of a combined Phase I Desk Study and Phase III Intrusive Investigation to determine ground conditions, establish if there are any environmental risks associated with the site and its development. ▪ Flood Risk Assessment: Concludes that the proposal is classified as "least vulnerable uses" and is appropriate and sustainable with regards to flood risk. ▪ Drainage Strategy: Contains details to ensure surface water runoff would be effectively managed close to source and would not increase flood risk to others. ▪ Extended Phase 1 Habitat Survey: The findings of the Phase 1 Habitat Survey do not require further protected species surveys however recommendations are detailed with regards to nesting birds and habitat enhancement. 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) Page 51 of 138
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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. 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. As the application site in this case is situated at a rural location which is designated as green belt in the adopted Renfrewshire Local Development Plan (LDP), Policy 8 and Policy ENV1 of the LDP are relevant to the assessment of this application as they set out specific circumstances in new will be supported in principle in green belt and rural areas. A summary of acceptable development includes: ▪ Development associated with agriculture, woodland creation, forestry and existing woodland; ▪ Residential accommodation required and designed for a key worker in a primary industry within the immediate vicinity of their place of employment; ▪ Horticulture; ▪ Outdoor recreation, play and sport or tourism uses; and developments that provide opportunities for access into the open countryside; ▪ Flood risk management; ▪ Essential infrastructure or new cemetery provision; ▪ Minerals operations and renewable energy developments; ▪ Intensification of established uses; ▪ The reuse, rehabilitation and conversion of historic assets; or ▪ One-for-one replacements of existing permanent homes. The applicant’s state that Policy ENV1 supports types of development which are essential infrastructure and given the lack of modern on-line roadside services on the A737 strategic road network, it is their view that the proposal would accord with Policy ENV1 as essential infrastructure. However, it is considered that the applicant has failed to demonstrate that the retail/commercial elements of the proposal would not generate significant footfall and given the scale, nature, function and role of the retail/café element of the proposal when taken into the context of the overall development, it cannot be considered ancillary to a roadside services use and has characteristic of a standalone retail/café facility (the scale of the retail/café element in the context of the wider development is considered in more detail further in the assessment section below with regards to Policy 27 in relation to floorspace). As such, it is considered that it has not been demonstrated that the proposed development relates to any of the above developments as an acceptable greenbelt use. The proposal would therefore not comply with Policy 8 and ENV1. Notwithstanding this, the New Development Supplementary Guidance, Green Belt Development Criteria sets out several criteria against which all development proposals within the green belt will be assessed against. When the proposal is assessed, the following conclusions (set out in bold below) can be made in response to each of the criteria: Page 52 of 138
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▪ There would be no loss of prime quality agricultural land or of lesser quality 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. ▪ Traffic and access infrastructure can be sensitively accommodated - Discussions with the applicants and the Council’s Chief Executive Service (Roads Development) have taken place around improved connectivity to Lochwinnoch whereby Roads Development have requested a toucan crossing over the A737 and the upgrading and widening of the A760 Largs Road footway to connect the site with the existing railway station cycle route from the village at the RSPB bird reserve junction. Improved railway crossing facilities for pedestrians and cyclists has also been also sought. The applicants state that the improvements sought to facilitate access to the RSPB reserve would not be feasible. It is considered that the wider improvements sought to the RSPB reserve would not be proportionate due to the scale and the nature of the development proposed. However, although a footway link would also lead into the site from Auchengrange Hill together with an additional pedestrian link connecting to the existing pedestrian /cycle route to the west, there are concerns with regards to safe pedestrian/cycling connectivity over the A737 to and from the site. As detailed above, Roads Development have requested a toucan crossing. The applicants have stated that they would be agreeable to considering potential improvements to the existing informal means of crossing over the A737. However, no tangible or formalised details have been provided or presented for assessment as part of this application. As such, it is considered that safe walking, wheeling and cycle connections to and from the site have not been demonstrated. As such, the proposal would not comply with this criterion. ▪ No significant effects on public water supply and water environment from any pollution risk – A Geo-Environmental Assessment was submitted which did not identify risks on public water supply and water environment. ▪ The development links to existing green network and active travel routes or provides new enhanced routes – As discussed above, although a footway link would also lead into the site from Auchengrange Hill together with an additional pedestrian link connecting to the existing pedestrian /cycle route to the west, there are concerns with regards to safe pedestrian/cycling connectivity over the A737 to and from the site. It is therefore considered that the proposal would not comply with this criterion. ▪ Proposals to protect and provide access to open space have been incorporated - The proposal would not impact on any existing access to open space. However, it is considered that the proposal would result in the loss of an area of designated green belt land and as previously outlined, this is contrary to policies of the development plan. ▪ 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 – A Landscape and Visual Impact Appraisal (LVA) was submitted which identifies the area as a combination of “Broad Valley Lowland and Rugged upland Farmland Landscape Character Type.” There are no local landscape designations, National Nature Reserves, National Parks or Page 53 of 138
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Country Parks located within the study area, however, Lochwinnoch Nature Reserve lies approx. 1km to the west of the site. It is considered that the visibility of the application site is limited due to the screening effects of local landform (the application site is located on relatively low-lying ground, falling to the east). It is concluded that the proposed development would not adversely impact the quality, character, landscape setting or impact open space. ▪ It can be demonstrated that there is careful consideration of the siting, design, scale and grouping of any buildings and infrastructure – The general layout of the site is dictated by the functional need to service vehicles. The simple form of the café and retail unit, and the proposed materials, consisting of timber and concrete cladding and glazing, are not considered to be particularly ominous. Landscaping around the edge of the site would soften the impact of the proposal. Whilst visible from locations further afield, the scale and design are not considered to pose any significantly detrimental landscape impact due to its position adjacent to the large roundabout. The layout, siting and design is does not conflict with this criterion and is 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. One tree would be removed due to ash dieback. However, landscape mitigation is proposed, and this includes retention and protection of existing trees on the site boundary. Appropriate arboricultural management of the existing trees would be carried out, planting of new hedgerows and the formation of a landscape buffer to establish a better interface with the countryside and screen/filter views of the development. ▪ There are adequate services available for the development, or this can be provided – Given the proximity of the strategic road network and Lochwinnoch, services would be available. ▪ There is no significant detrimental effect on identified nature conservation interests, including species and habitats - The applicant has submitted a Phase 1 Habitat Survey which confirmed that no non-statutory protected species existed on the site at that time. Although the proposal would result in the loss of habitats, there would be retention of the majority of the existing hedgerows and proposed landscaping. Given the Habitat Survey was undertaken in 2022, It is considered appropriate to attach a condition to any grant of planning permission to ensure that up to date surveys are undertaken and submitted to the council for consideration and approval. NPF4 provides a basis for the high-level management of drive through locational choices and sets out a planning policy approach whereby new drive-thru developments which do not meet certain locational criteria will not be supported. Policy 27 (d) sets out that drive-thru developments will only be supported where they are specifically supported in the LDP. The Adopted Local Development Plan does not have a policy on drive-throughs. Nevertheless, the Chief Planners letter of the 8th of February 2023 confirms that Policy 27 (d) was not a moratorium on such developments and that the intent of the policy was to ensure that this type of development is considered as an integral part of the wider development plan. The letter reiterates that in situations where the Adopted LDP does not Page 54 of 138
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have specific drive-thru sites allocated, decisions will depend on the facts and circumstances of each case and regard should be given to wider policies within NPF4 and the statutory development plan. The Planning Service has taken into consideration the Chief Planners letter when assessing this development in relation to Policy 27 of NPF4. The applicant states that whilst the proposal includes elements that if provided by themselves, would constitute retail, the proposal is for a roadside facility which are generally accepted are not suitable for a town centre location because their entire purpose is to serve the needs of those travelling on the strategic and other road network. The proposal is to serve the safety and welfare needs of motorists, and for it not to be a destination in its own right for those who are not motorists. The fact that these facilities are not immediately accessible by pedestrians and cyclists from Lochwinnoch demonstrates that it will meet the needs only of those who it is designed to serve, and not of those who can and should access other retail outlets and cafes in the village. Policy 27(b) relates to uses that would ‘generate significant footfall’. As detailed above, the applicant states that the proposal is for a roadside facility and as such the proposed use would not fall within the scope of this policy. The applicant states that the retail/café would primarily provide a facility for those utilising the PFS and the electric charging facilities. It is however, considered that the applicant has failed to demonstrate that the retail/café elements of the proposal would not in itself generate significant footfall which would require consideration against Policy 27. The retail element is for a 515sqm store selling convenience goods. Given the site location at the edge of Lochwinnoch it is likely that the retail store could also be used by people from the village and would not solely be used as roadside services. PAN75 (Annex F) provides a useful description of facilities that would be expected to form part of roadside services, this includes retail use, but it is recommended that: ‘Provision be limited to a single unit of up to 200 square metres net floorspace to be treated as a maximum prior to planning authorities setting actual limits in development plans dependent on local circumstances, e.g. for service areas in particular locations of national tourist significance more or larger retail units may be permissible where this will not conflict with environmental objectives; all retail activity is to meet the reasonable needs of travellers only.’ There is no Development Plan policy which specially relates to roadside services and as such no limits have been set in terms of the scale of use that would be appropriate in Renfrewshire. Notwithstanding this, in considering the scale, nature, function and role of the retail/café element in the context of the wider development, it is not considered to be ancillary or subordinate. Without specific policy support for roadside services in Policy 8 and ENV1 and given the location and scale of the proposed retail/café use it is considered necessary to assess the proposal against both of Policy 27 in NPF4 and Policy C2 in the Renfrewshire Local Development Plan. In terms of Policy 27 and C2 it is considered that the submitted sequential test is reasonable and that the proposal would not have a significant detrimental impact on the viability and vitality of the network of centres identified in LDP2 therefore the development would also comply with Policy 28 (d) and 29 of NPF4 as it could contribute positively to the viability and diversity of the local rural economy. Notwithstanding this, policy C2 also requires proposals to demonstrate that it is accessible by a choice of sustainable transport modes. The proposal has failed to demonstrate this. While the applicant states that this is not required for a roadside service, it is considered that there Page 55 of 138
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is not a policy position that supports this and for the reasons set out above the proposed retail/commercial use should be considered in relation to both Policy 27 and Policy C2. For reasons discussed above, the proposal is considered to be contrary to Policy C2. Policy 28 also seeks to encourage, promote and facilitate retail investment to the most sustainable locations that are most accessible by a range of sustainable transport modes. The Travel Plan submitted in support of the application states that there is a footpath along the A760 providing pedestrian access to and from Lochwinnoch providing a potential accessibility option for staff residing within the area. However, as detailed above, there are concerns regarding pedestrian/cycle access from Lochwinnoch to the site over the A737. The Council’s Chief Executive's Service (Roads Development) also objected to the proposal as it fails to demonstrate a safe walking, wheeling and cycle connections to and from Lochwinnoch contrary to Policies 13 and I1 which advocate good accessibility and connectivity to walking, cycling and public transport. In response to Policies 22 and 13, a Floor Risk Assessment and Drainage Strategy were submitted which confirmed that the majority of the site is not at risk to flooding from any source informing the layout of the proposed development. The Drainage Strategy also confirms that the development drainage assessment satisfies all elements of the latest guidelines. With regards to Policies 1 and I7, LED lighting is proposed to reduce energy consumption and the applicant states that all Euro Garages development achieve a minimum BREEAM rating of ‘good’ across all sites. It is also accepted that the electric vehicle charging points are being provided for in-line with this policy. However, given the scale, nature, function and role of the retail/café element of the proposal, it is considered that it cannot be deemed ancillary to a roadside services use and has characteristic of a standalone retail/café facility. Given the location and scale of the proposed development it is likely to increase dependency on car travel which is contrary to Policy 1 of NPF4 which seeks to address the climate emergency by applying a spatial strategy which helps reduce emissions. With regards to the concerns raised in the representations, each of these have been considered as part of the assessment of this application. The points raised are summarised in bullet points and the responses to these are set out in bold below each: ▪ Proximity to RSPB reserve. The proposed development would be located approx. 1km to the east of the RSPB reserve and would be separated by the A737. Given the distance and intersecting land, it is not considered that the development would adversely impact directly or indirectly on the RSPB reserve. ▪ Impact on traffic. Transport Scotland and the Council’s Chief Executive's Service (Roads Development) have no objections on the grounds of traffic impact. ▪ There are already petrol stations along the route in Johnstone and also Beith. The existence of similar businesses is not a material planning consideration. There are also no policies which dictate the separation distances of such developments. ▪ Concerns over development within the greenbelt and precedent. Page 56 of 138
