Agenda Document Pack - Planning and Climate Change Policy Board - 20/05/2025
Renfrewshire Council · 20 May 2025
Back to Planning and Climate Change Policy Board — 20 May 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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14/05/2025 Notice of Meeting and Agenda Planning and Climate Change Policy Board Date Time Venue Tuesday, 20 May 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: 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. 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. 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 MARK CONAGHAN Head of Corporate Governance
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14/05/2025 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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14/05/2025 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 Update on Renfrewshire’s Climate Change Action Report by Director of Environment Housing and Infrastructure. 1 - 8 2 Public Bodies Climate Change Duties: Proposed Updated Draft Guidance Report by Director of Environment, Housing and Infrastructure. 9 - 18 3 Planning Applications List of planning applications to be determined by the Board. 19 - 20 3(a) 24/0800/PP - Demolition of rear hall, erection of two storey rear extension, conversion of building to form three residential units and associated alterations at 19 Lawn Street, Paisley PA1 1HD by the Kirk Session of Paisley Abbey 21 - 28 3(b) 24/0801/LB - Demolition of rear hall, erection of rear extension and conversion of front building to form residential units and associated external alterations at 19 Lawn Street, Paisley PA1 1HD by the Kirk Session of Paisley Abbey 29 - 34 3(c) 24/0829/LB - Demolition of Grade C Listed former dormitory building at St Joseph's Nursing Home, Kilbirnie Road, Lochwinnoch, PA12 4DY by Graisley Investments Ltd 35 - 42
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14/05/2025 3(d) 25/0007/EAC - Formation of up to 750MW Battery Energy Storage Facility, comprising of up to 88 battery storage container blocks and associated infrastructure, storage containers, welfare facility, diesel generators, CCTV and lighting columns and associated access, internal access roads, hard and soft landscaping, SuDS Basin and perimeter fence at Neilston Grid Electricity Sub-station Complex, Gleniffer Road, Paisley by Energy Consents Unit. 43 - 66 3(e) 25/0032/PP - Demolition of single storey commercial units and redevelopment of yard comprising of the erection of a two story office, workshop and storage facility with associated access, parking, fencing and associated works at 108 Hawkhead Road, Paisley PA2 7BA by Mr Greg Chalmers Lambert + Son Properties Ltd . 67 - 74 3(f) 25/0059/PP - Erection of sub-station with associated apparatus, fencing, de-mountable floodlights and access track at BAE Land UK - Environmental Test Facility, Glenluce Drive, Bishopton by Scottish Power Energy Networks. 75 - 102
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1 ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 20 May 2025 ___________________________________________________________________ Report by: Director of Environment Housing and Infrastructure ___________________________________________________________________ Heading: Update on Renfrewshire’s Climate Change Action ___________________________________________________________________ 1. Summary 1.1 In August 2022, Renfrewshire’s Plan for Net Zero (Ren Zero) was published in response to a Climate Emergency being declared in Renfrewshire in 2019. Since then, significant progress has been made towards achieving the commitment to working towards Net Zero by 2030 for both the Renfrewshire area as a whole and Renfrewshire Council as an organisation. 1.2 Renfrewshire’s Plan for Net Zero sets out the strategic framework required to work towards our ambitious climate change targets in Renfrewshire. The plan outlines the strategic direction in Renfrewshire and highlights the importance of working together across the Council and beyond to ensure projects, programmes and approaches complement each other; optimise expertise and experience; and maximise resources while closely aligning with our Council and Community Plans, and national and local policies and strategies. 1.3 With the overarching strategy in place, a detailed delivery plan is required which outlines the priority areas and specific activities which will be taken forward in the short to medium term to support our strategic, climate related objectives. This captures and builds upon the range of climate related activity already underway in Renfrewshire. 1.4 This report outlines the progress made to date in Renfrewshire and the priority areas and planned activity moving forward. Alongside this paper, the Climate Change Duties Report provides an overview of the draft updated statutory guidance in Scotland, and Renfrewshire’s current position in relation to the draft targets and commitments. Item 1 PACC200525 Page 1 of 102
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2 2. Recommendations It is recommended that members of the Planning and Climate Change Policy Board: 2.1 Notes that this report provides a summary of the climate action undertaken and progress to date; and 2.2 Notes the priority areas and specific activity to be taken forward to support Renfrewshire’s strategic climate objectives. 3. Background 3.1 The Scottish Government has made a legislative commitment to reach Net Zero emissions by 2045. The commitment was made under the Climate Change (Scotland) Act 2019. The Act was amended in November 2024, and in place of annual and interim targets, a five-year carbon budgeting system has been introduced. From 2026 onwards, each year will be covered by a carbon budget relating to the amount of greenhouse gases permitted during that 5-year period. This shift aims to provide a more realistic framework for long-term climate planning. Despite this change, the Scottish government has reaffirmed its commitment to achieving net-zero emissions by 2045. 3.2 Renfrewshire’s Plan for Net Zero aligns with the key priorities at national level and there have been a range of success stories to date locally including joint working with communities in establishing the community climate fund, delivering active travel infrastructure across the area and early work looking at alternative energy sources such as waste heat recovery used in the AMIDS district heating network. 3.3 However, it is recognised that to achieve our long-term objectives, the scale and pace of change to be delivered over the coming years has to be accelerated. To do so, clear priority areas and tangible actions to be developed and delivered have been identified. 4 Strategic priority areas 4.1 Renfrewshire’s Plan for Net Zero is centred around 5 main themes: Clean Energy – minimising energy demand, maximising energy efficiency and transforming our energy systems to deliver clean, affordable energy for all. Sustainable Transport – Maximising sustainable transport opportunities to deliver an inclusive, affordable transport system that provides choices for all. Resilient Place – Optimising biodiversity and nature locally to enhance our natural environment and maximising green economic opportunities while planning and preparing for impacts of climate change. Circular Economy – Making Renfrewshire a circular economy society: minimising waste and maximising reuse, recycling and recovery of resources rather than treating them as waste. Connected Communities – Empowering communities by ensuring an inclusive and just transition to net zero with social justice and health and wellbeing at its core for current and future generations. Page 2 of 102
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3 4.2 Recognising the enormity of the Climate Change agenda and the commitment to achieving significant, ambitious objectives, the Plan stressed the importance of everyone in Renfrewshire playing their part alongside increased partnership working and collaboration to optimise opportunities. As such, Renfrewshire Council aims to play a leadership role by striving to become a net zero organisation while working closely with businesses, partners and stakeholders to make radical, but essential, changes in Renfrewshire. Climate Change cannot be tackled with solely internal transformation within the Council – Renfrewshire Council makes up around 2.5% of the emissions of the area but can influence around 33% of the area’s emissions through sectors that are directly shaped by local authority practice, policy or partnerships. 4.3 Therefore, in the short to medium term the Council intends to focus its efforts on a number of key areas, both in terms of its own practices and to support communities and all stakeholders to contribute. These include: Transforming our approach to the provision of clean, renewable energy and sustainable transport in Renfrewshire. This will include decarbonising our public buildings and ensuring our fleet and travel behaviours are as sustainable as they can be. Continuing to think innovatively, to explore external funding and investment opportunities and to identify new ways to bring cost savings and generate revenue to reinvest in sustainable practices. Improving our local community areas by greening our estate and footprints, directed by a local Offsetting Strategy which will be incorporated within a newly developed Adaptation Plan, and Informing, educating and upskilling our staff and communities to support them to contribute to climate action. This will include the development of a Ren Zero community engagement programme, reiterating the importance of climate action being everyone’s business. 4.4 The priority areas are not exhaustive, and the Council will continue to explore opportunities and develop supporting plans across each of the themes, building on the work already completed or in progress. 5. Current activity / progress to date 5.1 Since the publication of Renfrewshire’s Plan for Net Zero, significant activity has been undertaken locally to support our climate change objectives. 5.2 Establishing a Sustainability Team As part of enhancing the Council’s structure in response to the climate challenge, a centralised Sustainability Team has been established in the Environment, Housing and Infrastructure Service. The team will lead on the climate responsibilities the Page 3 of 102
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4 Council has and advance our net zero aspirations further. This will involve working across the Council with the aim of decarbonising our public buildings and ensuring our fleet and travel behaviours are as sustainable as they can be. 5.3 Local Heat & Energy Efficiency Strategy (LHEES) Following the successful delivery of the Advanced Manufacturing Innovation District Scotland (AMIDS) district heating network, feasibility studies have been completed to expand the current network as well as exploring additional district heating networks in Paisley. Renfrewshire Council has been successful in securing Scottish Government grant funding to take these feasibility studies to develop Outline business Cases for potential heat networks in Paisley Central and an extension of AMIDS, with partnership working to optimise the opportunities including UWS, OneRen, NHS, Scottish Water and Glasgow Airport 5.4 Sustainable Travel A review of the current Sustainable Travel pool car system is underway with plans to relaunch a Sustainable Travel Initiative which will include a focus on reducing business travel. The project will focus on a planning model which will encourage a more sustainable travel culture across the council by providing staff with a reviewed hierarchy of travel, a review of the current electric vehicle pool vehicles, re- introduction of pool bikes and looking at the possibility of introducing new staff incentives. The project will support several objectives including reduced spend on annual business miles claims, decreased carbon emissions through sustainable practices and enhanced employee accessibility to shared transport options. 5.5 Sustainable Planned Infrastructure Works The Sustainability team are working closely with colleagues across other Council Services to ensure sustainability is prioritised within major infrastructure programmes of work. This includes Housing Regeneration, the development of our Learning Estate and the decarbonisation of our public buildings. Renfrewshire Council are one of four local authorities in the West of Scotland who are working with BE-ST and Hub West to develop individual route maps for Local Authorities, share and collaborate best practice but also to deliver a review of data and allow a representation of architypes of buildings across the West Region to prevent duplication of work across the local authorities. 5.6 Ensuring Climate Change Considerations inform Strategic Planning Renfrewshire Council is currently developing processes and tools in relation to ensuring climate change considerations are mainstreamed across the organisation and that climate change systemically informs strategic investment planning and decision-making processes - through carbon literacy training as well as the development and piloting of Climate Change Impact Assessments. 5.7 Climate Change Impact Assessments are a support tool to demonstrate how policies, plans and proposed projects being developed by the Council will impact wider emissions and the wider environment. They also help to raise awareness. They’re Page 4 of 102
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5 designed to provide value in determining how decision making will impact emissions, the main climate impacts and benefits of any given decision and measure how these decisions align with the Council’s net zero commitment principles in practice and the impact on targets and progress. The impact assessment is currently being piloted across a number of projects, prior to being finalised and rolled out across the Council. 5.8 Carbon Literacy Training has been rolled out to Managers across the Council, with 95 Managers/Lead Officers having completed the course. Officers are currently exploring options around developing this training into an online training module with a view of rolling this out to all employees. 5.9 Carbon Budget. An overarching Council carbon budget is being developed to improve understanding of how our emissions relate to the services we provide and reductions needed in order to adapt to delivering the same high quality local services in a way that is fit for a resilient, net zero future ensure. It enables monitoring of progress and also ensures cross-Service accountability, with departments identifying actions and projects that contribute to targets. 5.10 Local Renewable Energy Systems The Council is exploring large scale renewable energy generation in collaboration with multiple internal services and external specialists to evaluate sites in Renfrewshire that could be commercially viable. This aims to optimise locally generated energy opportunities and maximise the renewable energy generated locally being used locally. This approach increases energy security and resilience, brings about increased emissions reductions; provides opportunities for increased energy cost savings at a local level; more cost effective, locally sourced energy, revenue generation and enhanced community benefits. 5.11 Internal Recycling Projects The Sustainability Team are currently working with colleagues to maximise recycling opportunities across the Council estate. Following a successful rollout across the school estate, an initial public buildings project is focussing on the implementation of full recycling facilities within Renfrewshire House, which would then be rolled out across the learning estate. 5.12 Public EV Charging Infrastructure As part of the Glasgow City Region, Renfrewshire will benefit from a share of £3.5 million of funding to accelerate the delivery of public EV Charging Infrastructure, which should see over 3,000 additional charge points installed over the coming years. The project is currently being scoped out, with suitable locations being identified and prioritised based on clear metrics such as deprivation, flood risk and existing local infrastructure. Page 5 of 102
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6 6 Planned activity 6.1 A number of supporting strategies and plans are currently being developed as set out as priority actions within the approved Plan for Net Zero. The plans will set out our strategic approach to reduce carbon emissions, address the local impacts of climate change and accelerate more sustainable use of resources. 6.2 A new Carbon Management Plan is current being developed which will outline the key actions and set targets for reducing carbon across the organisation including waste, street lighting, utilities within our estate, transport and staff travel. The Plan is expected to be finalised for approval in late summer 2025. 6.3 An Adaptation Plan will capture adaptation solutions and outline a phased programme of priority actions which are designed to respond to and address the local impacts of climate change that are already happening, as well as prepare for future climate risks across the Renfrewshire area. These actions will be centred around communities, security and resilience, infrastructure and our local environment. The plan is expected to be finalised in April 2026. 6.4 A Circular Economy Strategy will set out a transformational approach to accelerate more sustainable use of resources across the waste hierarchy to reduce emissions associated with resources and waste. The Strategy will prioritise and focus on key actions to meet local and national targets based on data, local priorities and stakeholder engagement. The plan is expected to be finalised in 2026. 7 Capital funding programme 7.1 The Council has received capital funding of £1.167m from the Scottish Government to support projects which reduce our carbon emissions. Several potential projects have been identified which are considered to be most impactful in terms of the associated benefits balanced with the investment required to implement. The projects are outlined as part of a proposed three-year delivery plan, detailing the indicative investment and the projected benefits. Project Indicative Investment Projected Benefits Building Management Systems (BMS) Installation and upgrade of BMS across the estate to maximise energy efficiency £560k Drive efficiencies within utility usage and have a positive impact on the Council’s emissions. Solar PV (Photovoltaic) Expansion Extension of Solar PV Array across 15 existing public buildings and installing a new system at St Fillan's Primary School. £815k Expansion of renewables will deliver a reduction in the Council’s emissions. Airgon Units Implementation Implementation of air reduction technology across 68 properties. £408k Reduce maintenance of heating systems and increase energy efficiency across public buildings. Page 6 of 102
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7 Windfarm Feasibility Progressing a feasibility study to identify opportunities and benefits of a potential largescale windfarm in Renfrewshire. £100k Such projects can offer significant benefits including renewable and clean energy, cost-effectiveness and land use. Linwood Moss Solar Farm Progressing a feasibility study into an Investment Grade Business Case to deliver a large-scale solar farm on Linwood Moss former landfill site. £50k Increased production of clean, renewable energy and opportunity for savings on energy costs. Electric Vehicle (EV) Fleet Expansion Purchase of additional EVs to expand the Council’s existing EV fleet. £380k Supporting the Council’s objective to ensure our fleet and travel behaviours are as sustainable as they can be. EV Infrastructure Improvements/ Expansion Expanding and improving the Council’s existing EV charging infrastructure. £380k Supporting the Council’s objective to ensure our fleet and travel behaviours are as sustainable as they can be. Set Up Costs for Recycling Related Projects Maximising recycling opportunities across the Council - Initial project to implement full recycling facilities within Renfrewshire House. £25k Supports the Council to minimise the impact of waste and raises awareness of sustainable practices amongst staff. Marketing and Communications £50k Supports communication and engagement with communities and stakeholders through the delivery of a Ren Zero community engagement programme. 7.2 The total indicative investment of the areas identified above is £2.765m. The available capital budget of £1.167m will support partial delivery in 2025/26, however future additional funding will be required to implement all aspects of the delivery plan in its entirety over the three-year period. 7.3 As progress continues in the delivery and implementation of the outlined areas within this report, frequent updates will be provided to the Planning and Climate Change Policy Board. Page 7 of 102
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8 Implications of the Report 1. Financial – None directly arising from this report. 2. HR & Organisational Development – None directly arising from this report. 3. Community/Council Planning – None directly arising from this report. 4. Legal - None directly arising from this report. 5. Property/Assets - None directly arising from this report. 6. Information Technology – None directly arising from this report. 7. Equality and Human Rights - The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report because it is for noting only. If required following implementation, the actual impact of the recommendations and the mitigating actions will be reviewed and monitored, and the results of the assessment will be published on the Council’s website. 8. Health and Safety – None directly arising from this report. 9. Procurement – None directly arising from this report. 10. Risk – None directly arising from this report. 11. Privacy Impact – None directly arising from this report. 12. Climate Risk – this report details work being undertaken and progress made by Renfrewshire Council in response to the climate emergency. 13. Children’s Rights - None directly arising from this report. 14. COSLA Policy Position – this work aligns with COSLA’s current work alongside the Scottish Government in response to the climate emergency. ___________________________________________________________________ List of Background Papers: None Author: Jamie Robertson, Sustainability Manager Environment, Housing and Infrastructure Page 8 of 102
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___________________________________________________________________ To: Planning and Climate Change Policy Board On: 20 May 2025 ___________________________________________________________________ Report by: Director of Environment, Housing and Infrastructure ___________________________________________________________________ Heading: Public Bodies Climate Change Duties: Proposed Updated Draft Guidance ___________________________________________________________________ 1. Summary 1.1 Public Bodies Climate Change Reporting Duties place a legal requirement on public bodies to set target dates for emission reductions; report on how spending and resource will contribute to these targets; and contribution to Scotland’s Climate Change Adaptation Programme. 1.2 Scottish Ministers are required to provide public bodies with guidance, to support them in putting their climate change duties into practice. Statutory guidance for public bodies was originally published in 2011 and requires to be updated in line with related legislation and increased knowledge around carbon reporting. 1.3 There is currently a live public consultation regarding proposed updated draft statutory guidance, which focuses on how public bodies should approach putting climate change duties into practice, including importance of leadership and governance. A response to the consultation will be submitted on Renfrewshire Council’s behalf prior to the closing date of 23 May 2025. 1.4 This paper outlines the proposed recommendations within the draft statutory guidance for each of the climate change duties that public bodies must comply with - setting out Renfrewshire Council’s current position, including areas that the Council is already fully compliant and work areas already being progressed within the Council that would demonstrate compliance for any proposed future changes. 2. Recommendations It is recommended that the Planning and Climate Change Policy Board: Item 2 PACC200525 Page 9 of 102
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2.1 Note that this report provides a summary of the draft statutory guidance for Public Bodies Climate Change Duties; and 2.2 Note the alignment with Renfrewshire’s Plan for Net Zero and the areas already being strengthened ahead of any proposed changes in line with the draft statutory guidance. 2.3 Note the Council’s proposed position of being broadly supportive in response to the draft statutory guidance consultation. 3 Background 3.1 It is acknowledged that the public sector plays a vital role in enabling Scotland’s aim of a just transition to net zero and climate resilience. The Climate Change (Scotland) Act 2009 places statutory duties on relevant public bodies, known as the public bodies climate change duties. 3.2 The three climate change duties that public bodies must comply with relate to acting in a way that: is best calculated to contribute to the delivery of emissions reduction targets (also known as mitigation) is best calculated to help deliver Scotland’s Climate Change Adaptation Programme, and is considered most sustainable. 3.3 To comply with the requirements of the Climate Change (Duties of Public Bodies: Reporting Requirements) (Scotland) Order 2015 as amended by the Climate Change (Duties of Public Bodies: Reporting Requirements) (Scotland) Amendment Order 2020, Renfrewshire Council is required to prepare an Annual Report detailing progress in mitigation and adaptation to climate change. 3.4 Reporting year 2021-22 saw updates to the statutory reporting template as a result of the Climate Change (Duties of Public Bodies: Reporting Requirements) (Scotland) Amendment Order 2020, specifically new reporting requirements on: • emissions targets, and • how spend and resources are aligned with targets. 3.5 Scottish Ministers are required to provide public bodies with guidance, to support them in putting their climate change duties into practice. Statutory guidance for public bodies was originally published in 2011 and requires to be updated as, since then, related legislation in key areas including emission reduction targets and knowledge and methodologies around carbon reporting have moved forward significantly. 3.6 There is currently a consultation regarding proposed updated draft statutory guidance, which focuses on how public bodies should approach putting climate change duties into practice, including importance of leadership and governance. The guidance also has a focus on the importance of mainstreaming and embedding climate action and how to take climate change into account in decision making. The Council is broadly supportive of the draft guidance and plans to reflect this in Page 10 of 102
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response to the high-level questions contained within the consultation which closes on 23 May 2025. 3.7 In order to identify any potential implications for the Council, the proposed draft guidance and recommendations have been cross-referenced with Renfrewshire’s Plan for Net Zero and existing Council processes and activities as well as against new actions currently being undertaken, in order to benchmark and demonstrate compliance with the proposed new statutory obligations and identify areas that require to be strengthened. 3.8 As this paper highlights, Renfrewshire Council is already either fully compliant or is already addressing the key recommendations to demonstrate compliance within the draft statutory guidance ahead of time. Additional requirements proposed in the draft guidance had already largely been identified by Officers as areas that could be strengthened, based on best practice and development of improved processes and additional tools to support decision making and monitor and evaluate progress are already underway. 3.9 The additional requirements and action being taken by the Council are highlighted in the paper for consideration, setting out the alignment with the proposed statutory guidance ahead of time. 4. Updated Draft Statutory Guidance 4.1 Public bodies subject to the climate change duties are legally required to have regard to the statutory guidance. Dedicated chapters on each of the three climate change duties, as well as guidance on Leadership and Governance, highlight the key steps to demonstrate compliance for each within the draft guidance. Leadership and Governance 4.2 Public sector governance, leadership and commitment is vital to ensure climate targets and commitments are met at a local and national level. The table below sets out the steps to demonstrate compliance of the updated draft statutory guidance in relation to Leadership and Governance, with further detail on the Renfrewshire Council context in sections 4.3 to 4.4. LEADERSHIP & GOVERNANCE RENFREWSHIRE COUNCIL CONTEXT publishing a formal declared commitment to action on climate change ensuring climate change governance is integrated into the existing corporate governance approach embedding climate change into the management of risks and opportunities across the organisation reflecting climate action in the organisation’s corporate plans and annual reporting mechanisms ensuring that climate change considerations are mainstreamed across the organisation ALREADY IN PROGRESS Page 11 of 102
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ensuring that climate change systemically informs strategic investment planning and decision-making processes ALREADY IN PROGRESS ensure that taking effective climate action is a corporate priority, with commitment across the organisation actively seeking opportunities for partnership working with other public bodies embedding climate change and sustainable development within corporate learning and development programmes 4.3 Already Fully Compliant: Renfrewshire Council has strong climate related governance in place through the Climate Change Policy Board and the RenZero Oversight Group. Climate consideration is included within key Council policies and extensive engagement is undertaken with a range of stakeholders. 4.4 Areas in Progress: Although there is not currently a specific legal requirement for Councils to do so, Renfrewshire Council is currently developing processes and tools in relation to ensuring that climate change considerations are mainstreamed across the organisation and ensuring that climate change systemically informs strategic investment planning and decision-making processes - through carbon literacy training previously mentioned as well as the development and piloting of Climate Change Impact Assessments. The First Duty: Reducing Emissions (Climate Change Mitigation) 4.5 The table below sets out the steps to demonstrate compliance of the First Duty in the updated draft statutory guidance with further detail on the Renfrewshire Council context in sections 4.6 to 4.9. THE FIRST DUTY: REDUCING EMISSIONS RENFREWSHIRE COUNCIL CONTEXT develop a climate change strategy that includes net zero and other relevant targets and has regard to just transition principles develop and implement a carbon management plan or equivalent ALREADY IN PROGRESS develop action plans to deliver key elements of the carbon management plan, detailing interim steps, costs, timescales and dependencies ALREADY IN PROGRESS set up a process of monitoring and reporting, to report on performance against targets and action plans ALREADY IN PROGRESS ensure mitigation actions maximise co-benefits, e.g. improved public health, reduced inequalities and enhanced biodiversity, and minimise unintended consequences undertake the above giving due consideration to physical assets including buildings, land and fleet; staff and service users; and the services we deliver Page 12 of 102
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4.6 Already Fully Compliant: Renfrewshire Council has a climate change strategy with net zero targets, and a new carbon management plan is currently being developed. 4.7 Areas in Progress: The 3 areas which are in progress relate to the new Climate Change Plan template for Local Authorities that is proposed within the draft guidance. Within the Sustainability team, a new carbon management plan was already being developed with action plans sitting within that and monitoring and evaluation of progress. The Carbon Management Plan currently has a focus on Council emissions mainly (electricity, gas, water, fleet, waste, streetlighting and business miles). 4.8 The Climate Change Plan template in the draft guidance is more comprehensive than just the Council’s emissions. To ease resourcing pressures and for efficiencies, it is recommended for the future to incorporate our statutory requirements of the Climate Change Plan set out in the draft guidance into the Council’s Carbon Management Plan so there is one source of reporting, updating, etc. This would mean, if the guidance is accepted as it stands, the need to incorporate not just our own operational emissions, but also area-wide activities and emissions that may lie out- with our control, but that are within the Council’s sphere of influence. 4.9 All 32 Councils currently participate in the Scottish Climate Intelligence Service, which is a centralised data platform, tailored using data specifically for each local authority to understand, design, manage, prioritise and deliver action using a consistent methodology across organisational as well as area-wide emissions. The proposed Climate Change Plan template within the draft guidance aligns with the Scottish Climate Intelligence Service data and capabilities and will ensure consistent reporting across local authorities. The Second Duty: Adaptation 4.10 Public bodies have a duty to act in the best way calculated to help deliver the Scottish National Adaptation Plan. The table below sets out the steps to demonstrate compliance of the Second Duty in the updated draft statutory guidance with further detail on the Renfrewshire Council context in sections 4.11 to 4.14. THE SECOND DUTY: ADAPTATION RENFREWSHIRE COUNCIL CONTEXT undertake a climate related risk assessment or assessments ALREADY IN PROGRESS develop and implement an adaptation plan or plans with, as best practice, regard to just transition principles ALREADY IN PROGRESS ensure that appropriate climate risks are included on corporate risk registers note specific adaptation actions assigned in Scotland’s National Adaptation Plan (SNAP3) and align our work with these ALREADY IN PROGRESS actively seek to work in partnership with other organisations to develop and implement wider placed-based adaptation plans Page 13 of 102