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For the reasons discussed above, it is considered that the proposal would not be an acceptable greenbelt use and would be contrary to Policies 8 and ENV1. ▪ Disturbance during construction. This would be a matter for the Council’s Environment, Housing & Infrastructure (Env. Protection) to consider should construction result in noise disturbance etc. ▪ Impacts on property value and loss of views. These matters are not material planning considerations. ▪ Impact on existing businesses. This is not a material planning consideration. ▪ Not in-keeping with surrounding area including the setting of Lochwinnoch Conservation Area. For the reasons detailed above, it is considered that the proposal would not have a significant adverse visual impact on the surrounding area including the Lochwinnoch Conservation Area. ▪ Promotion of fossil fuels. This is not a planning issue. ▪ Concerns over litter. This is not a material planning consideration. ▪ Noise and light pollution. LED lighting is proposed. However, the Council’s Environment, Housing & Infrastructure (Env. Protection) have requested details of light specification and a Noise Impact Assessment. This could be addressed through either a request for further information or the imposition of an appropriate worded planning condition if the application was being recommended for approval. ▪ Pollution through leaks. This would be a matter for the applicant to consider in-line with Scottish Water and SEPA should this occur. ▪ No significant benefit to local economy. It is considered that the proposal could potentially have a benefit to the local economy with regards to potential job creation and attracting visitors to the local area. ▪ Lack of planning transparency and consultation. Neighbour notification, publicity and consultation were carried out in-line with statutory requirements. All relevant plans, drawings and supporting information Page 57 of 138
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associated with the application were also publicly available on the electronic planning file for any interested party to view. ▪ Traffic Assessment not accurate. Transport Scotland and the Council’s Chief Executive's Service (Roads Development) have not raised specific issues with the accuracy of the Traffic Assessment. ▪ Buildings and structures are not designed to support the principles of low carbon generating technology to reduce emissions. The applicant has confirmed that Euro Garages development achieve a minimum BREEAM rating of ‘good’ across all sites in line with Policy I7. With regards to the representations in support of the proposal, each of these have been considered as part of the assessment of this application. The points raised are summarised in bullet points and the responses to these are set out in bold below each: ▪ The development would be a positive amenity for the village of Lochwinnoch and would provide a facility which is currently lacking (car charging, drive-thru and filling station). Regardless of the development providing a facility which is currently lacking, as assessed and considered above, the principle of the development would not accord with the relevant provisions of the Development Plan and as such, cannot be supported. ▪ The proposal would provide jobs. The potential for job creation is noted and acknowledged in the assessment above. ▪ The development would make use of the land. As detailed above, the development in this greenbelt location for the reasons assessed and considered does not accord with the relevant provisions of the Development Plan. • There would also be a negligible impact on the road network. Whilst Transport Scotland and the Council’s Chief Executive's Service (Roads Development) have not raised concerns with regards to the potential impact on the road network as a result of the development, there are concerns with regards to accessibility to and from the site. Section 75 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 would not accord with the relevant provisions of the Development Plan. There are no other material considerations. Planning permission should therefore be refused. Page 58 of 138
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Recommendation Refuse planning permission. Reason(s) for Recommendation 1. The proposed development is contrary to the Policy 8 of National Planning Framework 4 and Policy ENV 1 of the Renfrewshire Local Development Plan and the associated New Development Supplementary Guidance as due to the scale of the development, it has not been demonstrated that the proposal is an acceptable green belt use, nor has it been demonstrated that there are safe walking, wheeling and cycle connections to and from the site. 2. That due to the location and scale of the proposed development, it will increase dependency on car travel contrary to Policy 1 of National Planning Framework 4 which seeks to address the climate emergency by applying a spatial strategy which helps reduce emissions. 3. That the proposed development fails to demonstrate that it is accessible by a choice of sustainable transport modes contrary to Policy C2 of the Renfrewshire Local Development Plan. 4. That the proposed development fails to demonstrate a safe walking, wheeling and cycle connections to and from Lochwinnoch contrary to Policies 13 of National Planning Framework 4 and I1 of the Renfrewshire Local Development Plan which advocate good accessibility and connectivity to walking, cycling and public transport. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title Stamped Drawing 640-AP-100 B Location Plan 640-AP-101 D Existing and Proposed Site Plan 640-AP-200 A Drive Thru Proposed Ground Floor Plan 640-AP-201 A Drive Thru Proposed Elevations 640-AP-300 A PFS Proposed Ground Floor 640-AP-301 A PFS Proposed Elevations 01 C Landscape Layout 500 Drainage Strategy App 1 501 Drainage Strategy App 503 Drainage Strategy App 503 Typical Drainage Construction Details Page 59 of 138
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640-AP-110 B Existing Site Sections 640-AP-111 E Proposed Site Sections 640-AP-400 B PFS Canopy 640-AP-401 Ancillary Details 640-AP-501 CGI 2 P15325 Drainage Strategy Report Extended Phase 1 Habitat Survey May 2022 Flood Risk Assessment June 2022 Landscape Visual Appraisal June 2022 Phase I II Geo Environmental Assessment Phase I II Geo Environmental Assessment Planning Statement June 2022 Travel Plan Framework June 2022 3701222 Transport Assessment June 2022 640-HP-500 Aerial CGI 1 DEP01019 - 1 ZTV Sequence May 2022 Noise Impact Assessment Town Centre First Assessment 2024 For further information please contact Fiona Knighton, Development Standards Team, Email: fiona.knighton@renfrewshire.gov.uk Page 60 of 138
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 18th March 2025 Reference No 24/0493/PP Application Type Planning Permission - Full Proposal Section 42 application to vary Condition 3 of planning permission 21/1523/PP for the erection of a recycling shed and increase in throughput of waste that can be accepted and handled from 75,000 tonnes to a maximum of 100,000 tonnes and to relax the limit of waste types that can be accepted to allow parks and garden waste and end of life tyres to be accepted at the site. Location 6 Newmains Avenue, Inchinnan, Renfrew Ward 12 - Erskine and Inchinnan Community Council Inchinnan Community Council Applicant Mrs Amanda Stewart WRC Recycling 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=SGVG5IMWIXO00 The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. While the application would normally fall within the scheme of delegation to be determined by officers, the scheme of delegation allows for officers to refer applications to the board. The application has been refered in this instance to allow the application to be fully considered given the site history and the potential environmental matters associated with waste management facilities. Proposal This application seeks permission under Section 42 of The Town and Country Planning (Scotland) Act 1997 (as amended) to vary condition 3 of planning permission 21/1523/PP which relates to waste management operations at the WRC facility on Newmains Avenue, Inchinnan. Planning permission 21/1523/PP granted consent for the erection of a recycling shed and an increase in the throughput of recycling material from 22,575 tonnes to a maximum of 75,000 tonnes. Condition 3 of this permission currently sets out the types of materials that can be processed at the site, and is worded as follows: 3.That the materials to be processed at the facility shall be restricted to plastics, paper, metal, textiles and timber and that the total volume of materials handled at the facility shall not exceed 75,000 tonnes per annum irrespective of the combination of plastics, paper, metal, textiles and timber. For the avoidance of doubt no household or putrescible waste shall be received, handled or processed on the site in any way. Reason: In the interests of amenity and traffic safety, to define the consent, and to ensure that the operation of the facility remains consistent with the supporting information. The proposed variation relates to the tonnage of waste which can be accepted at the site, and the types of waste that can be processed. It is proposed to increase the tonnage of waste that can be accepted at the site from 75,000 tonnes per annum to 100,000 tonnes per annum. The additional types of waste which are being sought are garden and parks waste, Item 4(b) Page 61 of 138
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and end of life tyres. The waste would come from commercial sources only. The applicant has advised that the parks and garden waste would be classed as putrescible as it is organic and capable of decomposition. It is noted that the current wording of Condition 3 prohibits putrescible waste. The applicant has therefore also sought to amend the condition to restrict putrescible waste with the exception of commercial garden and parks waste specifically. The applicant advises that the variation will allow them to future proof their operations and to better respond to commercial demand for handling other forms of waste. It is noted that Condition 3 of planning permission 21/1523/PP was also varied via planning permission 24/0183/PP. This variation was to include reference to Waste Upholstered Domestic Seating (WUDS) within the list of materials which can be processed at the facility. This variation can also be captured within the scope of this Section 42 application. On this basis, the proposed wording of Condition 3 as being sought through this Section 42 application would be as follows: 3.That the materials to be processed at the facility shall be restricted to plastics, paper, metal, textiles, garden and parks waste, end of life tyres, and timber and that the total volume of materials handled at the facility shall not exceed 100,000 tonnes per annum irrespective of the combination of plastics, paper, metal, textiles and timber. For the avoidance of doubt no household (except for Waste Upholstered Domestic Seating (WUDS)) or putrescible waste (except for commercial parks and garden waste) shall be received, handled, or processed on the site in any way. Reason: In the interests of amenity and traffic safety, to define the consent, and to ensure that the operation of the facility remains consistent with the supporting information. The applicants advise that the waste would be stored in a designated area undercover and will be processed inside a building onsite. Site Description The WRC building is located in the northwest corner of the Inchinnan Business Park. It is bound by Newmains Avenue to the south with industrial buildings beyond, Barnsford Road to the west with agricultural land beyond, The Bible Centre and an industrial building to the north, and an industrial building to the east with a vacant plot beyond. The facility comprises of a large warehouse positioned centrally within the site, with the recycling shed granted permission under application 20/0631/PP positioned along the northern boundary, and a two-storey office block and associated parking located along the western boundary. 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 Following submission, the following changes have been negotiated between officers and the applicant: No changes have been negotiated. Page 62 of 138
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Site History Application No: 25/0080/DOC Description: Request to discharge suspensive aspect of Conditions 2 (Monitoring Statement), 5 (Acoustic Barrier), 7 (Footpath Link), 8 (Landscape Scheme), 9 (Travel Plan) and 12 (Restoration and Aftercare Management Plan) of Section 42 application 24/0183/PP. Decision: Pending Consideration Application No: 24/0183/PP Description: Application under section 42 to vary condition 3 (type of materials to be processed) of planning permission 21/1523/PP for the erection of a recycling shed and increase in throughput of recycling material from 22,575 tonnes to a maximum of 75,000 tonnes. Decision: Granted subject to conditions Application No: 22/0434/PP Description: Installation of solar panels on roof of building Decision: Grant Application No: 21/1523/PP Description: Section 42 application to delete Condition 12 and vary Condition 2 of planning permission 20/0631/PP for the erection of a recycling shed and increase in throughput of recycling material from 22,575 tonnes to a maximum of 75,000 tonnes. Decision: Grant subject to conditions Application No: 20/0365/NO Description: Erection of recycling shed, and increase in facility volume to 75,000 tonnes per annum Decision: Accepted Application No: 20/0631/PP Description: Erection of recycling shed and increase in throughput of recycling material from 22,575 tonnes to a maximum of 75,000 tonnes. Decision: Grant subject to conditions Application No: 18/0117/PP Description: Variation to condition 4 (enclosure and operation of storage bays) of planning permission 16/0832/PP. Decision: Grant subject to conditions Application No: 16/0728/PP Description: Formation of vehicle wash area, external yard, erection of covered storage area, storage bays, concrete walling and pump house Decision: Withdrawn Application No: 16/0914/PP Description: Erection of water storage tank, pump house and valve housing. Decision: Grant subject to conditions Application No: 16/0832/PP Description: Formation of vehicle wash area, formation of yard, erection of covered external storage areas and erection of concrete walling. Decision: Grant subject to conditions Page 63 of 138
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Application No: 15/0294/PP Description: Re-cladding of building Decision: Grant Application No: 15/0339/PP Description: Temporary siting of weighbridge and portable office building Decision: Grant subject to conditions Application No: 15/0703/PP Description: Installation of solar panels on roof of building. Decision: Grant subject to conditions Application No: 15/0534/PP Description: Erection of boundary wall and fencing, and formation of hardstanding Decision: Refused Application No: 15/0537/PP Description: Engineering operations comprising the reinstatement of land to former ground level Decision: Grant subject to conditions Application No: 15/0753/PP Description: External alterations to front elevation and formation of ramped loading bay. Decision: Grant Application No: 14/0328/PP Description: Use of premises as waste reprocessing and recycling facility. Decision: Grant subject to conditions Consultations ▪ Scottish Environmental Protection Agency (SEPA) - Falls below threshold for which to provide specific advice. ▪ Environment, Housing & Infrastructure (Env. Protection) – Have reviewed the submission and have no comments to make. ▪ Chief Executive's Service (Roads Development) – Comments made in respect of allocation of land for future parking provision, provision of 3m wide footway on western side of Newmains Avenue, and provision of cycle parking, showers and changing facilities. ▪ Glasgow Airport Safeguarding - No objections. ▪ National Air Traffic Services (NATS) - No objections. ▪ Scottish Water – No response at time of writing this report. 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 Page 64 of 138
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The points raised in the representation can be summarised as follows: 1 – It is believed that the facility does not have processes in place for the appropriate containment of microplastic particles. 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 crisis ▪ Policy 2 - Climate mitigation and adaptation ▪ Policy 12 - Zero waste ▪ Policy 14 - Design, quality and place ▪ Policy 13 - Sustainable transport ▪ Policy 26 - Business and industry Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy E1 - Renfrewshire's Economic Investment Locations ▪ Policy ENV2 - Natural Heritage ▪ Policy ENV4 - The Water Environment ▪ Policy ENV5 - Air Quality ▪ Policy I1 - Connecting Places ▪ Policy I5 - Waste Management Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Scotland's Zero Waste Plan 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: ▪ Planning Statement (dated July 2024) – Provides an outline of the variation and the reasons for why it is being sought by the applicants. The proposal will allow the applicant to futureproof its operations, and to reduce the amount of waste going to landfill. There is also an assessment of the proposal against the development plan. The statement concludes that the proposal is compatible with the development plan, and there are no additional amenity or environmental impacts to those considered under the previous planning application. ▪ Waste Monitoring Statement (dated 18/09/2024) – Sets out provision for daily inspection of the site to ensure materials are stored correctly and that the visual amenity of the area Page 65 of 138
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is safeguarded. The statement also sets out a complaint’s procedure and a review period. ▪ WRC Ltd Working Plan (dated February 2025) – The plan details the processes involved in the receipt, sorting, segregation, treatment and transfer of waste at the site and it has been updated to reflect to the additional arrangements proposed through this Section 42 application. General environmental controls are also set out. ▪ Travel Plan (Reference number GB01T24H45 version 2) (dated 11/12/2024) – This is an update to the Travel Plan which was originally submitted under application 20/0631/PP. It provides an overview of the transport network and services, and the outcome of a staff travel survey. The Travel Plan Strategy sets the same objectives as before, namely, to maximise the proportion of journeys by walking, cycling and public transport, increase awareness of sustainable travel options, and reduce reliance of private car. Targets for reducing solo car journeys are set for 2029, and a list of actions are prescribed in order to help meet those targets. 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 This application has been submitted under Section 42 of the Town and Country Planning (Scotland) Act 1997. In this respect, the Council may only take into consideration the acceptability of any existing and proposed conditions. However, in some cases this does not preclude the consideration of the overall effect of granting a new planning permission primarily where the previous permission has lapsed or is incapable of being implemented. In this instance it should also be noted that proposal must also be assessed against National Planning Framework 4 (NPF4) which is now adopted but did not form part of the development plan at the time previous application 21/1523/PP was assessed. The applicant, WRC is an established recycling company who processes a range of materials. In land use terms its location is consistent in principle with policies 26 of NPF4 and E1 of the LDP which provide support for a wide range of employment generating uses. Policy I5 of the LDP and 12 of NPF4 seek to promote and facilitate development that is consistent with the waste hierarchy and would support delivery of the zero-waste plan. With regard to the additional waste streams, WRC is licensed for waste management processes by SEPA. The proposal through this Section 42 application to process park and garden waste and end of life tyres and to increase the maximum tonnage of waste that can be handled at the site would further diversify the waste streams that are recycled at the facility and divert waste away from landfill in accordance with the waste hierarchy and the zero waste plan. Page 66 of 138