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undertake the above giving due consideration to physical assets including buildings, land and fleet; staff and service users; and the services we deliver 4.11 Already Fully Compliant: As previously outlined, Renfrewshire Council are already compliant with regards to corporate risk registers, partnership opportunities and action around our assets, people and services. 4.12 Areas in Progress: One of the key actions within Renfrewshire’s Plan for Net Zero was to develop an Adaptation Plan for Renfrewshire. This is currently being developed and has a just transition, wellbeing and addressing inequalities at its core - with internal engagement and initial community engagement undertaken to date. It aims to develop adaptation solutions and implement a phased programme of priority actions that are designed to respond to and address the local impacts of climate change that are already happening, as well as prepare for future climate risks across the Renfrewshire area. 4.13 These actions will be centred around communities, security and resilience, infrastructure and our local environment. Data informed and data-led climate change risk assessments will be undertaken, but the draft statutory guidance also has a focus on lived experience and qualitative data that is harder to quantify. 4.14 When developing the Adaptation Plan it will align with relevant SNAP3 actions and indicators around nature, communities, public services, economies, industries and a just transition, including mainstreaming adaptation and embedding nature-based solutions when planning our local spaces. The Third Duty: Acting in the most sustainable way 4.15 The table below sets out the steps to demonstrate compliance of the Third Duty in the updated draft statutory guidance with further detail on the Renfrewshire Council context in sections 4.16 and 4.17. THE THIRD DUTY: ACTING IN THE MOST SUSTAINABLE WAY RENFREWSHIRE COUNCIL CONTEXT align their work to the National Performance Framework and delivery of the National Outcomes and, as best practice, to the just transition principles ensure that sustainable development is embedded in strategies, policies, plans and projects ALREADY IN PROGRESS integrate a sustainable development impact assessment, or equivalent, process into decision-making processes, including financial decisions ALREADY IN PROGRESS ensure that procurement activities are undertaken in line with relevant legislation and the Sustainable Procurement Duty monitor and evaluate policy implementation and outcomes against the five principles of the UK Shared Framework for Sustainable Development Page 14 of 102
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4.16 Already Fully Compliant: Scotland’s National Performance Framework is the overarching framework within which our work takes place, requiring us to align our work to the delivery of the national outcomes and just transition principles. The Council’s procurement activities are all undertaken in line with relevant legislation and Sustainable Procurement Duty. Renfrewshire Council doesn’t actively evaluate against the 5 principles of the Shared Framework for Sustainable Development, but we do apply all the principles: living within environmental limits; ensuring a strong, healthy and just society; achieving a sustainable economy; using sound science responsibly; and promoting good governance. 4.17 Areas in Progress: The use of Climate Change Impact Assessments will ensure that sustainable development is embedded in strategies, policies, plans and projects and can be incorporated into decision making. Reporting of Scope 3 Emissions 4.18 The final additional requirement for public bodies in the draft guidance relates to increased reporting of Scope 3 emissions. Currently Scope 1 and 2 emissions are mandatory, while Scope 3 are largely voluntary: Scope 1: sources controlled or owned by the Council, e.g. natural gas to heat our buildings, fuel in vehicles Scope 2: indirect emissions associated with the purchase of electricity Scope 3: are emissions we are indirectly responsible for as a result of our activities, but sources are not owned or controlled by us, e.g. business travel, waste collection and disposal, homeworking. 4.19 There are 15 categories of Scope 3 emissions – some we already report on as a Council; some categories which are not relevant for public bodies; and others that have huge complexities of methodology and accounting. Already it was expected that by 2027 local authorities would be reporting on additional Scope 3 emissions that were classed as Group 1, deemed to be “Practical and Feasible” – reasonably simple to collect data and report that would have a positive impact on monitoring and reducing emissions. This is the emissions outlined in the table below: Page 15 of 102
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AS A BASELINE, SCOPE 3 REPORTING EXPECTED TO INCLUDE GROUP 1 (PRACTICAL AND FEASIBLE) RENFREWSHIRE COUNCIL CONTEXT consumption of mains water waste and waste water business travel, including overnight stays PARTIALLY REPORT commuting and homeworking PARTIALLY REPORT fuel and energy-related emissions not included in scopes 1 and 2 4.20 Already Fully Compliant: Renfrewshire Council already include detail in annual Public Bodies Climate Change Duties reporting the consumption of mains water, waste and waste water and fuel and energy related activities not in scope 1 or 2. 4.21 Areas of Partial Reporting: Renfrewshire Council currently report annually on business miles, but don’t currently report on bus, train, plane travel or hotel stays. We will consider the means for collating this data and aim to ensure it is reported on moving forward. The Council currently report on homeworking – Scottish Government provide a formula to calculate this to ensure all local authorities are reporting consistently. The assumption is that a similar methodology would be provided for commuting, which we don’t currently report and which is more complex to calculate. 4.22 Renfrewshire Council have been working in collaboration with Scottish Government and the other local authorities to set out a practical approach with a balance between mandating reporting; what is technically feasible; and the value of data obtained and whether this adds value to the work undertaken to take action to reduce emissions. 4.23 This collaborative work is ongoing on Group 2 “Collaboration and Resource”. These categories are not as easy as Group 1 but produce significant amounts of carbon emissions Scope 3 emissions and so are equally important, but additional work is needed to set out standardised approaches and robust methodology. The key Group 2 category is Purchased Goods and Services. Currently the methodology is largely spend-based, which brings limitations - and advice states that this means it should not be used for target setting. The aim is to move to hybrid methodology combining spend-based with supplier specific data. This category is anticipated to have a significant impact due to levels of public sector spending. 4.24 The remaining Scope 3 categories (Group 3) were determined unlikely to be relevant to local authorities, but further research will be undertaken at a national level to confirm this. Page 16 of 102
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5. Implications of Draft Statutory Guidance 5.1 The Council Plan, approved actions within Renfrewshire’s Plan for Net Zero and the existing core Council priorities and processes already undertake actions which address the majority of the key recommendations to demonstrate compliance with the draft statutory guidance. 5.2 There are also additional areas that are already being progressed by the Council that will ensure processes are in place ahead of time, including development of an Adaptation Plan; piloting Climate Change Impact Assessments; development of a carbon budget; and development of action plans with metrics for monitoring and evaluation. Potential to strengthen these actions, such as incorporating the Climate Change Plan template set out in the statutory guidance into the Council’s Carbon Management Plan, have also been identified. 5.3 These identified improvements to internal processes alongside developing additional tools to support decision-making will help us in our goal of working towards net zero emissions in an open and transparent way as well as ensuring compliance with additional statutory requirements within public bodies duties. 5.4 Overall, due to the processes and work streams already in place, the implications for Renfrewshire Council with regards to compliance with the draft statutory guidance are limited as we are largely compliant ahead of any changes proposed for 2027 and all other areas we are already progressing ahead of time. Page 17 of 102
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Implications of the Report 1. Financial – None directly arising from this report. 2. HR & Organisational Development – None directly arising from this report. 3. Community/Council Planning – None directly arising from this report. 4. Legal - None directly arising from this report. 5. Property/Assets - None directly arising from this report. 6. Information Technology – None directly arising from this report. 7. Equality and Human Rights - The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report because it is for noting only. If required following implementation, the actual impact of the recommendations and the mitigating actions will be reviewed and monitored, and the results of the assessment will be published on the Council’s website. 8. Health and Safety – None directly arising from this report. 9. Procurement – None directly arising from this report. 10. Risk – None directly arising from this report. 11. Privacy Impact – None directly arising from this report. 12. Climate Risk – this report details work being undertaken and progress made by Renfrewshire Council in response to the climate emergency and statutory obligations. 13. Children’s Rights - None directly arising from this report. 14. COSLA Policy Position – this work aligns with COSLA’s current work alongside the Scottish Government in response to the climate emergency. ___________________________________________________________________ List of Background Papers: None Author: Jamie Robertson, Sustainability Manager Environment, Housing and Infrastructure Page 18 of 102
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SUMMARY OF APPLICATIONS TO BE CONSIDERED BY THE PLANNING AND CLIMATE CHANGE POLICY BOARD ON 20/05/2025 RENFREWSHIRE COUNCIL Item No.PROPOSAL:LOCATION:APPLICANT: WARD: APPN. NO: 24/0800/PP The Kirk Session of Paisley Abbey Paisley Abbey Abbey Close Paisley PA1 1JG 19 Lawn Street Paisley PA1 1HD Demolition of rear hall, erection of two storey rear extension, conversion of building to form 3 residential units and associated external alterations Ward 5 RECOMMENDATION: Grant Subject to Conditions 1 24/0801/LB The Kirk Session of Paisley Abbey Paisley Abbey Abbey Close Paisley PA1 1JG 19 Lawn Street Paisley PA1 1HD Demolition of rear hall, erection of rear extension and conversion of front building to form residential units and associated external alterations Ward 5 RECOMMENDATION: Grant Subject to Conditions 2 24/0829/LB Graisley Investments Ltd 57 High Street Wednesfield Wolverhampton V11 3ST St Joseph's Nursing Home Kilbirnie Road Lochwinnoch PA12 4DY Demolition of Category C Listed, former dormitory building. Ward 9 RECOMMENDATION: Grant Subject to Conditions 3 25/0007/EAC Julie Carlyle Energy Consents Unit Scottish Government 5 Atlantic Quay 150 Broomielaw Glasgow G2 8LU Neilston Grid Electricity Sub - Station Complex Gleniffer Road Paisley Formation of up to 750MW Battery Energy Storage Facility, comprising of up to 88 battery storage container blocks and associated infrastructure, storage containers, welfare facility, diesel generators, CCTV and lighting columns and associated access, internal access roads, hard and soft landscaping, SuDS Basin Ward 7 RECOMMENDATION: No Objection with Provisions 4 25/0032/PP Mr Greg Chalmers Lambert + Son Properties Ltd 9 Glasgow Road Paisley PA1 3QS 108 Hawkhead Road Paisley PA2 7BA Demolition of single storey commercial units and redevelopment of yard comprising of the erection of a two story office, workshop and storage facility with associated access, parking, fencing and associated works Ward 5 RECOMMENDATION: Refuse 5 Item 3 PACC200525 Page 19 of 102
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Item No.PROPOSAL:LOCATION:APPLICANT: WARD: APPN. NO: 25/0059/PP Mr Matthew Castle Scottish Power Energy Networks Unit B4 Southcraig Avenue Rowallan Business Park BAE Land UK - Environmental Test Facility Glenluce Drive Bishopton Erection of substation with associated apparatus, fencing, de-mountable floodlights and access trackWard 11 RECOMMENDATION: Grant Subject to Conditions 6 Total Number of Applications to be considered = 6 Page 20 of 102
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Planning and Climate Change Policy Board: 20 May 2025 Report by Chief Planning Officer Reference No 24/0800/PP Application Type Planning Permission (Local) Proposal Demotion of rear hall, erection of two storey rear extension, conversion of building to form 3 residential units and associated external alterations. Location 19 Lawn Street, Paisley, PA1 1HD Ward 5 - Paisley East and Central Community Council Paisley West and Central Community Council Applicant The Kirk Session of Paisley Abbey 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=SMMXLTMWLMW00 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 requires to be considered and determined by board as a result of proposed demolition to part of a listed building. Proposal This application seeks planning permission for the erection of a two-storey extension to the rear of the Paisley Abbey Halls building on Lawn Street, Paisley. The extension would enable the building to be converted into three flats, with the applicant also proposing to make associated external alterations to the property. The existing rear portion of the building, which is used as an activity hall, would be demolished and replaced with a two-storey extension that would measure approximately 9.3 metres in depth by 7.3 metres in width. The structure would have a flat roof that would measure 7.2 metres in height to the tallest point. Three flats would be formed across the existing building and the extension, with one on the ground floor and two on the first floor. Private garden ground for each of the three flats would be formed to the rear. In terms of external alterations, the applicant proposes to replace a window on the front elevation with louvres, install replacement windows across the property and install a replacement rooflight on the rear roof plane. The applicant also proposes to renew the roof using slate and replace existing cast iron rainwater goods on a like for like basis. This work is considered to constitute permitted development and, as such, is not assessed in this report. Site Description The application site is located within Paisley Town Centre and fronts a road to the east. A mixture of residential and commercial properties are found nearby. Item 3(a) PACC200525 Page 21 of 102
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The C listed building was designed by Thomas Graham Abercrombie and dates from the late 19th Century. The two-storey sandstone building features an ornate front elevation while a more basic brick building, currently used as an activity hall, projects from the rear. 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; if no history is listed then planning has no record of previous applications for the site. Application No: 24/0801/LB Description: Demolition of rear hall, erection of rear extension and conversion of front building to form residential units and associated external alterations Decision: Pending Decision Consultations ▪ West Of Scotland Archaeology Service - no objection subject to condition requiring an archaeological watching brief. ▪ Environment, Housing & Infrastructure (Env. Protection) - no objection subject to a condition relating to the installation of glazing that would reduce internal noise to an acceptable level. ▪ Chief Executive's Service (Roads Development) - no objection subject to provision of cycle storage. ▪ The Mining Remediation Authority - no objection following the submission and review of a Coal Mining Risk Assessment. ▪ Children’s Services - no contribution required with regard to the impact of the development on the education estate. Representations The application has been publicised in line with the requirements of the relevant legislation. No representations were received. Policy Context In making any determination under the Planning Acts, regard is to be had to the development plan unless material considerations indicate otherwise. In this instance the Development Plan consists of National Planning Framework 4 (NPF4) and the Renfrewshire Local Development Plan (2021) (LDP). The following provisions of the Development Plan are considered relevant to the determination of this application: Page 22 of 102
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National Planning Framework 4 ▪ Policy 1 - Tackling the climate and nature crises ▪ Policy 2 - Climate mitigation and adaptation ▪ Policy 9 - Brownfield, vacant and derelict land and empty buildings ▪ Policy 13 - Sustainable transport ▪ Policy 15 - Local Living and 20-minute neighbourhoods ▪ Policy 27 - City, town, local and commercial centres Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy C1 - Renfrewshire's Network of Centres ▪ Policy P1 - Renfrewshire's Places Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Delivering the Centres Strategy - Strategic Centres and Core Town Centres ▪ Delivering the Places Strategy - Re-Use/Redevelopment of Institutional Premises Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: Supporting Statement - sets out the applicant's justification 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 The main issues that must be assessed in this application are the impact the development would have on Paisley Town Centre and those who live nearby as well as the amenity afforded to those who would live in the flats. The impact the proposal would have on the listed building will be considered in the associated Listed Building Consent application (24/0801/LB). In terms of the impact on Paisley Town Centre, Policy C1 of the Local Development Plan states that development that enhances centres in line with their role within the Network of Centres will be supported provided it is compatible with existing uses. Policy P1 of the Local Development Plan supports development that is compatible with, and complimentary to, the existing built environment while the associated Supplementary Guidance supports the re-use of institutional premises. Similarly, Policy 27 of NPF4 provides support for residential developments in Town Centres, including the conversion of vacant premises to housing. Residential properties are found to the north, south and west of the application site so the proposal would not introduce a new use into the area while the flats would not have a negative impact on any commercial uses that are found nearby. In line with Policy 15 of Page 23 of 102