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WRC are proposing to process organic waste at the site in the form of parks and garden waste. WRC advise that this would be from commercial sources such as private landscape contractors/tree surgeons and would not contain any household waste. The waste would be stored on site in a covered bay for a maximum of 48 hours and would be bulked before being sent to a composting facility. The end-of-life tyres will be stored in containers at the site before being sent to a tyre recycling facility to be shredded and recycled. These arrangements have been set out in the updated ‘Working Plan’ document provided as part of this Section 42 application. The Environmental Protection Team have confirmed that they have no comment in relation to the proposal. SEPA have advised that the application falls below their threshold for providing specific advice. Notwithstanding this, it is noted that environmental matters at the site are regulated by SEPA via the waste management licence. The applicants have also advised that the additional waste streams will be stored, handled and processed within a building in accordance with the planning conditions. On the basis that the handling and processing of the waste will continue to be undertaken within a building, and there have been no objections from the Environmental Protection Team or SEPA, it is considered that the processing of parks and garden waste and end of life tyres at the site will not have a detrimental impact on the amenity of surrounding land uses or the environment. There are no significant built heritage or natural environment impacts associated with the development, and there will be no adverse effect on the integrity of any European sites. In view of the above, it is considered that the development complies with Policies ENV2, ENV4 and ENV5 of the LDP as there are no significant impacts anticipated with regard to the natural environment, water environment, and air quality. The Roads Development Officer has made no objection to the additional tonnage allowance being sought by the applicant. The comments made by the Roads Development Officer have been responded to by the applicants. In this regard it has been confirmed that land has been allocated for additional parking should demand exceed capacity (as demonstrated through approved drawing 1849-PL-02 revision f), a proposal has been submitted with regard to the path connection to Barnsford Road required under Condition 7 of planning permission 24/0183/PP, a cycle shelter has been purchased and will be installed at the site, the main building on site provides for showers and changing facilities, and the Travel Plan has been updated in line with the monitoring requirements set out under Condition 9 of planning permission 24/0183/PP. In view of the above, it is considered that the development complies with policies 13 of NPF4 and I1 of the LDP. It is also considered that the changes to the operation of the facility as proposed will still allow it to be able to co-exist with existing neighbouring uses and that it is compatible with the core role and function of Inchinnan Business Park. The development is therefore also compliant with policies 26 of NPF4 and E1 of the LDP. NPF4 policy 12 requires emissions associated with transportation and processing to be minimised. It is noted that WRC have installed solar panels on the roof of the building in accordance with planning permissions 15/0703/PP and 22/0434/PP. These will contribute to reducing emissions associated with the processing of waste through the generation of electricity at the site through solar power. Adequate buffer zones between the site and neighbouring premises are provided. Installation of an acoustic barrier along the northwest corner of the site was a requirement of the previous 20/0631/PP, 21/1523/PP and 24/0183/PP consents. WRC have submitted a Page 67 of 138
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specification for a proposed acoustic fence. However Environmental Protection as a consultee to this application have sought confirmation that the fence will deliver the acoustic properties identified in the initial Noise Impact Assessment. Confirmation has not yet been provided, and the acoustic fence has not yet been approved by Environmental Protection in this regard. Implementation of a landscaping scheme along the Newmains Road frontage was a requirement of the previous 20/0631/PP, 21/1523/PP and 24/0183/PP consents. The landscape scheme has been partially completed, with a hedge planted along the fence line. WRC have advised that the landscaping scheme will be completed in full. The landscaping scheme will contribute to screening the frontage of the facility and enhancing the environment along Newmains Avenue. There is a requirement within policy 12 of NPF4 to provide a restoration and aftercare scheme (including appropriate financial mechanisms) to ensure the site is restored to a standard that is acceptable to the Council. This could include removal of all waste materials, plant, machinery, and vehicles from the site for example. Conditions can be applied which require such a scheme to be agreed with the Council, and it is noted that these conditions were applied to planning application 24/0183/PP. It is noted that waste operators have similar restoration and aftercare agreements in place with SEPA as part of the waste management licence. However, SEPA’s remit in respect of restoration and aftercare would be to remedy any damage to the environment and to ensure sites are not actively polluting the environment. While this remit is acknowledged, it does not extend as far as the Council’s remit which would also include site restoration to safeguard visual amenity. It is therefore considered that an appropriate condition should be imposed to control this matter, and this is included further in the report. The proposed variation to Condition 3 will bring environmental benefits by allowing an established recycling facility to process additional waste in a manner that does not have a detrimental impact on the environment or amenity of neighbouring properties subject to the imposition of conditions on the operation of the facility. As outlined, Condition 3 is proposed to be worded in such a way that it will still prohibit the processing of putrescible waste with the specific exception of commercial park and garden waste, and this will ensure limitations and parameters to the operation. On this basis, it is considered that the variation complies with policies I5 of the LDP and 12 of NPF4. Finally, the development is consistent with policies 1 and 2 of NPF4 as it contributes to provision of a circular economy whereby waste recycled as opposed to being disposed of. In response to the letter of representation, it is noted that matters relating to microplastics were previously addressed under application 20/0631/PP. WRC advised that the issue is encompassed within the approved Dust Management Plan for the site. The plan specifies measures to reduce dust and mitigate its potential impact. This matter is ultimately monitored by SEPA through the waste management licensing process. As the effect of granting a Section 42 application is such that a new and separate standalone planning permission exists, all other conditions associated with application 21/1523/PP which would be relevant to this new permission require to be reviewed and re-imposed where appropriate. Cognisance also needs to be taken to the conditions attached to planning application 24/0183/PP, and it should be noted that the applicant has submitted a discharge of condition application 25/0080/DOC in relation to Conditions 2, 5, 7, 8, 9 and 12 of this permission. Page 68 of 138
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The status of each condition of planning permission 21/1523/PP and how it relates to this Section 42 application is set out below. Condition 1 relating to the specific arrangements for the sorting, processing and storage of materials on the site will be retained and re-attached. For Condition 2, a Monitoring Statement and Working Plan have been approved under discharge of condition submission 24/0080/DOC. The Working Plan (February 2025) has been updated as part of this Section 42 application to refer to the proposed change in tonnage and the additional types of waste that would be stored and processed at the site, and the subsequent arrangements that are associated with this. Condition 2 has therefore been updated to reflect these approved documents (including the updated Working Plan), and this will ensure they remain in force and require to be complied with at the premises. Condition 3 which is the subject of this Section 42 application will be varied as per the above assessment. Condition 4 which requires plant, machinery and equipment to be in compliance with specific noise standards will be retained and re-attached. Condition 5 requires the installation of an acoustic barrier in the northwest corner of the site. As noted above, WRC have submitted details of an acoustic fence under submission 24/0080/DOC however these have not yet been approved by the Environmental Protection team. As this matter remains outstanding, it is proposed to reapply the condition previously attached to planning permission 24/0183/PP but with a variation to the wording which prevents the commencement of the increase in tonnage and types of waste proposed through this Section 42 until the approved acoustic fence is implemented on site in line with the requirements of the condition. Condition 6 was previously updated under application 24/0183/PP to reflect the Bird Hazard Management Plan (BHMP) which has been approved by Glasgow Airport Safeguarding. The BHMP shall remain in force for the life of the development and shall not be altered without the prior written consent of the Planning Authority in consultation with Glasgow Airport Safeguarding. For ongoing compliance purposes, Condition 6 will be retained and re- attached. Condition 7 requires the installation of a path link to connect Newmains Avenue with Barnsford Road. As noted above, WRC have submitted details of a path link under submission 24/0080/DOC however these have not yet been approved by the Roads development Officer. As this matter remains outstanding, it is proposed to reapply the condition previously attached to planning permission 24/0183/PP but with a variation to the wording which prevents the commencement of the increase in tonnage and types of waste proposed through this Section 42 until the approved path link is installed and made available for use in line with the requirements of the condition. Condition 8 requires a scheme of landscaping to be completed along the Newmains Avenue frontage of the site. As noted above, this landscape scheme has been partially completed. WRC have advised that the scheme will be completed in full by the end of March. However, as this matter remains outstanding at the time of writing, it is proposed to reapply the condition previously attached to planning permission 24/0183/PP but with a variation to the wording which prevents the commencement of the increase in tonnage and types of waste proposed through this Section 42 until the approved landscaping scheme is completed on site in line with the requirements of the condition. Page 69 of 138
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Condition 9 relates to the Travel Plan. The updated Travel Plan submitted in support of the application has been accepted by the Roads development Officer. Condition 9 will therefore be varied to reflect the updated Travel Plan. Condition 10 relates to the implementation and adherence of dust control measures set out in the approved Dust Management Plan. This condition will be retained and re-attached. Condition 11 relates to floodlighting details. The applicant has advised that no additional lighting has been installed as part of the development. However, it is considered that Condition 11 should be retained and re-attached to ensure that if any floodlighting were to be installed in the future, there would be a requirement to agree the specification with the Council in advance of installation. NPF4 policy 12 requires a restoration and aftercare scheme (including appropriate financial mechanisms) to be provided and agreed to ensure the site is restored. Additional conditions (Conditions 12, 13 and 14) have been attached to ensure this requirement of this policy is met. It is noted that a restoration and aftercare scheme has been submitted under application 25/0080/DOC. However, this scheme is still under review by the Council’s external consultees Ironside Farrar Ltd and has not yet been approved. Conditions 12, 13 and 14 will therefore be reapplied to ensure that this requirement is also covered through any new permission. Section 75 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 subject to this Section 42 application 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 all activities associated with the sorting and processing of waste materials shall be undertaken entirely within a building envelope. Processed materials awaiting uplift shall also be stored within a building envelope. Waste materials awaiting processing shall be stored entirely within a building envelope or in areas of the external yard that are behind the rear elevation of the main building fronting Newmains Avenue. Reason: To ensure that materials are stored appropriately in the interests of visual amenity. 2. The development hereby approved shall operate in accordance with the approved Waste Monitoring Statement version 1 dated 18.09.2024 and the approved WRC Recycling Ltd Page 70 of 138
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Working Plan dated February 2025, and the requirements of these documents shall remain in force for the life of the development. No subsequent alterations to these documents are to take place unless first submitted to and approved in writing by the Planning Authority. Reason: To ensure waste materials are stored in an appropriate manner and that monitoring of the site is undertaken in the interests of visual amenity. 3. That the materials to be processed at the facility shall be restricted to plastics, paper, metal, textiles, garden and parks waste, end of life tyres, and timber and that the total volume of materials handled at the facility shall not exceed 100,000 tonnes per annum irrespective of the combination of plastics, paper, metal, textiles and timber. For the avoidance of doubt no household (except for Waste Upholstered Domestic Seating (WUDS)) or putrescible waste (except for commercial parks and garden waste) shall be received, handled, or processed on the site in any way. Reason: In the interests of amenity and traffic safety, to define the consent, and to ensure that the operation of the facility remains consistent with the supporting information. 4. The design, installation and operation of any plant, machinery or equipment at the site shall be such that noise associated with the recycling facility shall not exceed Noise Rating Curve NR25 between the hours of 2300 and 0700 and NR35 at all other times when measured within any dwelling in the vicinity of the development. Reason: To ensure noise from the site is restricted in the interests of residential amenity and to protect sensitive receptors. 5. That before any Waste Upholstered Domestic Seating (WUDS), end of life tyres or commercial parks and garden waste being brought to the site, and the total volume of waste handled at the site can exceed 75,000 tonnes per annum the developer shall first submit for the written approval of the Planning Authority a specification detailing the final location, design and finish of the acoustic barrier as generally illustrated in approved drawing 1849-PL-02 f titled 'Proposed Block Plan / Future Works'. The specification shall also include measures to protect the existing hedgerow and trees within the vicinity of the acoustic barrier and shall detail compensatory re-planting should any hedgerow or trees be removed to accommodate the acoustic barrier. The acoustic barrier approved shall thereafter be implemented before any Waste Upholstered Domestic Seating (WUDS) end of life tyres or commercial parks and garden waste being brought to the site, and the total volume of waste handled at the site can exceed 75,000 tonnes per annum. Once implemented, it shall be maintained thereafter in accordance with the maintenance schedule for the duration that the recycling shed is in use. Reason: To ensure that noise impact from the recycling shed is mitigated in the interests of residential amenity and to protect sensitive receptors. 6. The approved Bird Hazard Management Plan for the Covered Storage Area and other Site Buildings at WRC Recycling version 3 dated October 2023 shall be implemented as approved on completion of the recycling shed and shall remain in force for the life of the development. No subsequent alterations to the plan are to take place unless first submitted to and approved in writing by the Planning Authority in consultation with Glasgow Airport. Page 71 of 138