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NPF4, the provision of additional residential accommodation would help support existing facilities and services within Paisley Town Centre. The two-storey extension would have a flat roof with aluminium coping, would be finished in buff facing brick and would feature grey framed windows and doors. The extension would not be highly visible within the streetscape given its location at the rear of the property and would compliment the design of nearby newbuild flats. Although the proposal involves the part demolition of a listed building, the portion of the property that is to be demolished is in poor condition and is not as ornate as the section that fronts onto Lawn Street. The demolition of the hall to the rear and erection of the extension would therefore help improve the visual amenity of the area as well as allowing the front portion of the building to be brought back into active use. An area of private garden ground would be provided for each flat, with the amount of space acceptable for a town centre location. A condition can be added to ensure full details of all hard and soft landscaping as well as all fencing is provided prior to work starting on site. In terms of privacy, the nearest window on a property to the north would be approximately 20 metres away while the nearest window on the commercial properties to the east would be 13 metres away. The windows on the rear elevation of the extension would be 17 metres from the nearest window on the flats to the west. An existing boundary wall would screen the ground floor openings on the southern side elevation from nearby properties. Although the first-floor openings on the southern elevation would introduce a new view into the rear curtilage of the residential properties to the south, the overlooking experienced would be minimal and would be in line with what is to be expected in a town centre location. Overall, the level of privacy afforded to residents of the development and the impact on the privacy of those living nearby is considered acceptable. Environment, Housing & Infrastructure (Env. Protection) have not raised any concerns in relation to smell or natural light. They have, however, requested that the glazing installed within bedrooms and living rooms should reduce internal noise levels to no more than 40dB in the daytime and 30dB at night. A condition can be added to ensure this is in place prior to the units being occupied. Children’s Services have confirmed that no contribution is required in respect of the impact the development would have on the school estate. In line with Policy 13 of NPF4, the Town Centre location means those living within the flats would be well served by existing public transport and active travel links. Dedicated parking spaces are therefore not required. Roads Development have asked for secure covered cycle storage to be provided for each of the units. A condition can be added to ensure this is in place prior to the units being occupation. Space to store bins would be found on the ground floor of the property. The window that currently serves the room where the bins would be stored would be replaced with louvres. The impact the change would have on the overall appearance of the listed building would be minimal and would ultimately help allow the building to be brought back into active use. A condition can be added to ensure the appearance of the louvres is appropriate for a listed building. Following the submission of a Coal Mining Risk Assessment, the Mining Remediation Authority have no objection to the proposal while environmental health have not raised any Page 24 of 102
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concerns in respect of contaminated land. The site is therefore deemed to be safe for the proposed new use in line with the requirements of Policy 9 of NPF4. The West of Scotland Archaeology Service have requested a condition be added requiring the implementation of an archaeological watching brief during all ground disturbance. A condition can be added to ensure this is place to the satisfaction of the Archaeological Service prior to works commencing. In terms of the replacement windows and rooflight, the applicant has advised that the existing single glazed windows are in poor condition, with the frames rotting and some of the panes of glass beginning to come loose. Installing new double glazed units would therefore help improve the energy efficiency of the building, in line with Policies 1 and 2 of NPF4, and would help bring the property back into active use. New windows for several rooms are also necessitated by the condition relating to internal noise levels requested by Environmental Protection. The installation of new windows is therefore considered acceptable, with it possible to add a condition requiring full details of each frame to be provided prior to installation to ensure the design is appropriate. Overall, the proposal complies with Policies C1 and P1 of the Local Development Plan and the associated Supplementary Guidance, as well as Policy 27 of NPF4, in that it would enhance Paisley Town Centre and provide an acceptable level of amenity for residents without disturbing existing uses. In addition, the proposal is considered to comply with Policy 9 of NPF4 in that it would result in the restoration and reuse of a vacant building. 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 would accord with the relevant provisions of the Development Plan. There are no other material considerations. Planning permission should therefore be granted subject to conditions. Recommendation Grant Subject to Conditions. Reason(s) for Recommendation 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. That the development hereby permitted must be begun within three years of the date of this permission. Reason: To be in compliance with Section 58 of The Town and Country Planning (Scotland) Act 1997 as amended by Section 32 of The Planning (Scotland) Act 2019. Page 25 of 102
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2. Prior to the occupation of the first unit, full details of the secure covered cycle store provision for each of the flats shall be submitted to, and approved by, the Planning Authority. Thereafter the cycle store provision shall be implemented as approved. Reason: To ensure appropriate cycle storage is provided for the development. 3. Prior to the commencement of development, full details of all windows and rooflights to be installed shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved windows and rooflights shall be used. Reason: To safeguard the character of the Listed Building. 4. All glazing installed within bedrooms and living rooms shall reduce internal noise levels, with windows closed, to no more than 40dB during the daytime and 30dB at night-time, measured as LAeq,T. Reason: In the interests of residential amenity. 5. Prior to the commencement of development, full details of the louvres to be installed shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved louvres shall be used. Reason: To safeguard the character of the Listed Building. 6. Prior to the commencement of development, a scheme of landscaping shall be submitted to, and approved by, the Planning Authority. The scheme shall include: (a) full details of all hard and soft landscaping (b) full details of all boundary treatments (c) details of the phasing of these works The approved landscaping scheme shall thereafter be implemented in the first planting season and seeding seasons following the completion of the development, unless otherwise agreed in writing with the Planning Authority. Reason: To safeguard the character of the Listed Building and in the interests of residential amenity. 7. The developer shall secure the implementation of an archaeological watching brief, to be carried out by an archaeological organisation acceptable to the Planning Authority, during all ground disturbance. The retained archaeological organisation shall be afforded access at all reasonable times and allowed to record, recover and report items of interest and finds. A method statement for the watching brief will be submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority prior to commencement of the watching brief. The name of the archaeological organisation retained by the developer shall be given to the Planning Authority and to the West of Scotland Archaeology Service in writing not less than 14 days before development commences. Reason: To ensure that any archaeological remains which may be disturbed can be identified, excavated and recorded. Page 26 of 102
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Advisory Note(s) 1. None required. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title EX01 Site Location Plan EX04 Existing Block Plan EX05 Existing Ground Plan EX06 Existing First Plan EX07 Existing Roof Plan EX10 Existing Sections EX20 Existing East Elevation EX21 Existing Elevations 2 PR02 Ground Downtakings PR03 First Downtakings PR04 Proposed Block Plan PR05 Proposed Ground Plan PR06 Proposed First Plan PR07 Proposed Roof Plan PR10 Proposed Sections PR11 Proposed Sections 2 PR20 Proposed East Elevation PR21 Proposed West Elevation For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk Page 27 of 102
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Planning and Climate Change Policy Board: 20 May 2025 Report by Chief Planning Officer Reference No 24/0801/LB Application Type Listed Building Consent Proposal Demolition of rear hall, erection of rear extension and conversion of front building to form residential units and associated external alterations Location 19 Lawn Street, Paisley, PA1 1HD Ward 5 - Paisley East and Central Community Council Paisley West and Central Community Council Applicant The Kirk Session of Paisley Abbey 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=SMMXMCMWLN000 The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, it is because the application involves the part demolition of a listed building. Proposal This application seeks listed building consent for the part demolition of the Paisley Abbey Halls building on Lawn Street, Paisley. The existing rear portion of the building, which is used as an activity hall, would be demolished and replaced with a two-storey extension that would measure approximately 9.3 metres in depth by 7.3 metres in width. The structure would have a flat roof that would measure 7.2 metres in height to the tallest point. The demolition and subsequent extension would enable the property to be converted into three flats, with one on the ground floor and two on the first floor. Private garden ground for each of the three flats would be formed to the rear of the property. Alterations to the internal layout of the original building would be made to allow the conversion. The applicant also proposes to replace a window on the front elevation with louvres, install replacement windows across the property, install a replacement rooflight on the rear roof plane and renew the roof. Site Description The application site is located within Paisley Town Centre and fronts a road to the east. A mixture of residential and commercial properties are found nearby. The C listed building was designed by Thomas Graham Abercrombie and dates from the late 19th Century. The two storey sandstone building features an ornate front elevation while a more basic brick building, currently used as an activity hall, projects from the rear. 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 3(b) PACC200525 Page 29 of 102
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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. Application No: 24/0800/PP Description: Demotion of rear hall, erection of two storey rear extension, conversion of building to form 3 residential units and associated external alterations Decision: Pending Decision Consultations ▪ Historic Environment Scotland - no objection. Representations The application has been publicised in line with the requirements of the relevant legislation. No representations were received. Policy Context In making any determination under the Planning Acts, regard is to be had to the development plan unless material considerations indicate otherwise. In this instance the Development Plan consists of National Planning Framework 4 (NPF4) and the Renfrewshire Local Development Plan (2021) (LDP). The following provisions of the Development Plan are considered relevant to the determination of this application: National Planning Framework 4 ▪ Policy 7 - Historic assets and places Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy ENV3 - Built and Cultural Heritage Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Delivering the Environment Strategy - Listed Buildings ▪ Historic Environment Scotland: Managing Change in the Historic Environment Guidance Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Supporting Statement - sets out the applicant's justification for the proposal. Planning Assessment The Town and Country Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 states that in considering whether to grant listed building consent special regard must Page 30 of 102
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be had to the desirability of preserving the listed building and its setting as well as any features of special architectural or historic merit. In terms of Development Plan policy, Policy 7 of NPF4 and Policy ENV3 of the LDP are similar in that they both require works to listed buildings to respect their character. The relevant supplementary guidance, as well as Historic Environment Scotland's guidance notes, also require works to be undertaken in a sensitive manner and recognise that the continued occupation of listed buildings is the best way to secure their long term future. Demolition and Extension The rear portion of the building is of a standard rectangular shape, is finished in render and facing brick and has a dual pitched slate roof. The poor condition of the structure is visible upon inspection of the exterior, with the applicant advising that internal repairs are also required. The applicant also advises that as the market for paying lets has shrunk in recent years it is not economically viable to repair the building for use as an activity hall. The demolition of the hall would have a limited impact on the overall architectural merit of the property as the ornate front portion would remain unaffected. On balance, it is considered that the demolition of the hall is acceptable given the economic situation and the fact that the part demolition would enable the wider restoration and reuse of the building. A condition can be added to ensure the exterior sections of the rear elevation that would be exposed following demolition are restored in a manner that is appropriate for a listed building. The two-storey extension would have a flat roof with aluminium coping, would be finished in buff facing brick and would feature grey framed windows and doors. The extension would be proportionate in scale to the remaining portion of the building and would not result in the overdevelopment of the plot. The extension would not be highly visible within the streetscape and would not impact the ornate principal elevation of the property. The design of the extension would mirror that of newbuild flats found nearby. An area of private garden ground would be provided for each flat. A condition can be added to ensure full details of all hard and soft landscaping as well as all fencing is provided prior to works starting on site. The internal alterations largely comprise of the creation and infilling of door openings and the removal and erection of sections of wall to enable the flats to be formed. The work would have minimal impact on the overall character of the listed building, with it also noted that various piecemeal additions have reduced the quality of the interior of the building. The fireplace that would be removed is not ornate and contributes little to the overall architectural merit of the interior. The internal alterations are therefore considered acceptable given they would have minimal impact of the historic importance of the building and would help enable it to return to active use. External Alterations While guidance from Historic Environment Scotland encourages the retention and repair of existing windows and rooflights, it also acknowledges that in some circumstances it is necessary to replace them. In this instance, the applicant has advised that the existing single glazed windows are in poor condition, with the frames rotting and some of the panes of glass beginning to come loose. Furthermore, a condition on the associated planning application requires the installation of glazing that reduces internal noise levels. The replacement windows would be timber framed, double glazed units that closely mirror the style, opening mechanism and colour of the existing frames. The rooflight that would be Page 31 of 102
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installed would be conservation style. However, full details of the windows and rooflight that are to be installed have not been provided. It is therefore considered appropriate to add a condition requesting that this information is provided prior to installation. A window on the front elevation would be replaced with louvres. The impact this change would have on the overall appearance of the listed building would be minimal and would help allow the building to be brought back into active use. A condition can be added to ensure the appearance of the louvres is appropriate for a listed building. Finally, the roof would be stripped back, repaired and re-roofed with slates found on the existing building. A condition can be added to ensure any additional slates that may be required are in keeping with the existing slates to protect the architectural merit of the property. Historic Environment Scotland have echoed the above assessment, accepting that the front portion of the building is the most significant from an architectural perspective and that the package of works would help facilitate its reuse and longer-term survival. Representations No representations were received. Conclusion In view of the above, it is considered that the proposal would accord with the relevant provisions of the Development Plan. There are no other material considerations. Listed building consent should therefore be granted subject to conditions. Recommendation Grant Subject to Conditions. 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 proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. Prior to the commencement of development, full details of all windows and rooflights to be installed shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved windows and rooflights shall be used. Reason: To safeguard the character of the Listed Building. 2. Prior to the commencement of development, full details of the louvres to be installed shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved louvres shall be used. Reason: To safeguard the character of the Listed Building. 3. Full details of any new slate to be used on the building shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved slate shall be used. Page 32 of 102
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Reason: To safeguard the character of the Listed Building. 4. Prior to the demolition of the hall, details of the materials that will be used to repair the fabric of the property exposed following demolition shall be submitted to, and approved by, the Planning Authority. Thereafter only the approved materials shall be used. Reason: To safeguard the character of the Listed Building. Advisory Note(s) 1. None required. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title EX01 Site Location Plan EX04 Existing Block Plan EX05 Existing Ground Plan EX06 Existing First Plan EX07 Existing Roof Plan EX10 Existing Sections EX20 Existing East Elevation EX21 Existing Elevations 2 PR02 Ground Downtakings PR03 First Downtakings PR04 Proposed Block Plan PR05 Proposed Ground Plan PR06 Proposed First Plan PR07 Proposed Roof Plan PR10 Proposed Sections PR11 Proposed Sections 2 PR20 Proposed East Elevation PR21 Proposed West Elevation For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk Page 33 of 102
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Planning and Climate Change Policy Board: 20 May 2025 Report by Chief Planning Officer Reference No 24/0829/LB Application Type Listed Building Consent Proposal Demolition of Category C Listed, former dormitory building. Location St Joseph's Nursing Home, Kilbirnie Road, Lochwinnoch Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Lochwinnoch Community Council Applicant Graisley Investments Ltd Recommendation Grant Subject to Conditions All plans, reports, documents and representations relating to this application can be viewed in full online at https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=SNHYD2MWLYP00 This report fulfils the requirements of regulation 16, Schedule 2, paragraphs 3(c) and 4 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, this is a listed building application which seeks consent to demolish a category C listed building. Proposal This application seeks Listed Building Consent for the demolition of a Category C listed building, 'the dormitory building', located within the former St Joseph's College Missionary site, which until its closure in 2005 operated as a Care Home. The principal reason for seeking the demolition of the dormitory building is due to its poor condition. Structural surveys undertaken conclude that the dormitory building is a dangerous building, and economic repair is not viable. The building is described in its listing as an 8 bay, 3 storey, rectangular-plan hospital ward block of plain Art-Deco style built in 1936 as a later addition to the site. The frontage of the rectangular block remains along with a later addition of a stairwell/lift shaft which is conventional and utilitarian in its appearance. Rear elements of the building have fallen away, with the rubble remaining as mounds to the rear of the building leaving internal areas exposed. This application constitutes a second request for listed building consent for the demolition of this dormitory building. Listed building consent for its demolition was previously granted by the Planning and Climate Change Policy Board in January 2022 (Reference: 20/0813/LB) however, that consent has now expired. In this regard, this current application for listed building consent is to effectively renew that consent. Additionally, both planning permission (reference: 23/0565/PP) and listed building consent (reference: 23/0566/LB) for the residential redevelopment of the application site and wider site, including the renovation and conversion of the Category C listed chapel into residential flats, were granted, subject to conditions, by Planning and Climate Change Board in November 2024. In this context, this application for listed building consent would also in part facilitate the already approved redevelopment of the site. Site Description Item 3(c) PACC200525 Page 35 of 102
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The application site extends to approximately 0.89 hectares and is located on the southwestern edge of Lochwinnoch. Immediately to the north, the application site is bounded by a series of single storey buildings forming the Forest View Primary School beyond which Corsefield Road links back to Lochwinnoch. Further to the northeast there is an area of open land which is subject of a planning application for a residential development (Reference: 24/0892/PP). To the east are landscaped grounds under the ownership of the applicant which extend to the A760 Kilbirnie Road and comprise mature woodland and shrub planting. To the south is an area of open land, also under the ownership of the applicant which extends to Auchenhean Road. The site lies within the southern boundary of the Clyde Muirshiel Regional Park. 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. However, this application for Listed Building Consent follows a previous listed building consent in which consent for the demolition of the building was granted. Since then and as previously outlined, planning permission and listed building consent have also been granted for the residential redevelopment of both the site and the wider surrounding area. Negotiated Improvements No changes have been negotiated. Site History The planning history for the site is as follows; if no history is listed then planning has no record of previous applications for the site. Application No: 23/0565/PP Description: Erection of 25 retirement flats with communal facilities and the conversion of the chapel into 5 retirement flats with associated roads, parking and landscaping. Decision: Grant subject to conditions Application No: 23/0566/LB Description: Alterations and conversion of former chapel building to form 5 retirement flats. Decision: Grant subject to conditions Application No: 20/0813/LB Description: Demolition of C listed dormitory block. Decision: Grant subject to conditions Application No: 13/0007/PP Description: Conversion of existing building to form 30 flats and selective demolition of outbuildings, upgrading of access roads, car parking and associated landscaping. (amendment to Condition No. 1 of 07/0724/PP to extend the time period of consent). Decision: Withdrawn Application No: 13/0011/LB Description: Vary condition one of previous application 07/0724/PP to extend the time period of consent. Page 36 of 102
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Decision: Withdrawn Application No: 07/0725/LB Description: Conversion of existing building to form 30 flats and selective demolition of outbuildings, upgrading of access roads, car parking and associated landscaping. Decision: Grant subject to conditions Application No: 07/0724/PP Description: Conversion of existing building to form 30 flats and selective demolition of outbuildings, upgrading of access roads, car parking and associated landscaping. Decision: Grant subject to conditions Application No: 95/0509/PP Description: Erection of new office buildings. Decision: Grant subject to conditions Application No: 94/0838/LB Description: Subdivision of existing multi bedrooms and wards to form single bedrooms. Decision: Withdrawn Application No: 03/0709/PP Description: Construction of a 7/8 bedroom residential care home, extension to existing access and formation of parking. Decision: Grant subject to conditions Application No: 02/0905/PP Description: Demolition of existing wing of nursing home and erection of new building to form extension to existing nursing home. Decision: Grant subject to conditions Consultations ▪ Historic Environment Scotland – Highlight the special interest of the building and the potential opportunities for reuse but advise that in overall terms the proposals do not raise historic environment issues of national significance. They conclude that they have no objection to the proposal. Representations The application has been publicised in line with the requirements of the relevant legislation. No representations were received. Policy Context In making any determination under the Planning Acts, regard is to be had to the development plan unless material considerations indicate otherwise. In this instance the Development Plan consists of National Planning Framework 4 (NPF4) and the Renfrewshire Local Development Plan (2021) (LDP). The following provisions of the Development Plan are considered relevant to the determination of this application: National Planning Framework 4 ▪ Policy 7 - Historic assets and places Page 37 of 102
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Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy ENV3 - Built and Cultural Heritage Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ New Development Supplementary Guidance ▪ Delivering the Environment Strategy: Built Heritage Material considerations: ▪ Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) and associated "Managing Change in the Historic Environment" guidance note on demolition. Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Statement of Justification for Demolition – This was prepared by Convery Prenty Shields Architects Ltd who are the agent for this listed building consent application. This report provides information to demonstrate that the building is not of special interest; the building is capable of repair; that its repair is not economically viable and has been marketed for a reasonable period and that; its demolition is essential to delivering significant benefits to economic growth and the wider community. ▪ Dormitory Inspection Report – This was prepared by Goodman Associates who are a civil and structural engineering consulting firm. The report comprises of an assessment of buildings ongoing structural condition and includes supporting photograph records with annotations, recommendations and conclusions based on the inspections undertaken. 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 In the case of applications for the demolition of listed buildings the Historic Environment Scotland Policy Statement states that no listed building should be demolished unless it can be clearly demonstrated that every effort has been made to retain it. Historic Environmental Scotland's Policy sets out that Planning Authorities should only approve such applications where they are satisfied that: (a) The building is not of special interest; or Page 38 of 102
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(b) The building is incapable of repair; or (c) The demolition of the building is essential to delivering significant benefits to economic growth or the wider community; or (d) The repair of the building is not economically viable and that it has been marketed at a price reflecting its location and condition to potential restoring purchasers for a reasonable period. These four tests are re-stated in Renfrewshire Council's New Development Supplementary Guidance. Historic Environmental Scotland's Policy Statement and the New Development Supplementary Guidance requires that only one of these four tests be satisfied. When the proposed demolition is assessed against these requirements the following conclusions can be made: (a) The building is not of special interest. The dormitory building is different in character to the main buildings which were on this site, which comprised Garthland Mansion House and the chapel building built in 1943. It is the largest structure on the site and the building now stands alone after the demolition of Garthland House due to its structural condition. It is considered that the building does not contribute to the original grouping or setting and does not relate well to the chapel building which remains on site. The renovation that would be required to bring this unit back into use would essentially amount to re-build. Historic Environment Scotland have considered the condition and the character and appearance of the building along with the likely costs of a meaningful restoration, and whilst they highlight the special interest of the building and the potential opportunities for reuse, they ultimately conclude that this proposal does not raise any significant historic environment issues and that on this basis they do not raise an objection to the proposal. Having regard to the evidence submitted in support of this application, together with the overall position of Historic Environment Scotland, it is considered that test (a) is satisfactorily met as the building, in its current condition, is not regarded as being of special interest in its own or as a contributory element to the remaining grouping. (b) The building is incapable of repair. Reports have been submitted alongside the application which seek to demonstrate that the repair works required would be so invasive that any architectural character left in this building would be lost. The building is in very poor condition and is not accessible for internal inspection. The justification report submitted in support of the application states that the last inspection carried out internally in 2006 revealed extensive dry and wet rot and evidence of significant water ingress. External inspection also identified significant degradation of stonework with exposed wall heads and deterioration of metal casement windows. Reports also highlight Page 39 of 102
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major structural inadequacies and defects due to years of vacancy, general neglect, vandalism, and weathering. The submitted reports evidence that the building is incapable of repair and conversion. Having regard to the evidence submitted in support of this application, together with the overall position of Historic Environment Scotland, it is considered that test (b) is satisfactorily met. (c) The demolition of the building is essential to delivering significant benefits to economic growth or the wider community. Regarding benefits to the wider community, it is recognised that the building in its current condition, detracts from the visual quality of the immediate environment and potentially presents safety concerns in terms of accesibility. Furthermore, the area surrounding the site forms part of a regularly used route for local residents, including dog walkers. The demolition of the building and its replacement with an appropriate residential scheme, as approved in 2024, (reference: 23/0565/PP and reference: 23/0566/LB) would significantly enhance the visual amenity of the immediate area, support the renovation and redevelopment of the Category C listed chapel, the only remaining listed building on the wider site of significant architectural quality, considered capable of beneficial use, and facilitate the comprehensive redevelopment of the St Joseph's site as a whole. This would include the refurbishment and renovation of the structures around the elevated walled garden which forms an integral component of the broader redevelopment proposal. Historic Environment Scotland and Renfrewshire Council policies and guidance require that cognisance is taken of the importance of the building to the character or appearance of the area, and of proposals for the future of the cleared site. The approved residential redevelopment proposal for the site demonstrates a high standard of design, with due consideration given to the character of the local built and natural environment and the setting of the chapel building. Given the above, the demolition of this listed building is required to facilitate the redevelopment of the site which has already been approved by the Planning and Climate Change Policy Board. On this basis test (c) has therefore been met. A condition can be added to any grant of listed building consent that it will require to be demonstrated that signed and binding contracts are in place to secure the redevelopment of the site following demolition. (d) The repair of the building is not economically viable and that it has been marketed at a price reflecting its location and condition to potential restoring purchasers for a reasonable period Historic Scotland's Managing Change Guidance Note acknowledges that consent may be granted for the demolition of a listed building that is capable of repair but where the costs of doing so mean that its repair would not be viable. The supporting information includes viability appraisals and addresses the condition of the building. Permission was granted for the re-development of the original Garthland House and Dormitory block in 2007. However, shortly after consent was granted the economic environment for residential development became unfavourable due to the global financial Page 40 of 102