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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. 7. That before any Waste Upholstered Domestic Seating (WUDS), end of life tyres or commercial parks and garden waste being brought to the site, and the total volume of waste handled at the site can exceed 75,000 tonnes per annum, the developer shall first submit for the written approval of the Planning Authority a specification detailing the design, location, materials, and surface finish of the footpath link and crossing point as generally illustrated in approved drawing 1849-PL-02 f titled 'Proposed Block Plan / Future Works'. The approved footpath link and crossing point shall thereafter be implemented before any Waste Upholstered Domestic Seating (WUDS), end of life tyres or commercial parks and garden waste being brought to the site, and the total volume of waste handled at the site can exceed 75,000 tonnes per annum. Once implemented, the approved footpath shall be maintained thereafter and remain in place for the duration that the recycling facility is operational. Reason: To ensure the site is connected to the pedestrian, cycle and public transport network in the interests of accessibility and promoting journeys by sustainable means. 8. That before any Waste Upholstered Domestic Seating (WUDS), end of life tyres or commercial parks and garden waste being brought to the site, and the total volume of waste handled at the site can exceed 75,000 tonnes per annum, the developer shall first complete the landscaping scheme as outlined in approved drawing 1849-PL-02 f titled 'Proposed Block Plan / Future Works', and submit a maintenance plan for the landscaping scheme to be approved in writing by the Planning Authority. The landscaping scheme shall thereafter be maintained for the life of the development in accordance with the maintenance plan. For the avoidance of doubt this shall include provision for the replacement of any tree, hedge or shrub plants that die, become diseased, damaged or uprooted within a period of five years following completion of the landscape scheme with tree, hedge or shrub plants of a similar species and of a height that is commensurate with the overall height of the landscape scheme at the time when the plant is replaced. Reason: To ensure the landscape scheme is implemented in full in the interests of visual amenity. 9. That the approved Travel Plan by Systra (Travel Plan Reference number GB01T24H45, version 2, dated 11/12/2024) shall be adhered to at the facility in accordance with the active travel plan actions detailed in section 4 of the plan. This includes annual monitoring and reporting as specified in the plan. Provision shall also be made for the delineation of the additional parking spaces as generally illustrated in approved drawing 1849-PL-02 f titled 'Proposed Block Plan / Future Works' should the Travel Plan indicate that additional parking spaces at the site are required. Reason: To ensure the actions within the Travel Plan are implemented in the interests of promoting journeys by sustainable means. 10. That all dust control measures identified within the Dust Management Plan ref: R20.10871/1/AF shall be adhered to. All measures shall thereafter remain in place for the duration that the recycling facility is operational to the satisfaction of the Planning Authority. Reason: To ensure dust control measures are implemented in the interests of air quality. Page 72 of 138
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11. That no floodlighting shall be installed on the recycling shed until the developer has undertaken a survey to determine the impact of floodlighting from the proposed development. The survey shall be based on the principles set out in British Standard BS EN 12193:2018 (incorporating corrigendum February 2019) Light and Lighting - Sports Lighting, or a method agreed by the Planning Authority. The survey shall be submitted for the written approval of the Planning Authority and 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 does 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. Only the approved floodlighting scheme shall thereafter be implemented on site, and no changes to the scheme shall take place without the written agreement of the Planning Authority. Reason: To ensure any floodlighting scheme installed at the site is appropriate in the interests of amenity. 12. That within 3 months of the date of this planning permission, the operator shall submit a Restoration and Aftercare Management Plan for the written approval of the Planning Authority. The plan shall detail all measures associated with the decommissioning, cleaning, and rendering safe the facility following cessation of the waste management operations at the site and shall provide a timetable within which these measures will be undertaken and an aftercare plan to monitor success of restoration measures with scope for interventions if required. The restoration measures shall include (but not be limited to) the removal of all raw materials, wastes and other potentially contaminating substances present on the site to ensure the site does not pose a risk to public health, safety, the environment, and amenity. Reason: To ensure the decommissioning and removal of the waste materials is undertaken in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interests of safety, amenity and environmental protection. 13. That within 6 months of the date of this planning permission, a financial guarantee to cover the costs of, site restoration and aftercare, as required by condition 12 of this consent, shall be submitted for the written approval of the Planning Authority. The acceptability of such financial guarantee shall be at the sole discretion of the Planning Authority. The financial guarantee must: A) be granted in favour of the Planning Authority and shall be maintained in favour of the Planning Authority throughout the duration of this consent and until the completion of all decommissioning, site restoration and aftercare obligations as required by condition 12 of this consent. B) must be provided by an independent financial body with at least an A - rating who will be capable of fulfilling the obligations set out within the financial guarantee. Page 73 of 138
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C) be for an amount which covers the value of all closure, site restoration and aftercare liabilities, such amount to be determined by the Planning Authority. D) be subject to a review every five years from the date of this consent, or other such intervals as agreed by the Planning Authority. Each review shall be undertaken by a suitably qualified independent professional who has relevant experience in such matters, the identity of whom has been agreed in writing by the Planning Authority prior to the review of the financial guarantee commencing. The review of the financial guarantee shall be submitted no later than three months prior to the expiry of the existing financial guarantee, for the written approval of the Planning Authority. Thereafter and at least 28 days prior to the expiry of the existing financial guarantee, the replacement financial guarantee in favour of and in terms acceptable to the Planning Authority and for the value advised by the review noted above, shall be submitted for the written approval of the Planning Authority. E) come into effect within 8 months of the date of this planning permission and expire no earlier than 24 months after the end of the aftercare period. Reason: In the interests of amenity and in order to retain effective planning control should the operator stop operating. 14. In the event that the financial guarantee, approved under the terms of condition 13 above becomes invalid, has expired, or is terminated for any reason, all operations at the site shall cease no later than three months from the date the financial guarantee became invalid, expired or terminated. If a replacement financial guarantee, which meets the requirements of condition 13, is approved by the Planning Authority and duly executed before the end of the three-month period, the operations may continue. If the operations have ceased due to this clause, they may recommence only upon the approval and execution of a replacement financial guarantee. Reason: In the interests of amenity and in order to retain effective planning control. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title 1 Waste Monitoring Statement dated 18.09.2024 WRC Recycling Ltd Working Plan dated February 2025 2 Travel Plan Reference number GB01T24H45 dated 11/12/2024 3 Bird Hazard Management Plan October 2023 Dust Management Plan R20.10871/1/AF 1849 EX 01 Location Map 1849-PL-02 f Proposed Block Plan / Future Works 1849-PL-03 b Proposed Storage Shed 1849 EX 02 Existing Block Plan a Gantry Details Elevations and Details For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk Page 74 of 138
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Supplementary Report by Chief Planning Officer Planning and Climate Change Policy Board: 18th March 2025 Reference No 24/0653/FUR Application Type Further Application Proposal Section 42 application to modify conditions of planning permission 19/0444/PP relating to the erection of residential development comprising 15 dwellinghouses with associated access road, drainage and landscaping. Location Greenhead Nursery and adjacent vacant land, Old Greenock Road, Inchinnan. Ward 12 - Erskine and Inchinnan Community Council Inchinnan Community Council Applicant Greenhead Homes Limited 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=SJWPI9MWKD100 This supplementary report should be read together with the original report of handling considered by the Planning and Climate Change Policy Board on the 21 January 2025. Appendix 1 details the original report of handling. Background The Planning and Climate Change Policy Board at its meeting on 21 January 2025, resolved to provide delegated powers to approve this Section 42 application subject to conditions and a Section 75 legal agreement to secure a financial contribution for education. Following this, the applicant submitted a viability assessment on the 13 February 2025 which sought to justify and evidence why it would not be viable for them to pay the financial contribution for education required. In response to this, the Planning Service appointed an independent and professional consultant (residential consultancy surveyor) to consider the submitted 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 developer contribution sought. The conclusion of the independent consultant’s review of the applicant’s viability case is that the development would be considered to be unviable if the payment of the requested developer contribution was sought. It is therefore recommended that the application is granted subject to conditions with no requirement to make a developer contribution in respect of education. In light of the above, this Section 42 application is now being referred back to the Board to seek agreement to amend the route to issuing the decision notice for this application. This proposed change in decision would be one from ‘Grant subject to conditions and a Section 75 legal agreement’ to ‘Grant subject to conditions’. It is relevant to note that aside from the matter relating to the Section 75 legal agreement to secure financial contribution for education, the assessment of this application remains unchanged from the report submitted to the Planning and Climate Change Policy Board on the 21 January 2025. The detailed assessment of the proposed development is included in the attached report of handling in appendix 1 below. Item 4(c) Page 77 of 138
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Assessment As outlined in the background section above, the purpose of this report is to explain the reason for seeking to amending the route to issuing the decision notice for this application. Policy I8 of the Renfrewshire Local Development Plan applied to the consideration of the application. This policy 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 in respect of the application and advised that they had no objection to the proposed development subject to a Section 75 agreement to secure developer contributions in respect of Park Mains High and Trinity High. In this regard, the terms of the Draft Developer Contributions (Education) Planning Guidance required to be applied. In applying the guidance, a financial contribution totalling £162,400 was established as being required (broken down as £44,800 in respect of Trinity High School and £117,600 in respect of Park Mains High School). The application was agreed to be approved based on securing this financial contribution through a Section 75 legal agreement. Following on from the, the applicant submitted a comprehensive viability assessment comprising of a series of documents including a Viability Report, a Valuation Report, a Redemption Statement alongside a series of invoices, financial appraisals and breakdown exercises to support the conclusions reached in the formalised reports/statements. Collectively, the assessment provided sought to evidence and demonstrate (based on the costs accrued to date) why providing a financial contribution for education would render the residential development unviable. Following review of the viability assessment, the appointed independent consultant has concluded that based on the evidence provided (including the costs incurred to date), that if the education contribution was to be insisted upon by the Council, the profit would be eroded to a point whereby the residential development would be financially unviable. On this basis, and taking into account the assessment undertaken, it is proposed to amend the terms of approval of the application from ‘grant subject to conditions and Section 75 legal agreement’ to ‘grant subject to conditions’. Recommendation Grant subject to conditions. For further information please contact Ross Lee, Development Standards Team, Email: ross.lee@renfrewshire.gov.uk. Page 78 of 138
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APPENDIX 1 Report by Chief Planning Officer Planning and Climate Change Policy Board: 21 January 2025 Reference No 24/0653/FUR Application Type Further Application Proposal Section 42 application to modify conditions of planning permission 19/0444/PP relating to the erection of residential development comprising 15 dwellinghouses with associated access road, drainage and landscaping Location Greenhead Nursery and adjacent vacant land, Old Greenock Road, Inchinnan Ward 12 - Erskine and Inchinnan Community Council Inchinnan Community Council Applicant Greenhead Homes Limited Recommendation Grant Subject to Conditions & S75 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=SJWPI9MWKD100 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, officers have declined to exercise delegated authority given the recent enforcement case relating to the site and public interest in the proposed development. Proposal This application seeks permission under Section 42 of The Town and Country Planning (Scotland) Act 1997 (as amended) to modify the conditions attached to planning permission 19/0444/PP which relates to the erection of a residential development comprising 15 dwellinghouses with associated access road, drainage and landscaping at a site on Old Greenock Road, Inchinnan, known as the former Greenhead Nursery. The proposal seeks to amend the conditions as follows: ▪ Introduce a new condition which requires the consent to be implemented within three years of the date of the consent; ▪ Modify condition 4 to reflect landscaping proposals which have been submitted and considered to be acceptable to the Planning Authority. The condition would reference the landscaping plan in question. ▪ Modify condition 6 to reflect the details relating to facing materials which have been submitted and considered to be acceptable to the Planning Authority. The condition would reference the facing materials in question. ▪ Amalgamate conditions 7 and 8 into one condition to reflect that the boundary treatments have been submitted and are considered acceptable to the Planning Authority. The condition would require the boundary treatments to be implemented in line with the submitted details. It is proposed that conditions 2, 3 and 5 as attached to planning consent 19/0444/PP would be reattached in their existing form. Page 79 of 138
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Site Description The site is currently disused and overgrown and sits between Inchinnan Playing Fields and an existing housing development accessed from Ladyacres. It is relatively flat with existing areas of hardstanding associated with the previous use. There are three private residencies within immediate vicinity of the site, namely Greenhead Farm, Greenhead Cottage and Craigdene. The former nursery was accessed by vehicles via the existing road access off Old Greenock Road, which services the residential properties of Greenhead Cottage, Craigdene and Greenhead Farm. The site is bounded to the south and southeast by open agricultural fields, to the north across Old Greenock Road by Inchinnan Primary School and a care for the elderly and to the west by Inchinnan playing fields. It should be noted that development on the site has commenced with evidence of the formation of an access road and aspects relating to drainage proposals. Background Planning consent was granted in December 2019 subject to conditions, which included five pre-commencement conditions, each of which required to be satisfied prior to the commencement of the development in question. It is significant to note that shortly after the grant of planning application 19/0444/PP, a number of national lockdowns were implemented as a result of the coronavirus pandemic and as such this delayed the submission of details relating to the pre-commencement conditions and ultimately the implementation of the consent. As a result of emergency coronavirus legislation, planning consents due to expire within the emergency period (7th April 2020 to 30th September 2022) were granted an extended implementation date of 31st March 2023. In applying the emergency legislation to planning consent 19/0444/PP it is significant to note that the consent was due to expire outwith the emergency period as prescribed by the aforementioned emergency legislation and in this regard the planning consent required to be implemented by 22nd December 2022. It should be noted that all pre-commencement conditions had not been discharged prior to the expiry date of 22nd December 2022 and the consent was therefore not implemented and in this regard planning consent 19/0444/PP lapsed on 22nd December 2022. Notwithstanding the above, it is important to note that the applicant had sought to discharge condition 2 relating to the need for a site investigation report and remediation strategy and implementation plan prior to the expiry of the planning consent in question - the initial submission of a Site Investigation Report was received on 30th January 2022. As a result of delays and resource pressures in dealing with contaminated land matters at the time, condition 2 was not satisfied prior to the expiry of the planning consent. An initial response was provided in respect of the site investigation report on 18th May 2022 which sought the submission of further details. Further details were later received however condition 2(a) was not discharged prior to the expiry of the consent in December 2022. This is an unfortunate circumstance and as such apologies are offered in respect of such delays however this does not change the fact that the expiry of the planning consent was known as 22nd December 2022 albeit it is accepted that some confusion may have existed, in relation to the emergency period which was provided by the emergency coronavirus legalisation at the time in question. In addition to the above, it should also be noted that submission and approval of other pre-commencement conditions did not take place until early 2023, after the expiry of Page 80 of 138
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the consent, while no submission has ever been received in respect of planning condition 2(b) which relates to a remediation strategy and implementation plan. It should be noted that no S42 application was submitted prior to the expiry of planning consent 19/0444/PP which sought to extend the life of the consent in question. The applicant sought to commence works in June 2024 and as such on review of the case file and the details noted above, it was concluded that the consent was not implemented prior to the expiry date. A temporary stop notice was issued on 16th August 2024. In light of all of the above, the applicant has chosen to submit a Section 42 application which seeks to modify conditions attached to the original consent. In this regard, it is significant to note the circumstances in which this Section 42 application has been submitted. Planning consent 19/0444/PP was granted without a period of implementation being specified as a condition. In such circumstances Section 58 of the Town and Country Planning (Scotland) Act 1997 (as it existed on the day of the grant of planning permission) provided that where no period of implementation was specified in a grant of planning permission then a statutory period of three years for implementation would apply. The statutory period of three years was to be treated as a condition only in respect of Sections 43A(8)(b) and 47(1)(a), (3) and (4)(a) of the 19997 Act. In effect this means, at least for the purposes of a Section 42, the previous permission was not granted subject to a condition as to the time within which the development to which it related was to be begun. In turn this means Section 42(4) does not apply in respect of the now lapsed permission, and therefore it enables a Section 42 application to be submitted and considered. 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 commencement of development, legality of development without discharge of conditions before expiry of consent and the way forward including various issues which have arisen as a result. Negotiated Improvements Following submission, further consideration has been given to landscaping, screening, headlight glare and drainage. 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: 19/0444/PP Description: Erection of residential development comprising 15 dwellinghouses with associated access road, drainage and landscaping Decision: Grant subject to conditions Consultations Chief Executive's Service (Roads Development) - No objection subject to a condition requiring the submission of plans illustrating the provision of appropriate kerbing, screening and levelling of land adjacent to the access road to the site. Page 81 of 138
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Children's Services - No objection subject to a S75 to secure financial contributions in respect of Park Mains High School and Trinity High School. Scottish Water - No response received. The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: Object - 12 Support - 6 Neutral - 0 The issues raised can be summarised as follows: 1. Overlooking due to lack of screening of access road 2. Pavement provision on main road is inadequate. 3. Kerbing on access road inadequate to allay any safety concerns. 4. Lack of drainage. 5. Private stone wall, not part of application site, has been removed. 6. Using private farm road for industrial use has left road in need of repair. 7. Noise levels during construction are unacceptable. 8. Having street lights directly behind properties now invades private properties with artificial light. 9. Developers are using land not within the approved development area to dump over burden and dirt affecting safety and wildlife. 10. Houses facing access road are too high and will result in overlooking. 11. The stamped approved plans do not reflect what is currently developed. 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 9 - Brownfield, vacant and derelict land and empty buildings Policy 13 - Sustainable transport 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 Policy I3 - Flooding and Drainage Policy I8 - Developer Contributions Page 82 of 138
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Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance New Development Supplementary Guidance 2022 Delivering the Places Strategy - Creating Places Delivering the Environment Strategy Delivering the Infrastructure Strategy Renfrewshire's Places Design Guide Draft Developer Contributions (Education) Planning Guidance Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: Section 42 Supporting Statement - Outlines the basis for the application, suggests amended conditions to enable development to proceed and provides information to demonstrate compliance with remaining conditions. Development Plan Assessment - provides an assessment against all relevant current planning policies and guidance setting out the supporting context for the redevelopment of this brownfield site for residential development. 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 S42 application seeks to extend the timescale of the consent through the addition of a time limit condition and seeks to amend conditions regarding landscaping, materials and roads requirements. The justification for this application is explained in the introduction to this report which refers to legislation that was in place at the time of the original consent, 19/0444/PP. The conditions to be added and modified are as follows: To reflect the fact that section 58 of the 1997 Act has been amended since the date of the grant of planning permission, a new condition 1 is proposed, requiring that the permission be implemented within 3 years of the date of the grant of this consent. Landscaping Existing Condition 4 'Landscaping', states: That before any development of the site commences a scheme of landscaping shall be submitted to and approved in writing by the Planning Authority; the scheme shall include:- (a) details of any earth moulding and hard landscaping, grass seeding and turfing; (b) a scheme of tree and shrub planting, incorporating details of the number, variety and size of trees and Page 83 of 138
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shrubs to be planted; (c) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development, and (d) details of the phasing of these works; Reason: In the interests of the visual amenity of the site. To reflect the fact that the landscaping proposals previously submitted to and approved by the Council are to be adjusted to reflect overlooking and glare concerns expressed by local residents, condition 4 is proposed to be modified so that it makes specific reference to the drawing which incorporates the mitigation measures that have been discussed. It is proposed that the condition is amended to read as follows: That before any development on the site commences a scheme of landscaping (incorporating the measures detailed in Drawing No. [GH IR 100.22 SL-01 Rev D] available in Document 2.1) shall be submitted to and approved in writing by the planning authority; the scheme shall include:- (a) details of any earth moulding and hard landscaping, grass seeding and turfing; (b) a scheme of tree and shrub planting incorporating details of the number, variety and size of trees and shrubs to be planted; (c) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of the development and (d) details of the phasing of those works. Reason: In the interests of the visual amenity of the site. Facing Materials Existing condition 6 'Facing Materials' states: That before development starts, full details and/or samples of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by, the Planning Authority. Thereafter only the approved materials shall be used in the development of the site. Reason: These details have not been submitted. This application, if approved, would result in a new consent therefore an amended condition is considered appropriate to reflect the plans and materials already considered acceptable. It is proposed that the condition is amended to read as follows: That all external walls and roofs within the development hereby permitted shall be constructed in accordance with the details and using the external finishes and facing materials shown in drawings contained in Drawings No. [A892-W05, A1215-W24, A1215- W34, A1215-W44, A1215-W05, A1215-W14, GHG-NOR-05-ZZ-DR-A-00-1001, A1215-W54] available in Document 2.2. Reason: In the interests of the visual amenity of the site. Boundary Treatments Existing conditions 7 & 8 'Boundary Treatments', state: That before development starts, full details of the design and location of all fences and walls to be erected on the site shall be submitted to, and approved in writing by, the Planning Authority. Reason: These details have not been submitted. Page 84 of 138
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That before any of the dwellinghouses situated on a site upon which a fence is to be erected is occupied, the fence, or wall, for which the permission of the Planning Authority has been obtained under the terms of conditions 7 above, shall be erected. Reason: To safeguard the amenity of future residents. Given that the details of the design of the boundary walls and fences that are to be constructed within the site have been approved by the Council, it is proposed that conditions 7 and 8 (which respectively required such approval to be in place before development was allowed to commence and thereafter that the development be implemented in accordance with the approved detail) be removed and replaced with a single condition which requires that the walls and fences are erected in the approved locations and in accordance with the approved design. Again, this application, if approved, would result in a new consent therefore an amended condition is considered appropriate to reflect the plans and materials already considered acceptable. It is proposed that the condition is amended to read as follows: That before any dwellinghouse situated in the site upon which a boundary fence and/or wall is to be erected is occupied, the relevant fences and walls shall be erected in accordance with the design details and in the locations shown in Drawing No. [A1215-BT01] available in Document 2.3. Reason: To safeguard the amenity of future residents. Roads Traffic/ Safety Condition 9 'Roads/Traffic Calming', states: That before development starts, full details of the traffic calming measures, crossing point and footway enhancements shall be submitted to, and approved in writing by, the Planning Authority. Thereafter the details as approved shall be implemented prior to the occupation of any dwelling. Reason: In the interests of pedestrian and road safety. To reflect the fact that the roads measures previously submitted to and approved by the Council are to be adjusted to reflect safety and glare concerns expressed by local residents, requirements relative to surface drains, and issues raised through consultation with the councils roads engineers, condition 9 is proposed to be modified to take these matters into account. It is proposed that the condition is amended to read as follows: That prior to any development commencing, full details of the traffic calming measures, crossing point and footway enhancements shall be submitted to, and approved in writing by, the Planning Authority. These should include: 1. Provision of suitably retained minimum 1m wide flat shoulder verge to the outside of the new road from Old Greenock Road to Greenhead Farm House with maximum 1in2 side slopes in accordance with the Design Manual for Roads and Bridges. 2. Details of a strained post and wire fence to BS 1722 along the new curved section of road between Old Greenock Road to Greenhead Farm House to provide an additional temporary vehicle restraint for a period of 3 years or until the hedging matures. Page 85 of 138
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3. Details of planting and or screening to prevent headlight glare from passing vehicles to the houses beyond. 4. Details of connections to the surface water outfall to a positively drained network leading to a watercourse to the approval of Scottish water. Thereafter the details as approved shall be implemented prior to the occupation of any dwelling. Reason: In the interests of pedestrian and road safety. In addition to these proposed amendments, it has become apparent that the appropriate drainage of the site may not be achievable through connection to the Scottish Water Network. Therefore, it is proposed to attach a further condition requiring that an appropriate drainage assessment be undertaken and a drainage strategy submitted for the agreement of the council in consultation with Scottish Water, prior to the commencement of development. The following condition is proposed. That prior to the commencement of the development hereby approved, a Drainage Impact Assessment shall be submitted and approved by Renfrewshire Council as Planning Authority. The Drainage Impact Assessment shall accord with the 'Council's Drainage Assessment - Notes for Guidance'. Thereafter, the Assessment as approved shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of Renfrewshire Council as Planning Authority. For the avoidance of doubt, the Drainage Impact Assessment should include full details of the drainage strategy for the development hereby approved. Reason: To ensure adequate provision for drainage associated with the development. It is proposed that conditions 2, 3 and 5 as attached to planning consent 19/0444/PP would be reattached in their existing form. In addition, given that this is a new application, any changes to planning policy or other relevant material considerations also require consideration. In this regard, planning permission 19/0444/PP was granted on the 23rd December 2019 under Renfrewshire Local Development Plan 2014 and taking account of the Proposed Renfrewshire Local Development Plan 2019 which was a material consideration at that time. The proposal was assessed as being compliant with the relevant policies and considerations subject to conditions. Since the submission of that application, Scotland's Fourth National Planning Framework (NPF4) has replaced NPF3, Scottish Planning Policy (SPP) and the Strategic Development Plan (SDP) and now forms part of the statutory Development Plan alongside the now adopted Renfrewshire Local Development Plan 2021. Therefore, the Development Plan now comprises NPF4 (adopted 13th February 2023) and Renfrewshire Local Development Plan 2021. 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. When the application proposal is assessed against the relevant policies of NPF4, the following conclusions can be made. Page 86 of 138
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Policy 1 & 2 - Tackling the Climate and Nature Crisis/Climate Mitigation and Adaption - Policy 1 gives weight to the global climate and nature crisis when considering development proposals. The application site is a brownfield site within a sustainable location which will integrate with active travel routes and public transport and see the development of energy efficient homes with landscaping. As such it can be considered that the proposed satisfactory addresses the requirements of Policies 1 and 2. Policy 3 - Biodiversity - Policy 3 seeks to protect biodiversity loss, deliver positive effects from development and strengthen nature networks. The proposal seeks to develop a brownfield site within a residential locale where degraded remnants of past uses were evident. The proposal includes landscaping reflective of the surrounding area and seeks to maintain connections proportionate to the nature and scale of the development proposed. Policy 9 - Brownfield, Vacant and Derelict Land, Empty Buildings - Policy 9 seeks to encourage, promote and facilitate the reuse of brownfield, vacant and derelict land and empty buildings, and to help reduce the need for greenfield development and states that development proposals that will result in the sustainable reuse of brownfield and derelict land will be supported. In determining whether the reuse is sustainable, the biodiversity value of brownfield land which has naturalised should be taken into account. The existing site in this instance, has minimal biodiversity value, however it is considered that biodiversity would be enhanced through landscaping proposals. Policy 13 - Sustainable Transport - Policy 13 seeks to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport for everyday travel and reduce the need to travel unsustainably. It states that development proposals will be supported where it can be demonstrated that the transport requirements generated have been considered in line with the sustainable travel and investment hierarchies. The development proposed increases permeability with the inclusion of designated pedestrian and cycle routes from Old Greenock Road into the site providing more convenient access to the nearby school and other facilities. It has been demonstrated through App ref No: 19/0444/PP, that the development encourages active travel and supports the travel hierarchy at this location. Policy 14 - Design, Quality and Place - Policy 14 seeks to encourage, promote and facilitate well designed development that makes successful places by applying the Place Principle, taking account of the local context, characteristics and connectivity of the area. In this regard it has been accepted through the approval of App ref No: 19/0444/PP that the consented development reflects the surrounding area where there is a mix of house types in terms of age, size and design, is acceptable for this location and delivers an active street frontage in the redevelopment of a brownfield site. The materials used ties with the surrounding residential area whilst enabling the development to have an individual character. Policy 15 - Local Living & 20 Minute Neighbourhoods - Policy 15 encourages, promotes and seeks to facilitate the application of the Place Principle and create connected and compact neighbourhoods 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. To establish this, consideration will be given to existing settlement pattern, and the level and quality of interconnectivity of the proposed development with the surrounding area. In this regard the development would support local living and would have convenient and sustainable access to a range of existing amenities, recreational facilities, public transport hubs and places of education, all as set out in the statement submitted in support of the application. Policy 16 - Quality Homes - The intention of Policy 16 is to encourage, promote and facilitate the delivery of more high quality, affordable and sustainable homes, in the right locations, Page 87 of 138