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crash of 2008. In the subsequent period, the deterioration in the condition of the building, further eroded the economic viability. The justification report and Dormitory Inspection Report concludes that the dormitory building is in a poor state of repair and that renovation is not viable. Given that the building is considered to be incapable of repair and there is evidence provided in the supporting documents to demonstrate that associated costs are prohibitive, it is concluded that the building is not economically viable to retain or restore. It is considered that the evidence that accompanies this application demonstrates that test (d) has therefore also been met. Conclusion It has been demonstrated through the accompanying supporting information that all potential scenarios for restoration have been appropriately considered and that an alternative scheme for the resultant cleared site has been approved. Due weight is also given to the planning history to the site including the previous Listed Building Consent granted for the removal of the same dormitory building and the subsequent Planning Permission and Listed Building Consent application for the redevelopment of the site which will be facilitated by this proposal. The proposal accords with the relevant provisions of the Adopted Renfrewshire Local Development Plan and Scottish Historic Environment Policy Statement as sufficient evidence has been provided to satisfy the relevant tests in relation to demolition of listed buildings and it has been demonstrated that St Joseph's dormitory building is beyond viable conversion, refurbishment, or reuse. Recommendation Grant Subject to Conditions. Reason(s) for Recommendation 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. That prior to any demolition works taking place, details and evidence demonstrating that signed and binding contracts are in place to secure the redevelopment of the site immediately following demolition shall be submitted and approved in writing by the Planning Authority. Reason: In the interest of amenity and to ensure that the listed building is not demolished unless approved development is to take place on the cleared site immediately following its demolition. 2. That prior to any demolition works taking place, a detailed inventory shall be submitted and approved in writing by the Planning Authority itemising those architectural elements which are to be retained as architectural salvage which may be re-used or incorporated into the redevelopment of the site. For the avoidance of doubt, the details shall include a method statement setting out the measures for the careful downtaking of those elements which may be reused and the arrangements for their safe storage (on or off site), until being required for incorporation into the redevelopment scheme. Thereafter, only the approved details shall be implemented on site. Page 41 of 102
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Reason: To ensure that architectural features of note are saved and capable of reuse in the redevelopment of the site. Advisory Note(s) None required. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title 2051_105 Location Plan 2051_111 Dormitory Ground Floor Plan As Existing showing downtakings 2051_112 Dormitory Elevations as Existing showing downtakings Statement of Justification for Demolition Dormitory Inspection Report For further information please contact Clare Murray, Development Standards Team, Email: clare.murray@renfrewshire.gov.uk Page 42 of 102
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Planning and Climate Change Policy Board: 20 May 2025 Report by Chief Planning Officer Reference No 25/0007/EAC Application Type Electricity Act Consultation Proposal Formation of up to 750MW Battery Energy Storage Facility, comprising of up to 88 battery storage container blocks and associated infrastructure, storage containers, welfare facility, diesel generators, CCTV and lighting columns and associated access, internal access roads, hard and soft landscaping, SUDS Basin and perimeter fence. Location Neilston Grid Electricity Sub Station Complex, Gleniffer Road, Paisley Ward 7 Paisley Southwest Community Council Elderslie Community Council Applicant Energy Consents Unit Recommendation No Objection Subject to Conditions and/or a Planning Obligation All plans, reports, documents and representations relating to this application can be viewed in full online at https://www.energyconsents.scot/ApplicationDetails.aspx?cr=ECU00004988 The purpose of this report is to present for the consideration of the Planning and Climate Change Policy Board a formal consultation from the Energy Consents Unit (ECU) on an application made under Section 36 of the Electricity Act 1989 for a 750MW battery energy storage system (BESS) on land to the southeast of the Neilston Grid Electricity Sub Station Complex on Gleniffer Road, Paisley. The Section 36 application includes an application for deemed planning permission for the same development under Section 57(2) of The Town and Country Planning (Scotland) Act 1997. Scottish Ministers are responsible, under Section 36 of the Electricity Act 1989, for the authorisation of any new, or extensions to existing, electricity generation schemes with a generation capacity in excess of 50 Megawatts (MW). As the proposed BESS would have a maximum installed capacity of 750MW, Renfrewshire Council has been formally consulted on the proposed development by the ECU in terms of Section 36 of the Electricity Act 1989. The Council is a formal consultee in this process and not the determining or consenting authority. Scottish Ministers are the determining authority. In procedural terms the Council, as Planning Authority, requires to provide a consultation response to the ECU that would then be taken into consideration as part of the overall consenting process. The consultation request from the ECU was received on 13thJanuary 2025, with an initial response deadline of 9th May 2025. The deadline has subsequently been extended to 30th May to allow the consultation request to be considered by the Planning and Climate Change Policy Board. In response to the ECU consultation the Council can either: ▪ Offer no objections to the Section 36 application as submitted; Item 3(d) PACC200525 Page 43 of 102
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▪ Offer no objections subject to the imposition of appropriate conditions and/or legal agreement or planning obligations it considered necessary to make the development acceptable (it should be noted that responsibility for discharging conditions and/or the legal obligations would fall upon the Council), or; ▪ Object to the application, stating the grounds on which the objection is made. Members should note at this point that a decision to object to the application would trigger a public local enquiry in terms of Section 62 and Schedule 8 of the Electricity Act 1989. While the consultation response 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 referred in this instance to allow the proposed development to be fully considered given the scale of the development and the potential environmental matters associated with battery energy storage facilities. It should be noted that the development of a BESS on this site was previously proposed under planning application 21/0034/PP. This application was refused by the Council in November 2021, however, it was subsequently granted planning permission subject to conditions by the Department of Planning and Environmental Appeals (DPEA) on in April 2022. The first phase of the BESS (up to 50MW capacity) is being built out in the northwest corner of the site under approved application 21/0034/PP and associated Non-Material Variation 23/0497/NMV, and further application 23/0224/PP for a cable connection and HV yard. However, as the maximum generating capacity of the overall BESS development now proposed is in excess of 50MW, consent from the ECU is also required for the scheme. The phase 1 area is included within the S36 application so that the entirety of the site would benefit from a single consent, thereby simplifying the overall planning status. It should also be noted that the BESS under consideration now differs to that approved on appeal under application 21/0034/PP. While the extent of the application site boundary is the same, the scale of the development is reduced. Under application 21/0034/PP the footprint of the BESS covered the entire site area, and there were a number of pieces of additional transforming equipment. For the purposes of this submission the footprint of the BESS has been reduced with no development proposed underneath the transmission lines which cross the site, and the extent of transforming equipment being proposed has also reduced in number. Proposal The proposed development is for the formation of up to 750MW Battery Energy Storage Facility, comprising of up to 88 battery storage container blocks and associated infrastructure, storage containers, welfare facility, diesel generators, CCTV and lighting columns and associated access, internal access roads, hard and soft landscaping, SuDS basin and a perimeter fence. As noted above, the first phase of the BESS is already under construction in the northeastern corner of the site. This includes the site access from Gleniffer Road. For the purposes of this submission the proposed development is essentially split into three sections across the site. Further battery units will be installed along the northeastern boundary behind the existing phase 1 area. Then moving southwest there will be a break in the development to take into account the overhead electricity lines. There will be a further row of battery units before another break again due to overhead lines. Finally adjacent to the southwestern boundary there will be further battery units and a 400Kv yard in the western corner. Page 44 of 102
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The undeveloped areas under the overhead lines will be sown with a native wildflower mix. Native hedgerows, trees and woodland edge planting are proposed along the southeastern, southwestern and northwestern boundaries. The boundary treatment also includes a 3.4- metre-high palisade style fence. There are three types of battery unit being proposed. Type A units, which are located in the northwest corner, measure 26 metres in length by 16.8 metres in width by 3.8 metres in height. Type B units, which are located in the northeast corner and the central part of the site, also measure 26 metres in length by 16.8 metres in width by 3.8 metres in height. Finally type C units, which are located along the southwestern boundary, measure 38 metres in length by 15 metres in width by 3.8 metres in height. The 400Kv High Voltage yard has a footprint of 65 metres in length by 40 metres in width and is a maximum height of 10.8 metres. There are also various ancillary buildings and plant including Medium Voltage rooms which are 3.8 metres in height, substation control buildings, welfare buildings and stores. The SUDS basin is located in the southwest corner of the site. It is noted that the initial submission included the route for a connecting cable between the application site and the Neilston substation on the opposite side of Gleniffer Road to the northwest. However, the connecting cable has now been removed from the scheme and no longer forms part of the submission. Site Description The application site extends to approximately 14 hectares in area. It primarily comprises of grassland, and the topography is gently sloping uphill from the northwest to the southeast boundary. The site is directly opposite Neilston substation. A mature strip of woodland bounds the site to the northeast, with rolling agricultural land to the southeast and grassland to the southwest. 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. A pre-application meeting was held on the 21st December 2023 during which the proposed development which would be the subject of the S36 application was presented by the applicants. A comparison was provided between the proposed submission and the development consented under application 21/0034/PP, and discussions were undertaken on the Councils procedures relating to S36 requests and the likely supporting information required. Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: No changes have been negotiated. Site History The planning history for the site is as follows; if no history is listed then planning has no record of previous applications for the site. Application No: 23/0497/NMV Page 45 of 102
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Description: Removal of HV Yard and Energy Management Buildings, and installation of 23 additional battery storage units in northwest corner of site Decision: Granted Application No: 23/0697/EA Description: Request for screening opinion for an Environmental Impact Assessment relating to the proposed construction and operation of an Battery Energy Storage System (BESS) with installed capacity in excess of 50 megawatts (MW) (Consultation request from Energy Consents Unit) Decision: Scottish Ministers determined that an Environmental Assessment was not required. Application No: 23/0224/PP Description: Installation of buried cable connection and HV yard, and repositioning of site access. Decision: Granted subject to conditions Application: 21/0034/PP Description: Installation of greener grid park including energy management and battery storage containers with associated access, landscaping and fencing. Decision; Granted subject to conditions via appeal. Application: 20/0440/EO Description: Request for screening opinion as to the requirement for an Environmental Impact Assessment relating to the erection of an Energy Management Facility Decision; Environmental Assessment not Required. Application No: 20/0353/NO Description: Erection of an Energy Management Facility Decision; Accepted. Application No: 19/0735/NO Description: Request for screening opinion as a requirement for a Environmental Impact Assessment relating to the erection of an Energy Management Facility Decision: Environmental Assessment not Required Consultations ▪ Glasgow Airport Safeguarding - No objection. ▪ Environment, Housing & Infrastructure (Env. Protection) - No objections subject to conditions relating to noise. ▪ Chief Executive's Service (Roads Development) – No objections subject to conditions relating to sightlines, forward visibility, submission of a road safety audit, construction traffic management plan, and assessment of proposed routes for construction traffic. ▪ Scottish Power Distribution Plc – No objections in principle. Advise of overhead line in the vicinity of the proposals and therefore reserve the right to protect and or deviate the apparatus at the applicant’s expense. ▪ National Air Traffic Services (NATS) - No objections. ▪ Ironside Farrar Ltd (IFL) (Council’s Independent Consultants) - IFL were initially asked to review and provide a stage 1 audit comment on the following reports submitted by the applicants in support of the development. Page 46 of 102
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Biodiversity Enhancement and Management Plan (BEMP) by Tetra Tech dated December 2024 – IFL advise that clarification is required on a number of matters including loss of habitat within the cable route area and associated compensation, appointment of Ecological Clerk of Works, turf and soil management, pollution prevention, and a timetable and ongoing maintenance plan for landscaped areas. Landscape and Visual Appraisal by TGP landscape architects dated 3rd December 2024 – IFL agree with the conclusion of the LVA that the landscape and visual effects of the proposed development would be no more than, and perhaps somewhat less than, the previously consented scheme. Preliminary Ecological Appraisal (PEA) by Tetra Tech dated December 2024– IFL note that the report is well structured and provides an adequate level of detail for a preliminary ecological appraisal. However, it incorporates aspects of a full ecological impact assessment without sufficient supporting data with limitations in survey timing, seasonal bias and data gaps. Following review of the stage 1 audit response a meeting was held on 1st April 2025 between the Council, IFL and the applicants to discuss the responses to the BEMP and the PEA. Following this meeting, an updated version of the BEMP, PEA and Landscape and Ecology Management Plan (LEMP) were submitted to the Council. These updated documents were considered to satisfactorily address the stage 1 audit comments, and it was not considered neccesary for IFL to undertake a stage 2 audit on these documents. The ECU consulted widely on the Section 36 application and a list of those who have responded (and who have not also been consulted by the Council), along with a summary of their comments, as shown on the ECU website, are provided below. ▪ Ministry of Defence (MoD) – No objections. ▪ NatureScot – Provide advice on measures that would help ensure impacts on natural heritage interests are minimised. Do not consider that the integrity of any SSSI’s will be adversely affected. There is currently no requirement for a species licence to be obtained. Mitigation is required with regard to breeding birds. No statutory landscape designations will be impacted. ▪ Transport Scotland – No objection subject to conditions relating to routing and movement of abnormal loads, and requirement for any additional signage or temporary traffic control measures. ▪ Scottish Environmental Protection Agency (SEPA) – No site-specific comments on the application. Reference should be made to the relevant standing advice. ▪ Historic Environment Scotland (HES) – Have reviewed the submission and have no comments. ▪ BT – The project should not cause interference to BT’s current and presently planned radio network. ▪ Scottish Gas Networks (SGN) – Have reviewed the submission and have no comments. Page 47 of 102
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▪ Health and Safety Executive (HSE) Land Use Planning Team - Have reviewed the submission and have no comments. ▪ Scottish Water – No objections. Representations The application has been publicised in line with the requirements of the relevant legislation. The ECU, as the determining authority, publicise the consent application, and representations can be submitted directly to them via their website. At the time of writing there are no letters of representation. 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 4 - Natural places ▪ Policy 6 - Forestry, woodland and trees ▪ Policy 7 - Historic assets and places ▪ Policy 8 - Green belts ▪ Policy 11 - Energy ▪ Policy 13 - Sustainable transport ▪ Policy 14 - Design, quality and place ▪ 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 ENV1 - Green Belt ▪ Policy ENV2 - Natural Heritage ▪ Policy ENV3 - Built and Cultural Heritage ▪ Policy I1 - Connecting Places ▪ Policy I3 - Flooding and Drainage ▪ Policy I4 - Renewable and Low Carbon Energy Developments New Development Supplementary Guidance ▪ Renfrewshire New Development Supplementary Guidance 2022 ▪ Delivering the Environment Strategy: Green Belt Development Criteria ▪ Delivering the Infrastructure Strategy: Renewable and Low Carbon Energy Developments 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: Page 48 of 102
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▪ Landscape and Ecology Management Plan (LEMP) by Tetra Tech revision V2 dated 15th April 2025 – Report has been updated following feedback from the Council and IFL. The aims of the LEMP are to reduce impacts on retained habitats on site and to detail post- construction habitat creation measures to secure biodiversity enhancement. The report notes that a Biodiversity Champion will be appointed to ensure activities during the construction and operational phase are in line with the recommendations of the LEMP. The recommendations relate to pre and mid construction habitat management strategy with regard to habitats and watercourses, and post construction habitat creation and management strategy with regard to general maintenance, hedgerows, trees, woodland scrub mix, wildflower grassland, SUDS and Monitoring. ▪ Preliminary Ecological Appraisal (PEA) by Tetra Tech revision V2 dated 15th April 2025 – Report has been updated following feedback from the Council and IFL. It is considered unlikely that the proposed development will lead to adverse impacts on designated sites. However, the site has potential to support several protected species including nesting birds, badger and reptiles. A suite of recommendations are made with regard to further survey and assessment, mitigation and enhancement. ▪ Biodiversity Enhancement and Management Plan (BEMP) by Tetra Tech revision V2 dated 15th April - Report has been updated following feedback from the Council and IFL – Summarises the baseline information at the site including habitats and protected or notable species. Several pre and mid construction enhancements are recommended with regard to bats, nesting birds, red squirrels, amphibians, invertebrates, and hedgehogs. A strategy for post construction monitoring is also included. ▪ Landscape and Visual Appraisal by TGP Landscape Architects dated 3rd December 2024 – Proposed development would be located on an area of undulating farmland which is substantially influenced by existing electricity infrastructure. The proposed scheme shares many similarities to the previously consented scheme. However previously consented synchronous condenser units have been removed from the scheme, and there are greater areas of open space within the site layout. In comparison to the consented scheme, the proposed layout would not result in any increase to the level of effect upon the landscape character, Gleniffer Braes Country Park, or the green belt. The influence would also steadily soften over time as the landscape planting matures. The proposed development could be accommodated at the site with relatively limited and localised effects on landscape character and visual amenity. ▪ Breeding Bird Survey Report by Tetra Tech version V1 dated 2nd December 2024 – Swallows were confirmed to be breeding on the site, and several other species were considered to possibly be breeding on the site. The proposed development is considered to be of low impact to breeding bird population due to the abundance of similar habitat nearby and provided mitigations are incorporated. This includes timing of vegetation clearance, noise and lighting. Enhancements in the form of landscape planting and bird boxes are also recommended. ▪ Pre-Application Consultation Report by Statkraft revision R3 dated 27th November 2024 – Summarises the pre-application consultation measures undertaken in line with the ECU document titled Good Practice Guidance for Applications under Section 36 and 37 of the Electricity Act 1989. In this instance the consultation comprised of 2 public exhibitions, 1 virtual public exhibition, 1 newspaper and resident letters. Councillors for ward 7, George Adam and Tom Arthur MSP and Foxbar and Elderslie CC were also Page 49 of 102
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notified of the public events. A project website was also established. Public events were held at Foxbar Community centre on 1st February and 7th March 2024. A summary of consultation responses is also provided. ▪ Outline Construction Environment Management Plan by Statkraft revision R1 dated 27th November 2024 – Outlines a suite of outline construction environmental issues including management of site waste, sewage disposal, car parking, lighting, noise, dust, pollution control and traffic management and the associated procedures t ensure these issues are appropriately controlled. ▪ Noise Impact Assessment by Statkraft revision R0 dated 20th August 2024 – Noise impact has been modelled based on all plant and colling equipment operating concurrently and at 100% capacity. However, in reality this will not occur. There is only one residential receptor close to the development. The assessment concludes that due to the difference between the rating level and the background noise level and the context of the development it is concluded that the development is not expected to have an adverse impact in terms of noise. ▪ Planning, Design and Access Statement by Statkraft revision R2 dated 27th November 2024 – The development would result in an improvement to the reliability and stability of the electrical network, and allow increasing levels of renewable energy generation to be more fully integrated into the electrical system. A summary of the planning history on the site is provided, noting the previous scheme consented on appeal. The various components of the scheme and the associated layout are also set out. A review of the development against the relevant renewable energy policy and the development plan is also undertaken. ▪ Planning Guidance Note by Statkraft revision R2 dated 27th November 2024 – Primarily provides a review of the planning history and a comparison between the proposed scheme and the previously consented scheme. The main differences notes are the omission of the synchronous condensers which were due to be houses in 6m high buildings, removal of battery units from underneath the overhead cables, provision of a secondary access for emergency purposes, provision of a SUDS pond, and provision of additional landscaping. ▪ Transport Statement and Construction Traffic Management Plan by Pell Frishmann Revision 04 dated 3rd December 2024 – Considered the likely impact of traffic generated by the proposed development on the local road network. Traffic management procedures have been proposed to ensure the safe operation of the approach route to the site during construction. Operational traffic is expected to be minimal as the site will not be manned. The impact of operational traffic is expected to be negligible. ▪ Lighting Plan Review Technical Note by Tetra Tech – Summarises the review of the proposed lighting scheme and its compliance the Institute of Lighting Professionals/Bat Conservation Trust guidance on bats and artificial lighting at night with the view to limiting the risk of adverse impacts to ecological receptors. The lighting scheme is inward facing with low levels of light spill. PIR sensors are used to lighting is only triggered by people, and would only be switched on occasionally and on a small section of the site during night time maintenance. The effect on bats or nesting birds is expected to be minimised to within the accepted levels stipulated in the guidance. Page 50 of 102
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▪ Detailed Drainage Strategy by Vazquez Besada Consulting revision 02 dated 21st August 2024 - Surface water treatment will be provided via filter drains and a new proposed SUDS basin. The SUDS basin will provide attenuation volume for all new impermeable areas. No flooding water is expected to leave the site boundary for any of the storm events considered. Safe access and egress is provided at all times. No proposed foul water connection is required. ▪ Landscape Specification by TGP Landscape Architects dated 10th June 2024 – Provides a specification for the ground preparation, panting and ongoing maintenance of the landscaping scheme. ▪ Landscape Management Plan by TGP Landscape Architects dated 9th December 2024 – Sets out a management and maintenance schedule for the landscaped areas. 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 application for the battery energy storage system has been submitted to the ECU under Section 36 of the Electricity Act 1989. Unlike a planning application, there is no requirement that the application be determined in accordance with the development plan. Instead, the development plan is one of a number of material considerations which require to be taken into account by the ECU in their determination of the application. The Council is one of a number of consultees to the process. To inform the Council’s consultation response to the ECU, the development plan represents the appropriate document against which to base the Council’s assessment of the application. The development plan comprises of the National Planning Framework 4 (NPF4) and the adopted Renfrewshire Local Development Plan 2022 (LDP). A key material consideration in the Councils assessment is also the planning history associated with the site. As noted above and in the applicants Planning Guidance Note, a BESS has previously been granted consent on this site via appeal under planning application 21/0034/PP. For the previous consented application and this S36 application, the application site is the same. However, for the purposes of the S36 proposal the footprint of the development has been reduced as battery units are no longer proposed underneath the overhead lines. Additionally, some of the ancillary infrastructure associated with the previous consented scheme has also been omitted. On balance it is considered that the visual impact of the proposed S36 scheme would be no more than, and perhaps somewhat less than, the previously consented scheme. Turning to the development plan, the application site is located within the green belt. Policies ENV1 of the LDP and 8 of NPF4 both consider essential infrastructure to be an acceptable form of development within the green belt in principle. Page 51 of 102
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Battery storage systems are a key component in the decarbonisation of the electricity grid, and the transition towards greater electricity generation from renewable sources. The battery systems will store excess energy during times of surplus generation. This is then fed back into the grid during times of demand. This provides for a more resilient and stable energy supply. It is considered that the proposal does constitute essential infrastructure and complies in principle with policies ENV1 of the LDP and 8 of NPF4 relating to the green belt. The development is also considered to comply with policies 1 and 2 of NPF4 relating to climate mitigation and tackling the climate crisis. The proposal must thereafter be assessed against the detailed development criteria set out within the green belt policies. This includes the green belt development criteria set out within the new development supplementary guidance which will be assessed in turn as follows. The development will not result in the loss of prime quality agricultural land or agricultural land of lesser quality that is locally important. The development does not have any implications for areas of wild land. The Roads Development officer has not objected to the development. They have listed several matters that would need to be considered by the developer to ensure that the site can be accessed safely. This includes matters relating to sightlines, construction traffic, and forward visibility. Conditions relating to these matters can be recommended to the ECU. There is no anticipated effect on public water supply or water courses from pollution risk. A detailed Construction Environmental Management Plan (CEMP) can be requested through condition which would ensure pollution control measures are implemented during the construction phase. The submission also includes a drainage strategy which will ensure all surface water is managed appropriately. The development does not impinge upon any existing active travel routes. Regarding visual impact and landscape character, IFL agree with the conclusion of the LVA that the landscape and visual effects of the proposed development would be no more than, and perhaps somewhat less than, the previously consented scheme. It is noted that the scheme includes planting of a mixed hedge and trees along the northwestern, southwestern and south eastern boundaries. The southwest boundary includes provision for a buffer strip approximately 25 metres wide which will be planted with a native woodland edge mix. The tallest element of the scheme, the HV yard, is located in the western corner of the site which is the lowest part of the site in terms of ground levels and is also screened by existing vegetation which is adjacent to Gleniffer Road. The HV yard is also set back from the road, with provision for additional hedge and tree planting adjacent to the proposed emergency access. The submission also indicates that the battery units will be finished in green. This will help mitigate the visual impact of the battery units. It is acknowledged that the battery units within the 1st phase are finished in white. However, these units will be partly screened by the later phases of the development and the associated landscaping. The submission indicates that the site would also be bound by a 3.4-metre-high perimeter fence. The grouping of the batteries and the siting of the HV yard is considered to be Page 52 of 102
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acceptable. The incorporation of two strips of grassland under the overhead lines will help to break up the footprint of the site and reduce its visual impact in comparison to the previously consented scheme. It is considered that the development will not have a significant impact on local landscape character and on balance the impact will be less than that associated with the previously consented scheme. With respect to cumulative visual impact, the development would be adding to an extensive energy landscape. The additional effects of the development would not be significant against this baseline and would be less than that associated with the previously consented scheme. Visual impact would be further reduced by the mitigation planting. It is considered that the development is acceptable with regard to cumulative visual impact. There is no requirement to incorporate access to open space, and the development does not impinge upon any existing areas of accessible open space. It is anticipated that the development will require a second cable connection to the Neilston substation in addition to that approved under application 23/0224/PP. While a cable route originally formed part of the S36 submission, it has now been omitted, and the applicants advise that the cable route would be the subject of a standalone planning application once a suitable routing option has been identified. With regard to ecology, IFL note that the PEA report is well structured and provides an adequate level of detail for a preliminary ecological appraisal. The PEA has been updated in response to the consultation from IFL, and notes that the site has the potential to support several protected species however detrimental impacts on designated sites is not anticipated. It is considered that potential impacts on protected species can be mitigated via the recommendations within the PEA. The BEMP recommends a number of enhancements which can be undertaken at the site with regard to biodiversity. This document has also been updated in response to the consultation from IFL, namely the appointment of a biodiversity champion to monitor the implementation of the measures set out within the BEMP, LEMP and PEA. The updates to these documents and the discussions undertaken between the Council, the applicants and IFL are considered to constitute a level of assessment that is proportionate to the development being proposed again noting that a larger scheme can be implemented under the previous planning permission without further assessment of ecological matters. A condition can be recommended to ensure the mitigations and enhancements set out within the BEMP, LEMP and PEA are implemented on the site. The development does not include proposals to convert any existing buildings. In view of the above it is considered that the development complies with the green belt development criteria set out within the supplementary guidance. The criteria set out within Policy 8 of NPF4 which have not already been discussed above, are as follows. The green belt location is neccesary in this instance given its proximity to the Neilston substation to which a connection to the grid network can be made. Proximity to a substation where a grid connection is available is critical for BESS developments. BESS schemes are considered to constitute essential infrastructure, and the acceptability of a BESS scheme at this location has been established under application 21/0034/PP. Page 53 of 102