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providing choice across tenures that meet the diverse housing needs of people and communities and states that development proposals for new homes on land allocated for housing in LDP's will be supported. Within the Renfrewshire Local Development Plan 2021, the site is allocated as uncoloured land in the in the Proposals map. LDP Policy P1; Renfrewshire's Places states that within uncoloured areas of the Proposals map, there will be a general presumption in favour of the continuance of the built form. The other aspects of policy 16 The proposal is therefore in compliance with policy 16. Regarding the appropriate Local Development Plan, Renfrewshire Local Development Plan 2021 is now the adopted Local Development Plan, and its policies and guidance are not markedly different to the policies against which App Ref No: 19/0444/PP was assessed and considered acceptable (Renfrewshire Local Development Plan 2014 & Renfrewshire proposed Local Development Plan 2019). Only one new additional policy relative to developer contributions requires consideration. 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 in respect of this S42 application and have no objection to the proposed development subject to a S75 agreement to secure developer contributions in respect of Park Mains High and Trinity High. 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 £162,400 is required and can be broken down as £44,800 in respect of Trinity High School and £117,600 in respect of Park Mains High School. Therefore, it can be concluded that the proposal complies with the relevant policies and guidance of the Adopted Renfrewshire local Development Plan. Representations The issues raised through consultation are addressed below. Objectors have raised concerns regarding the height of the new access road, its proximity to existing dwellings and the potential impacts which could occur regarding safety, privacy and glare. Although the council's roads engineers offered no objection to the access road through their consultation response on application 19/0444/PP being satisfied with its position, design and appropriateness within its surroundings, in discussion with the applicant it has been recognised that these concerns should be addressed. As a result, conditions attached to the grant of the previous consent are proposed to be amended to ensure that privacy, safety and glare are addressed. Drainage of the application site has also been raised. It should be noted that an additional condition is proposed to ensure that drainage proposals for the site are submitted for the written approval of the planning authority in consultation with Scottish Water, prior to the commencement of development. Regarding the height of the dwelling houses being too high, it should be noted that the application was assessed against all the relevant considerations of the Development Plan at the time, including heights and separation distances, and found to be acceptable. There are no additional material considerations which would contradict this assessment which remains valid and satisfactory. Noise during construction is unfortunately inevitable and unavoidable, however, should it prove to be excessive or evident at unacceptable times, Environmental Protection officers can be asked to investigate. Street lighting is accepted infrastructure within towns and villages and is often seen as a necessity within residential areas. Page 88 of 138
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There is concern that the plans submitted as part of this application do not reflect what has been built on the site. Should this application be granted, it would in effect comprise a new planning consent and development of the site would require to comply with this consent and the stamped approved plans and the new and amended conditions attached. The layout of the development and the dwellings proposed are not affected by any changes to the development plan or other material considerations and therefore remain as originally proposed. The new and amended conditions reflect issues raised by objectors, and seek to ensure that their concerns have been addressed. This will be reflected in the information required to satisfy the requirements of the new and amended conditions. Finally regarding damage to existing private roads through commercial vehicle activity, this is considered a civil matter between the landowners and those utilising the road in question. Those in support of the application have welcomed the use of a brownfield site within a residential area and the positive contribution this development would make to this area and its economy. 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: A Section 75 Agreement requires to be concluded to secure financial contributions in respect of Park Mains High School and Trinity High School. 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/granted subject to conditions. Recommendation Grant subject to conditions & S75 agreement. Reason(s) for Recommendation 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 3 years from the date of the permission. Reason: In order to comply with the provisions of Section 58 of the Town and Country Planning (Scotland) Act 1997, as amended. 2. 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 a Remediation Strategy and Implementation Plan identifying the proposed methods for implementing all remedial recommendations contained within the site investigation report all prepared in accordance with current authoritative technical guidance, have been submitted to and approved in writing by Renfrewshire Council as Planning Authority. Page 89 of 138
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Reason: To ensure that the site will be made suitable for its proposed use. 3. That prior to the occupation of any residential unit on the site: a) a Verification Report confirming completion of the works specified within the approved Remediation Strategy and Implementation Plan; 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 and approved in writing by Renfrewshire Council as Planning Authority. Verification Reports shall not be submitted on a phased basis unless first agreed in writing with the Planning Authority. Reason: To demonstrate that works required to make the site suitable for use have been completed. 4. That before any development on the site commences a scheme of landscaping (incorporating the measures detailed in Drawing No. [GH IR 100.22 SL-01 Rev D] available in Document 2.1) shall be submitted to and approved in writing by the planning authority; the scheme shall include: a) details of any earth moulding and hard landscaping, grass seeding and turfing; b) a scheme of tree and shrub planting incorporating details of the number, variety and size of trees and shrubs to be planted; c) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of the development and d) details of the phasing of those works. Reason: In the interests of the visual amenity of the site. 5. That prior to occupation of the last dwellinghouse within each phase of the development hereby permitted, all planting, seeding turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 4 above for that phase, shall be completed; and any trees, shrubs, or areas of grass which die, are removed, damaged, or diseased within 5 years of the completion of the development, shall be replaced in the next planting season with others of a similar size and species; Reason: In the interests of amenity. 6. That all external walls and roofs within the development hereby permitted shall be constructed in accordance with the details and using the external finishes and facing materials shown in drawings contained in Drawings No. [A892-W05, A1215-W24, A1215-W34, A1215-W44, A1215-W05, A1215-W14, GHG-NOR-05-ZZ-DR-A-00-1001, A1215-W54] available in Document 2.2. Reason: In the interests of the visual amenity of the site. 7. That before any dwellinghouse situated in the site upon which a boundary fence and/or wall is to be erected is occupied, the relevant fences and walls shall be erected in accordance with the design details and in the locations shown in Drawing No. [A1215- BT01] available in Document 2.3. Reason: To safeguard the amenity of future residents. 8. That prior to the commencement of the development hereby approved, a Drainage Impact Assessment shall be submitted and approved by Renfrewshire Council as Planning Authority. The Drainage Impact Assessment shall accord with the 'Council's Drainage Assessment - Notes for Guidance'. Thereafter, the Assessment as approved Page 90 of 138
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shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of Renfrewshire Council as Planning Authority. For the avoidance of doubt, the Drainage Impact Assessment should include full details of the drainage strategy for the development hereby approved. Reason: To ensure adequate provision for drainage associated with the development. 9. That prior to any development commencing, full details of the traffic calming measures, crossing point and footway enhancements shall be submitted to, and approved in writing by, the Planning Authority. These should include: a) Provision of suitably retained minimum 1m wide flat shoulder verge to the outside of the new road from Old Greenock Road to Greenhead Farm House with maximum 1in 2 side slopes in accordance with the Design Manual for Roads and Bridges. b) Details of a strained post and wire fence to BS 1722 along the new curved section of road between Old Greenock Road to Greenhead Farm House to provide an additional temporary vehicle restraint for a period of 3 years or until the hedging matures. c) Details of planting and or screening to prevent headlight glare from passing vehicles to the houses beyond. d) Details of connections to the surface water outfall to a positively drained network leading to a watercourse to the approval of Scottish water. Thereafter the details as approved shall be implemented prior to the occupation of any dwelling. Reason: In the interests of pedestrian and road safety. Advisory Note(s) None. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title A1215-LP30 Location Plan GHG-NOR-02-ZZ-DP03 Existing site plan with topographical survey GHG-NOR-02-ZZ-DP03 Existing site sections GHG-NOR-02-ZZ-DP04 Proposed site plan GHG-NOR-02-ZZ-DP05 Phase 1,proposed site, plot 1 to 7 GHG-NOR-02-ZZ-DP04 Phase 2, proposed site, plot 8 to 15 DR-A-90-2001 P04 Proposed site sections GHG-NOR-02-ZZ-DP04 Floor plans house type 01 GHG-NOR-02-ZZ-DP04 Elevations house type 01 GHG-NOR-02-ZZ-DP03 Floor plan house type 02 GHG-NOR-02-ZZ-DP03 Elevations house type 02 GHG-NOR-02-ZZ-DP03 Floor plans house type 03 GHG-NOR-02-ZZ-DP03 Elevations house type 03 GHG-NOR-02-ZZ-DP03 Floor plans house type 04A GHG-NOR-02-ZZ-DP04 Elevations house type 04A GHG-NOR-02-ZZ-DP03 Floor plans house type 04B GHG-NOR-02-ZZ-DP03 Elevations house type 04B GHG-NOR-02-ZZ-DP03 Floor plans house type 4C GHG-NOR-02-ZZ-DP03 Elevations house type 4C GHG-NOR-02-ZZ-DP03 Floor plans house type 05 GHG-NOR-02-ZZ-DP03 Elevations house type 05 GHG-NOR-02-ZZ-DP03 Floor plans house type 06 Page 91 of 138
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GHG-NOR-02-ZZ-DP03 Elevations house type 06 E15-012-VT2 Large refuse vehicle (11m) tracking entrance to site E15-012-003 Rev B Access proposals showing visibility splay E15-012-VT3 Large refuse vehicle tracking exit from site E15-12-110 Rev A Road layout For further information please contact Clare Murray, Development Standards Team, Email: clare.murray@renfrewshire.gov.uk Page 92 of 138
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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. Item 4(d) Page 93 of 138
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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 Page 94 of 138
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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. Page 95 of 138
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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 Page 96 of 138
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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 Page 97 of 138
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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 Page 98 of 138
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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: Page 99 of 138
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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. Page 100 of 138
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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. Page 101 of 138
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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 Page 102 of 138
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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 Page 103 of 138
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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 Page 104 of 138
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24/0872/PP - Report by Chief Planning Officer Planning and Climate Change Policy Board: 18th March 2025 Reference No 24/0872/PP Application Type Planning Permission - Full Proposal Erection of a three-storey Primary School with integrated sports and assembly halls, cycle storage, parking and drop-off facilities, hard and soft landscaping and an external 3G full-size flood-lit sports pitch. Location Former Royal Ordnance Site - Area E1, Station Road, Bishopton Ward 11 – Bishopton, Bridge of Weir and Langbank Community Council Bishopton Community Council Applicant Renfrewshire Council 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=SO2SGYMWMA300 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 application relates to a major development as defined within the Town and Country Planning (Hierarchy of Development) (Scotland) Regulations 2009 and therefore requires to be considered at determined by the Planning and Climate Change Policy Board. Proposal This application seeks planning permission for the erection of a three-storey primary school with integrated sports and assembly halls, cycle storage, parking and drop-off facilities, hard and soft landscaping and an external 3G full-size flood-lit sports pitch on development plot E1 at Dargavel Village. The primary school is accessed from the western link road which bounds the application site to the southwest. There are two vehicular points of access proposed, one which provides access to a drop off and one which provides access to a car park which is located within the southeast corner of the site. There are additional pedestrian connections on the southeastern boundary of the site. These connect with an active travel route which will be delivered as part of the residential development on plot E2 which bounds the site to the southeast. The primary school building is positioned on the northwestern half of the site. The northwestern end of the building is set approx. 13m back from the road. The footprint of the building then tapers away from the road, with the southeastern end set approx. 40m back from the road. Outdoor play facilities are located to the front and rear of the building. The 3G sports pitch is located in the southeastern half of the site between the car park and a community garden which is located in the northeast corner of the site. The primary school building is predominantly three stories in height, with a two-storey section at the southeastern end of the building. External finishing materials predominantly comprise of clay facing brick, with small areas of fibre cement cladding around window openings and above doorways on the south elevation. The perimeter fence comprises of a Item 4(e) Page 105 of 138
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1.8m tall weldmesh fence to the north and east boundaries, with 1.5m high steel railing to the south boundary. The 3G pitch is bound by a 5m high ball stop fence behind each goal, with a 3m high ball stop fence to the sides. The requirement for an additional primary school to serve Dargavel Village was identified by the Council after it had been established that capacity at the current Dargavel Primary School would be insufficient to accommodate the pupil yield expected from the Dargavel Village development. Development Plot E1 was identified as the optimum location for the new primary school, and the masterplan for Dargavel Village was updated in September 2023 to reflect this. The proposed development has been screened against The Town and Country Planning (Environmental Impact assessment) (Scotland) Regulations 2017. It has been determined that although the proposal would fall within Schedule 2 of the 2017 Regulations, it is not likely that the proposed works would have significant environmental effects which would require an Environmental Impact Assessment to be undertaken. Site Description Development plot E1 is located centrally within the Dargavel Village Core Development Area. It is bound by residential development plot E2 to the south, Central Park to the east and north, and the western link road to the west with residential development plots beyond. The plot extends to 1.12 hectares in area and is relatively flat. Remediation of the plot has been undertaken by BAE Systems in accordance with planning permission 09/0527/PP which covers remediation and bulk earthworks. It should also be noted that planning permission for enabling works to form the platform for the proposed primary school has been granted via application 24/0854/PP. 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 following matters: The site access requirements including the wider active travel network, landscaping, and building design and positioning. Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: No changes have been negotiated. Site History Application No: 24/0854/PP Description: Proposed earthworks, platforming and ancillary works Decision: Granted subject to conditions Application No: 24/0928/NMV Description: Variation to planning permission 20/0630/PP to some of the footpath routes in the northern sector of Central Park, including a change in the width of paths, surfacing and lighting Decision Pending Decision Page 106 of 138
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Application No: 24/0609/AMC Description: Approval of Matters Specified in Condition 7 of planning permission in principle 06/0602/PP (and Condition 7 in planning permissions in principle 12/0584/PP and 17/0025/PP) together with Condition 9 of planning permission in principle 17/0393/PP and Condition 9 of planning permission in principle 17/0394/PP - Design Code for West Central Plots. Decision: Granted Application No: 17/0394/PP Description: Use of land within the Core Development Area for residential development. Decision: Granted subject to conditions and a Section 75 agreement. Application No: 18/0666/PP Description: Erection of primary school with associated access, parking, landscaping, external play areas and fencing Decision: Granted subject to conditions. Application No: 17/0393/PP Description: Use of land within the Core Development Area for residential development (in principle) with associated SUDS pond. Decision: Granted subject to conditions and a Section 75 agreement. Application No: 09/0527/PP Description: Engineering operations comprising remediation and bulk earthworks Decision: Granted subject to conditions Application No: 06/0602/PP Description: Regeneration of the site to form a mixed-use community growth area. (NEW HOUSING DEVELOPMENT) Decision: Granted subject to conditions and a S75 agreement. Consultations ▪ Glasgow Airport Safeguarding - No response received at the time of writing this report. ▪ Environment, Housing & Infrastructure (Env. Protection) - No objection subject to conditions relating to control of noise from fixed plant and machinery, restriction in operating hours for the outdoor pitch, submission of a scheme detailing the proposed ventilation and filtration system to disperse cooking fumes, submission of a site investigation report, and submission of a lighting survey. ▪ Chief Executive's Service (Roads Development) – No objection subject to conditions relating to the site access design, provision of pedestrian crossings, and swept path analysis. ▪ Scottish Water – No objections. ▪ National Air Traffic Services (NATS) - No objections. 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. Page 107 of 138
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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 ▪ Policy 1 – Tackling the climate and nature crisis ▪ Policy 2 – Climate mitigation and adaptation ▪ Policy 3 – Biodiversity ▪ Policy 9 – Brownfield land, vacant and derelict land and empty buildings ▪ 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 Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy P7 – Dargavel Village ▪ Policy I1 – Connecting Places ▪ Policy I3 – Flooding and Drainage ▪ Policy I7 – Zero and Low carbon Buildings ▪ Policy ENV2 – Natural heritage New Development Supplementary Guidance ▪ Delivering the Infrastructure Strategy – Connecting Places, Flooding and Drainage ▪ Delivering the Places Strategy – Creating Places ▪ Delivering the Environment Strategy – Natural Heritage Full details relating to the policies of the LDP can be found online. Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Pre-Application Consultation Report (December 2024) – Provides a summary of the pre- application consultation undertaken by the applicant. Two public events were held at Dargavel Primary School, and a series of focus groups were undertaken. Feedback topics included sports and community facilities, traffic management, car parking and access, and ensuring outdoor areas promote biodiversity. The feedback was taken on board and used to inform the development proposals. ▪ Design and Access Statement (December 2024) – Provides background on the design vision and the site analysis with regard to both the Dargavel Village masterplan and the historic development of Bishopton. Site opportunities and constraints are also noted. Initial concepts and precedent studies are also presented. An analysis of the final design is also provided with regard to the learning concept and classbases, proposed internal and external visuals, wellbeing and accessibility. It is concluded that the primary school will be a positive addition to the area, and that the design provides an exciting and efficient building which will be valued by pupils, staff and the community. Page 108 of 138
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▪ Landscape Statement (December 2024) – Sets out the landscape strategy for the site, and how it has informed the landscape plan. Key elements of the plan such as the main entrance, central space, natural play, suds and the community garden are described in detail. A summary of the planting palate, tree planting and biodiversity, hardscape, boundaries and furniture are also provided. ▪ Site Logistics Phasing Plan – Provides an outline of the construction phased logistics including material storage area, contractor parking, welfare and access. ▪ Noise Impact Assessment (November 2024) – States that the fixed plant will comply with Renfrewshire Council noise rating requirements. Noise from the sports pitch is expected to be around 55 dB which is in line with SportScotland recommendations. However, noise mitigation measures may need to be developed if the pitch is to be floodlit and used in the evening. ▪ Energy Statement – States that the building has been designed to exceed the requirements of Policy P7 in delivering a greater than 15% reduction in CO2 emissions compared to the 2007 building regulations through the use of low or zero carbon technologies in the development. ▪ Traffic Management Plan – Sets out the route for construction traffic. Traffic would access the site from the M8 motorway at junction 29a via the western link road, Barrangary Road and Greenock Road (A8). ▪ Preliminary Ecological Appraisal (October 2024) – The development area supports predominantly bare ground with remediated bunds and ditches, with small areas of semi- improved grassland and perennial species. These habitats are noted to have limited ecological value, and their loss is not considered to be ecologically significant. It is noted that the habitat could be suitable for ground nesting birds, and pre-construction surveys are recommended should avoidance of the bird nesting season not be possible. Mitigation measures are also recommended regarding mammals, foraging bats, amphibians, and protection of water courses. Finally, a range of biodiversity enhancement measures are recommended. These include planting for wildlife and providing homes for wildlife. ▪ Transport Statement (December 2024) – Provides a trip generation forecast for the school, and how these journeys would be accommodated. ▪ Drainage Strategy Report (December 2024) – Surface water from landscaped areas along the northern boundary will drain to the Cordite Burn. Surface water from hard surfaces and other landscape areas will drain via a network of swales to the surface water sewer on the western link road. Foul water will also drain to the western link road. 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. Page 109 of 138
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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. The Development Plan comprises the National Planning Framework 4 (2023) and the adopted Renfrewshire Local Development Plan (2021). Policy P7 of the Local Development Plan (LDP) states that the Council will support and encourage development within Dargavel Village where it supports the principles set out in the approved masterplan for the site. The masterplan for Dargavel Village was updated in September 2023 to allocate development plot E1 as the site for the new Dargavel Primary School. The proposed development aligns with the masterplan and complies with Policy P7. The development also aligns with Policy 15 of National Planning Framework 4 (NPF4) which seeks to promote local living and 20-minute neighbourhoods where there is good interconnectivity and local access (preferably by walking, cycling and wheeling) to schools and community facilities. The Dargavel Masterplan provides a strategic framework of walking and cycling routes. It should be noted that the links to the application site have been strengthened further through development of both the Design Code for the western neighbourhoods (application 24/0609/AMC) and an improvement to the path network within Central Park which bounds the site to the north (application 24/0928/NMV). The strength of the active travel network will contribute to achieving the forecast trip generation as set out in the Transport Statement, and ensure the primary school is accessible via sustainable transport modes. The Roads Development Officer has offered no objection to the development. The matters raised by the officer can be managed via suitably worded planning conditions. In view of the above, the Service are also satisfied that the development complies with policies 13 of NPF4 and I1 of the LDP. The development is supported by Policy 9 of NPF4 which seeks to encourage, promote and facilitate the reuse of brownfield land. Policy 9 states that the biodiversity value of brownfield land must be taken into account. In this instance and as noted in the Preliminary Ecological Appraisal (PEA), the application site is predominantly bare ground following the remediation works undertaken by BAE Systems. While some areas of semi-improved grassland remain, the site is considered to be of low ecological value. The PEA includes mitigation measures to safeguard protected species during the construction phase and this includes checks for ground nesting birds. A condition will be applied to ensure these mitigations are implemented on site. This in turn will ensure the development complies with Policy ENV2 of the LDP. The PEA also includes recommendations on biodiversity enhancement, and it is noted that a comprehensive landscape strategy has been developed at the site which will contribute to delivering biodiversity net gain. This includes creating a green and biodiverse planting setting for the school through a mix of native, naturalised and exotic plant species. While the final detailed landscape plan can be requested via condition, it has been satisfied that the landscape strategy and the PEA recommendations will ensure biodiversity gain is delivered in accordance with policy 3 of NPF4. Page 110 of 138
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The landscape strategy, boundary treatments and the quality of the building design and finish will ensure the development contributes positively to the place in accordance with policy 14 of NPF4. The landscape strategy in particular provides for a good quality frontage to the site, with provision for avenue tree planting to the front of the school, and a landscape buffer to screen the car park in the southeast corner of the site. The developer has demonstrated compliance with Policy I7 of the LDP via the Energy Statement. The development makes provision for community use through the outdoor pitch and the community gardens which are located in the northeastern corner of the site. These will enhance provision for play, recreation and sport in accordance with policy 21 of NPF4. It is noted that the masterplan for Dargavel Village makes provision for residential development on plot E2 to the southeast, and plots W1-W5 on the opposite side of the western link road. While planning permission is not in place for the development of these sites, the amenity of future residents on these plots (and on plots N1 and N2 to the northwest) is a material consideration. Environmental Protection have recommended conditions to mitigate potential nuisance impacts at the primary school with regard to noise, odours and lighting. This includes a restriction in the operating hours of the sports pitch. These conditions will be attached to ensure the amenity of future residents is protected. A sustainable drainage strategy for the site has been developed which integrates into the wider strategic drainage and flooding strategies which have been developed at Dargavel Village. The site is not considered to be at risk from fluvial or pluvial flooding. The development is considered to comply with policies 22 of NPF4 and I3 of the LDP. Finally, as the development constitutes the sustainable redevelopment of a brownfield site in accordance with the approved masterplan for Dargavel Village, it is considered to align with policies 1 and 2 of NPF4. Section 75 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 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 111 of 138
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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. 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 setting out the proposed methods for implementing all remedial recommendations contained with the site investigation report and including (where relevant) a materials management plan 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. 3. That prior to occupation of the primary school: 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. 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 OR NR35 between the hours of 0700 and 2300 hours with no plant operating outwith these 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. For an explanation of noise rating curves, refer to BS 8233:2014 Sound insulation and noise reduction in buildings- code of practice, Annex B. Reason: In the interests of safeguarding residential amenity. 5. That the sports pitch hereby approved shall not operate past 10pm Monday to Friday and 6pm Saturday and Sunday unless otherwise first agreed in writing with the Planning Authority. Reason: In the interests of safeguarding residential amenity. 6. That prior to the occupation of the primary school, 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 the 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. The approved scheme shall thereafter be installed at the primary school and made operational prior to Page 112 of 138
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it being occupied and shall remain operational for duration that the primary school is operational. Reason: In the interests of safeguarding residential amenity. 7. That prior to the occupation of the primary school, the applicant shall undertake a survey to determine the impact of floodlighting from the proposed development 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 shall be submitted to and approved by the Planning Authority and 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 does 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 works which form part of the approved lighting scheme shall thereafter be implemented on site before the development becomes operational, and maintained thereafter for the life of the development, unless otherwise agreed in writing with the Planning Authority. Reason: In the interests of safeguarding residential amenity. 8. That prior to the commencement of any construction works, the applicant 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 (including retaining walls), or other method of enclosure to be installed at the site. 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. Reason: To ensure the methods of enclosure are of a suitable design in the interests of visual amenity. 9. That prior to the commencement of any construction works, full details of soft and water landscaping works shall be submitted to and approved in writing by the Planning Authority. The details shall include: - Details of any existing trees or hedgerows and methods for their protection during the construction phase. - The species, number and spacing of all proposed trees, shrubs, hedgerows, areas of grass/wildflower seeding, and turfing. - All areas of hard standing including location and materials. Page 113 of 138
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- All areas of surface water including ponds, and measures for the sustainable management and drainage of surface water where applicable. - All biodiversity and habitat enhancements taking cognisance of the recommendations set out in appendix 10 of the Preliminary Ecological Appraisal by Wild Surveys dated 21st October 2024. - A timetable for the implementation of the soft and water landscaping works. - 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 scheme shall thereafter be implemented as approved. No subsequent alterations to the approved landscaping scheme are to take place unless submitted to and approved in writing by the Planning Authority. 10. That the recommendations set out in section 5.2 of the approved Preliminary Ecological Appraisal by Wild Surveys dated 21st October 2024 shall be implemented on site during the full construction phase of the primary school hereby approved. Reason: To safeguard protected species. 11. That prior to the commencement of any construction works on site, the applicant shall first submit for the written approval of the Planning Authority, a plan and specification detailing the location and design of a controlled pedestrian crossing (including any such temporary arrangements) over the western link road to connect the application site with development plots N1 and N2. The approved controlled pedestrian crossing (including any such temporary arrangements) shall thereafter be implemented in accordance with the approved details prior to the occupation of the primary school. Reason: To ensure there is a safe connection between the school and the residential plots to the northwest. 12. That prior to the commencement of any works on site, the applicant shall submit for the written approval of the Planning Authority a swept path analysis which demonstrates that the site can be serviced by a 9.93m long refuse collection vehicle. The vehicle must be able to enter and exit the site in a forward gear. Any modifications to the layout to accommodate the refuse collection vehicle must thereafter be implemented as part of the development to the satisfaction of the Planning Authority. Reason: To ensure the site can be accessed by a refuse collection vehicle in a safe manner. 13. That prior to the commencement of any works on site, the applicant shall submit for the written approval of the Planning Authority a plan and specification detailing the final design of all site access and egress points. The plan and specification shall detail the access and egress design, geometry, associated kerbing and surface finish. Only the approved access and egress designs shall thereafter be implemented on site as part of the development. Reason: To ensure the site can be accessed in a safe manner. Advisory Note(s) Page 114 of 138
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None. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title WS4913.24 Preliminary Ecological Appraisal by Wild Surveys dated 21st October 2024. P81-ZZ-ZZ-01-DR-A-PL0002 P02 Location Plan P81-ACM-ZZ-ZZ-DR-PL- 000010 P01 Site Location Plan P81-ACM-ZZ-ZZ-DR-PL- 000101 P01 Proposed Finish Levels P81-ACM-ZZ-ZZ-DR-PL- 000102 P01 Proposed Hardworks Layout P81-ACM-ZZ-ZZ-DR-C-000103 P01 Proposed Kerbing Layout P81-ACM-ZZ-ZZ-DR-PL- 000111 P01 Swept Path Analysis Standard Rigid Bus P81-ACM-ZZ-ZZ-DR-PL- 000112 P01 Swept Path Analysis Fire Tender P81-ACM-ZZ-ZZ-DR-PL- 000250 P01 Proposed Drainage Layout P81-ACM-ZZ-ZZ-DR-PL- 000251 P01 Exceedance Flood Routing Plan P81-ACM-ZZ-ZZ-DR-PL- 000252 P01 Info drainage Schematic Layout P81-ACM-ZZ-ZZ-DR-PL- 000300 P01 Proposed Earthworks Layout P81-ERZ-ZZ-ZZ-DR-L-0001 P09 Landscape Plan P81-ERZ-ZZ-ZZ-DR-L-0002 P03 Softworks Plan P81-ERZ-ZZ-ZZ-DR-L-0003 P05 Boundaries Plan P81-ERZ-ZZ-ZZ-DR-L-0004 P04 Furniture Plan P81-ERZ-ZZ-ZZ-DR-L-0005 P04 Hardworks Plan P81-ERZ-ZZ-ZZ-DR-L-1000 Elevation and Section P81-JMA-01-00-DR-A-PL0001 P01 Proposed GA Plan Level 00 P81-JMA-01-01-DR-A-PL0001 P01 Proposed GA Plan Level 01 P81-JMA-01-02-DR-A-PL0001 P01 Proposed GA Plan Level 02 P81-JMA-01-RL-DR-A-PL0001 P01 Proposed GA Plan Roof Level P81-JMA-01-ZZ-DR-A-PL1001 P01 Proposed Sections P81-JMA-01-ZZ-DR-A-PL2001 P01 Proposed Elevations P81-JMA-01-ZZ-DR-A-PL2002 P01 Proposed Bay Study Elevations 1 of 2 P81-JMA-01-ZZ-DR-A-PL2003 P01 Proposed Bay Study Elevations 2 of 2 P81-JMA-XX-ZZ-DR-A-PL1001 P01 Proposed Site Sections P81-JMA-ZZ-00-DR-A-PL0001 P02 Proposed Site Plan P81-JMA-ZZ-ZZ-DR-PL0003 P02 Existing Site Plan For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk Page 115 of 138
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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. Item 4(f) Page 117 of 138
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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 Page 118 of 138
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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. Page 119 of 138
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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: Page 120 of 138
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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. Page 121 of 138
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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 Page 122 of 138
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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 Page 123 of 138
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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. Page 124 of 138
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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 Page 125 of 138
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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. Page 126 of 138
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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 Page 127 of 138
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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 Page 128 of 138
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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. Page 129 of 138
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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. Page 130 of 138
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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 Page 131 of 138
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 18th March 2025 Reference No 25/0018/PP Application Type Planning Permission (Local) Proposal Subdivision of flatted dwelling plot and erection of building comprising of four workshops/garages with associated works Location Rear of 22 Knockhill Road, Renfrew Ward 2 - Renfrew South and Gallowhill Community Council Renfrew Community Council Applicant Mr Giulio Girasoli 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=SQ6POPMWN0400 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 the appointed officer, however in this instance Councillors Paterson, Shaw and Hughes have requested that the application be determined by the Board in order to allow consideration of the impact the proposal would have in respect of the local character of the area, residential amenity and environmental quality. Proposal This application seeks planning permission for the subdivision of a flatted dwelling plot, the erection of a building containing four workshops/garages and associated landscaping works. The garden ground of 22 Knockhill Road, which currently measures 550m², would be subdivided. Approximately 140m² of garden would remain with the two flats at number 22 while the remaining 410m² of land would accommodate the proposed development. The four commercial garages/workshops would be located in a single building which would, at its maximum extent, measure 15.5 metres in width by 11.9 metres in depth. The structure would have a mono pitched roof that would measure approximately 3 metres in height to the tallest point. The area between the front of the building and the access onto the public road would be finished in tarmac to provide vehicular access. 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 found to the northwest but cannot be accessed from the application site. 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. Item 4(g) Page 133 of 138
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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; if no history is listed then planning has no record of previous applications for the site. Consultations ▪ Glasgow Airport Safeguarding - No objection, subject to advisory note regarding the use of cranes. ▪ The Coal Authority – Object on the grounds that a Coal Mining Risk Assessment is required. ▪ Chief Executive's Service (Roads Development) - Object on the grounds that no designated pedestrian access is provided, no details have been submitted demonstrating how the units will be served and no space for vehicles larger than a car to turn within the site and exit in a forward gear is provided. Roads Development also object on the grounds that no parking provision shown in the layouts presented and that there is no space within the site to provide parking. ▪ Environment, Housing & Infrastructure (Env. Protection) - No objection. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: ▪ Object - 37 ▪ Support - 0 ▪ Neutral - 0 The issues raised can be summarised as follows: ▪ There would be no benefit to local residents. ▪ Traffic and parking concerns. ▪ The garages/workshops would raise noise issues, including late at night. ▪ Would negatively impact house prices. ▪ Loss of privacy for nearby properties. ▪ The development would increase insurance premiums. ▪ The proposal would disturb wildlife. ▪ Would impact on the security of nearby properties. ▪ Would be visible from residential properties. ▪ The development would overshadow neighbouring properties. ▪ Would reduce the daylight received into residential properties. ▪ The hard landscaping would have a detrimental impact on drainage. 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 134 of 138
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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 9 - Brownfield, vacant and derelict land and empty buildings ▪ Policy 13 - Sustainable transport ▪ Policy 14 - Design, quality and place ▪ Policy 26 - Business and industry 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 - Creating Places 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. None. Planning Assessment Policy P1 of the Local Development Plan supports the continuance of the built form, where the development would be compatible with and complementary to surrounding uses. Similarly, Policy 26 of NPF4 states that proposals for business and industry should consider the impact the development would have on the residential amenity of surrounding properties. The relevant Supplementary Guidance sets out five criteria for the creation of successful places. The application has been assessed against these five criteria alongside various statutory development policies to establish whether it is acceptable for the location: Access and Connectivity The proposal would make use of an existing access off Knockhill Road, and the site is well served by the existing road network. However, Roads Development have objected to the proposal on the grounds that no segregated pedestrian access to/from the site has been provided and that inadequate parking is proposed within the application site, which would potentially adversely impact existing on street parking and put additional parking pressure on Knockhill Road. Page 135 of 138
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Furthermore, Roads Development note that there would be no opportunity for a vehicle larger than a car to turn within the site, potentially leading to safety issues with vehicles reversing out onto a road that has limited visibility due to on street parking. The proposal is considered to be contrary to Policy 13 of NPF4 in this regard in that the transport requirements generated have not been considered in line with sustainable travel hierarchies. It is therefore not considered that the access arrangements are suitable and would raise road safety concerns. Environment and Community The subdivision of the plot would unacceptably reduce the garden ground available to the two flats at 22 Knockhill Road, with the space available going from 550m² to 140m². In addition, the resulting garden space would be smaller than the space found at nearby properties. The Coal Authority have also objected to the proposal on the grounds that it sits within a high-risk area and no Coal Mining Risk Assessment has been submitted to demonstrate that the site is safe for development. The proposal is therefore contrary to Policy 9 of NPF4 in that it has not been demonstrated that the land can be made safe for development. The impact the development would have on the surrounding environment is therefore considered to be unacceptable. Context and Character The building containing the garages/workshops would be located approximately 6 metres from the garden ground of the nearest residential property and 12.5 metres away from the dwelling itself, with additional residential properties found in similar proximity to the site. Due to the application site’s location within a homogenous residential area, the noise associated with the use and servicing of the four commercial garages/workshops would negatively impact the residential amenity of nearby properties. Although the Westway industrial park is found to the northwest, the nearest building within the industrial park is over 50 metres away so has less of an impact on the amenity of the residential properties than the proposed development would. The proposed development would therefore be incompatible with, and would adversely impact the amenity of, the surrounding residential area by virtue of noise, increased footfall and activity and disturbance beyond what would typically be considered acceptable for an established residential environment. It is considered that the proposal would be out of keeping and harmful to the residential character and amenity of the area and contrary to the relevant policies, including Policy 14 of NPF4 in that it is not conducive to the creation of a pleasant place. Buildings and Design The structure would be finished with grey render and would feature dark grey windows and doors while the shallow pitched roof would be finished in grey membrane. The choice of finishing materials raises no design concerns. Given the roof would measure only 3 metres in height to the tallest point, it is not considered that the structure would overshadow neighbouring properties to an unacceptable degree. Furthermore, any overshadowing that may occur would be limited in duration. Page 136 of 138
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As the structure would be 12.5 metres away from the nearest residential property it is not considered that it would reduce the volume of internal light received by these properties. The windows to the rear would raise no privacy concerns while additional fencing could prevent the openings on the front elevation from causing privacy issues for nearby residential properties. To accommodate access to/from the site it is proposed that the existing area of grass would be replaced with tarmac. However, given the tarmac would cover an area measuring approximately 200m² and would measure 26 metres in length at its maximum extent, it is not considered that such a large area of tarmac is suitable for use in a residential area. While the finish to the structure itself is considered acceptable, the associated landscaping works would have an unacceptable impact on visual amenity of the surrounding area. Layout and Form The commercial units would be located to the rear of residential properties in a well- established homogenous residential area. The subdivision of the plot and the back land nature of the development is considered unacceptable given the proposed layout and associated structures would have no relationship with the nearby residential properties or the established building line on Knockhill Road. Furthermore, the layout of the development gives rise to the road safety issues discussed earlier in the report. Representations The potential for the development to negatively affect property prices and insurance premiums are not material planning considerations. The fact that the development would be visible from residential properties and the potential for the security of existing properties to be affected are also not material planning considerations. Given the application site is currently an area of garden ground it is not considered that the proposal would have an impact on wildlife within the wider residential area. All other relevant and material planning issues have been addressed in the assessment section of the above report. 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 not considered that the proposal would accord with the relevant provisions of the Development Plan. The proposal is contrary to Policy P1 of the Local Development Plan and Policy 26 of NPF4 in that it would not be compatible with the existing built environment and would have an unacceptable impact on the amenity of the surrounding residential area. The proposal is also contrary to Policy 9 of NPF4 in that it has not been demonstrated that the land can be made safe for development, Policy 13 in that the transport requirements generated have not been considered in line with sustainable travel hierarchies and Policy 14 in that it would not improve the quality of the surrounding area. There are no other material considerations. Planning permission should therefore be refused. Recommendation Page 137 of 138
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Refuse planning permission. Reason(s) for Recommendation 1. The proposed development is contrary to Policy P1 of the Local Development Plan, the New Development Supplementary Guidance on Creating Places as well as Policies 14 and 26 of National Planning Framework 4 in that the proposed development would not be compatible with the existing built residential environment, would have an unacceptable impact on the amenity and character of the surrounding residential area and would not be conducive to the creation of a pleasant place. 2. The proposed development is contrary to Policy 13 of National Planning Framework 4 and the New Development Supplementary Guidance on Creating Places in that the transport requirements generated from the proposal have not been considered in line with sustainable travel hierarchies. 3. The proposed development is contrary to Policy 9 of National Planning Framework 4 and the New Development Supplementary Guidance on Creating Places in that an appropriate Coal Mining Risk Assessment has not been submitted to demonstrate that the site is safe and suitable for the proposed development. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title 156-07 Location and Block Plan 156-01 Proposed Site Plan 156-02 Proposed Plan and Visuals 156-03 Proposed Plan and Elevations 156-04 Proposed Sections A-A and B-B 156-05 Existing and Proposed Roof Plan 156-06 Specification For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk Page 138 of 138