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The development is for essential infrastructure in an area already characterised by electricity infrastructure. It is considered that the purpose of the green belt at this location (which is to maintain identity of settlements, protect landscape setting, and promote access opportunities to open space) will not be undermined. There will not be any significant long-term impact on the environmental quality of the green belt. It should be noted at this stage that a condition would be recommended to restrict the time period of consent to 40 years at which point the development will be decommissioned and the site restored (unless otherwise agreed in writing with the Council). However, the landscape planting and biodiversity enhancements will be retained, and on balance the long- term environmental quality of the green belt will be safeguarded. In view of the above assessment, it is considered that the development is fully compliant with the green belt policies ENV1 of the LDP and 8 of NPF4 and should be considered as a suitable development at this green belt location. Policies I4 of the LDP and 11 of NPF4 seek to support development proposals for renewable and low carbon energy developments in principle. This includes energy storage. Policy I4 includes several detailed assessment criteria which will be considered in turn as follows. The potential impact of the development with respect to local environment, landscape character and the natural environment has been discussed above. There are no above ground-built heritage designations in or in close proximity of the site. The presence of a WW2 bunker is noted however this feature is not listed or covered by any statutory designation. Nevertheless, the proposed site plan indicates that it will be safeguarded as part of the development layout. Potential impact on the water environment can be mitigated through the incorporation of a strategy to manage surface water and pollution control during the construction phase. A condition is recommended with respect to the implementation of the surface water drainage strategy. With regard to amenity of neighbouring residential receptors, the Environmental Protection Team have offered no objections to the development however a condition is recommended with respect to limiting noise levels associated with the plant and machinery at the site. There are no implications with regard to air quality, glare or shadow flicker and visual impact has already been discussed above. It is considered that the amenity of neighbouring residential receptors will not be detrimentally impacted in this regard and again the impacts are likely to be less than that associated with the previously consented scheme. The development will not have a detrimental impact on outdoor sport or recreation interest. Matters relating to transport infrastructure and road safety have been discussed above. There have been no objections from Roads Development Officer or Transport Scotland with regard to potential impact on the local and trunk road network. Glasgow Airport Safeguarding and NATS have also offered no objections to the development with regard to the safe and efficient use of Glasgow Airport. The site is not within a potential heat network opportunity area. Page 54 of 102
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The relevant criteria within the new development supplementary guidance on renewable and low carbon energy developments (not already discussed above) are assessed as follows. Conditions can be used to ensure arrangements are in place to restore the site to an acceptable standard after the operation of the BESS has ceased. This includes the submission of decommissioning and restoration strategies, and also a bond or other financial guarantee to ensure funds are set aside for decommissioning and that the Council can call upon these funds to undertake the work if neccesary. This application is welcomed as it is noted the previous consent 21/0034/PP does not include provision for a financial guarantee to ensure decommissioning works are undertaken. The development will contribute to renewable energy generation and carbon emission reduction targets by providing 750MW of storage capacity. This will allow energy from renewable sources to be stored at times where supply exceeds demand, and then fed back into the grid at times when demand exceeds supply. This will contribute to the further decarbonisation of the electricity supply, and also provide stability to the electricity grid. The criteria set out within Policy 11 of NPF4 which have not already been discussed above, are as follows. The applicant identifies the following socio-economic benefits associated with the development: - Direct effects on employment levels during construction, operation and decommissioning. - Indirect effects on economic activity such as the supply chain and economic stimulus from expenditure of additional employment income. - Induced effects including additional employment created by the spend of additional employment income. The planning statement also notes that the scheme could have an economic impact through the potential to significantly reduce energy bills. The development will make an important contribution to decarbonising the electricity supply and provide stability to the grid system. There will be no detrimental impact on international or national designated sites. It is not anticipated that there will be any detrimental impacts on telecommunications and broadcasting installations. There are no trees within the site which would be removed to accommodate the development. A condition can be used to ensure appropriate measures are put in place to protect trees on the edge of the site during the construction phase. The site is not at risk of flooding. Appropriate management of surface water will ensure that flood risk does not increase elsewhere. In view of the above, it is considered that the development complies with Policies I4 of the LDP and 11 of NPF4. The above assessment broadly demonstrates compliance with the other relevant development plan policies as follows. The development will contribute to the enhancement of biodiversity at the site in accordance with the requirements of Policy 3 of NPF4. The proposed appointment of a biodiversity champion is noted in this regard. Page 55 of 102
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The development will not have an unacceptable impact on the natural environment and will not have a significant impact on any national or local designated sites in accordance with Policy 4 of NPF4 and ENV2 of the LDP. There are no trees which will be removed to accommodate the development, and measures will be put in place to protect existing trees on the periphery of the site boundary. The development accords with Policy 6 of NPF4 and ENV2 of the LDP. There are no above ground designated historic environment assets within or on the boundary of the site that would be impacted by the development. The development complies with policy 7 of NPF4 and ENV3 of the LDP. Recommended conditions in respect of construction traffic management, sight lines and road safety audit will ensure that the site can be accessed safely, and that the operation of the local road network will be safeguarded during the construction and operational phases of the development. The development has a low trip generation during its operational phase and does not require accessibility via public transport or active travel routes. The development complies with policy 13 of NPF4 and I1 of the LDP. The proposed landscape planting that will form part of the scheme will contribute to screening the development over time. It is acknowledged that in the short term and before the landscaping matures the development will be visible. However, this impact can be mitigated via the external colour associated with the component infrastructure. The development complies with policy 14 of NPF4. The application site is not at risk of flooding, and the implementation of a sustainable drainage strategy for the management of surface water will not increase flood risk elsewhere. The development complies with policy 22 of NPF4 and I3 of the LDP. 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 legal agreement or other form of planning obligation (potentially a suitably worded planning condition(s)) is required to secure decommissioning of the development and the restoration of the site. Conclusion The approach to the assessment and recommendations within this report reflect the fact that the Council is a consultee under the Electricity Act 1989 and that the ECU are the determining authority. In conclusion, the proposed development is considered to be compliant with the development plan subject to planning conditions and/or a planning obligation to secure decommissioning of the development and the restoration of the site. All other consultation responses noted to date indicate that the proposed development would be acceptable. It is therefore recommended that the Council raises no objections to the development. The position of the Council as a statutory consultee to this Section 36 application of no objections is subject to and reliant upon the matters and topics set out in the conditions listed in this report and also the requirements for the matters associated with decommissioning of the development and the restoration of the site being appropriately secured. For clarity, should conditions and/or a planning obligation covering each of these matters and topics not be imposed by the Energy Consent Units (ECU), then the Council’s position as a statutory consultee would be one of objection. Page 56 of 102
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In wording the conditions it is noted that phase 1 of the development has already commenced and is managed via conditions attached to the other consents listed above. For the purposes of the S36 response the conditions shall therefore refer to commencement of development within phase 2 (development of the remainder of the site) with respect to the substantive matters still to be addressed. Recommendation No objection subject to the conditions listed below being applied to any decision should the ECU be minded to approve the Section 36 application. The position of the Council as a statutory consultee to this Section 36 application of no objections is subject to and reliant upon the matters and topics set out in the conditions listed in this report and also the requirements for the matters associated with decommissioning of the development and the restoration of the site being appropriately secured. For clarity, should conditions and/or a planning obligation covering each of these matters and topics not be imposed by the Energy Consent Units (ECU), then the Council’s position as a statutory consultee would be one of objection. Reason(s) for Recommendation 1. The proposed development is compliant with the development plan subject to planning conditions and a form of planning obligation (condition and/or legal agreement) to secure appropriate funding for the decommissioning of the development and the restoration of the site. All other consultation responses noted to date indicate that the proposed development would be acceptable. Condition(s) 1. The development to which this permission relates must be begun not later than the expiration of three years from the date of its grant. Reason: This condition is for the purpose of the good planning of the area, to ensure that the permission will lapse if it is not implemented within three years. 2. The development is hereby approved for a temporary period of 40 years from the date of final commissioning of the development. Written confirmation of the date of first commissioning shall be provided to the Planning Authority no later than one calendar month after that date. Reason: In order to retain effective planning control. 3. That within 3 months of the date of the consent the developer shall submit a phasing plan for the written approval of the Planning Authority. The plan shall include phase 1 of the project which is defined as the area currently under construction in the northwest corner of the application site, and all subsequent phases of development thereafter. Reason: In the interests of retaining effective planning control. 4. Prior to the commencement of any development within phase 2 of the BESS as defined within the phasing plan approved under condition 3 above, an outline decommissioning, site restoration and aftercare strategy shall be submitted to and Page 57 of 102
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approved in writing by the Planning Authority. The strategy shall, without limitation, detail proposals for: (a) The removal of all above and below ground elements of the development; (b) The treatment of all ground surfaces, including any sub surface areas, hard standing and access tracks which would restore the site to its former condition or other such condition as agreed by the Council as Planning Authority; (c) The phasing and timing of the works, including any environmental management provisions; (d) Details relating to how and when the strategy will be reviewed. Reason: To ensure the decommissioning and removal of the development is in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interests of safety, amenity and environmental protection. 5. No later than 3 years prior to decommissioning of the development or the expiration of this consent (whichever is the earlier) a detailed decommissioning, restoration, and aftercare plan, based upon the principles of the approved outline decommissioning, restoration, and aftercare strategy, shall be submitted to the Planning Authority for written approval. The detailed decommissioning, restoration and aftercare plan shall include (but not be limited to the) provisions in respect of the following matters: ▪ Decommissioning and removal of the battery energy storage system units including treatment of liquid bearing components ▪ Removal of any in-situ foundations including removal to a depth of at least 1m underground ▪ Removal of all above ground infrastructure and buildings including but not limited to substations, HV Yard and associated buildings, containers, fencing, lighting masts, internal tracks, equipment and hard standings ▪ Cable removal ▪ Provision of Decommissioning Environmental Management Plan (DEMP) to be based on relevant elements of the Construction Environmental Management Plan (CEMP) ▪ A Traffic Management Plan (TMP) related to activities for decommissioning, demolition, and removal of infrastructure ▪ Locations of temporary stockpiles for decommissioned materials and equipment ▪ Treatment of disturbed ground surfaces resulting from decommissioning of infrastructure including cable removal and any sub-surface elements to restore the land to its pre-construction status or such condition as agreed in writing with the LPA ▪ Restoration proposals including ecological and biodiversity enhancement works such as (but not limited to) provision of bird boxes, insect refuge and use of native seed mixes to deliver biodiversity gains and measures to safeguard all landscaping on the site which for the avoidance of doubt shall be retained. ▪ An aftercare plan to monitor success of restoration measures with scope for interventions if required ▪ A Decommissioning Timetable Page 58 of 102
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Thereafter the detailed decommissioning, site restoration and aftercare plan shall be undertaken in accordance with the approved plan, unless otherwise agreed in writing by the Planning Authority. Reason: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interests of safety, amenity and environmental protection. 6. Prior to the commencement of any development within phase 2 of the BESS as defined within the phasing plan approved under condition 3 above, a bond to cover the costs of decommissioning, site restoration and aftercare, as required by conditions 4 and 5 of this consent, shall be submitted for the written approval of the Planning Authority. The acceptability of such bond shall be at the sole discretion of the Planning Authority. The bond 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 conditions 4 and 5 of this consent; B) be granted by a bank or insurance company (whose identity and covenant strength shall firstly have been approved by the Council and shall have at least an A - rating) and who shall be capable of fulfilling the obligations under the guarantee; C) be for an amount which covers the value of all decommissioning, site restoration and aftercare liabilities, such amount to be determined by the Planning Authority at the commencement of Development; 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 and who has been agreed in writing beforehand by the Planning Authority. The review shall be submitted no later than three months prior to the expiry of the existing bond, for the written approval of the Planning Authority. Thereafter and at least 28 days prior to the expiry of the existing bond, a replacement bond 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 on or before the date of commencement of Development, and expire no earlier than 24 months after the end of the aftercare period. No work shall begin at the site until both: written approval of the Planning Authority has been given to the terms of such bond and; the validly executed guarantee has been delivered to the Planning Authority. In the event that the bond becomes invalid for any reason, no operations will be carried out on site until a replacement bond completed in accordance with the terms of this condition is lodged with the Planning Authority. Page 59 of 102
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Reason: In the interests of amenity and in order to retain effective planning control. 7. In the event that the financial guarantee becomes invalid, has expired, or is terminated for any reason following the commencement of operations at the site, 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 6, 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. 8. Prior to the commencement of any development within phase 2 of the BESS as defined within the phasing plan approved under condition 3 above, the developer shall submit a Construction Traffic Management Plan (CTMP) for the written approval of the Planning Authority. The CTMP shall include (but not be limited to) details in respect of; - Details of the design, layout, geometry, surface finish and sight lines of the access including geometry for the construction and post construction phase of the development and swept path to demonstrate that the largest expected vehicle can access the site. - The additional signage on both public roads where access will be taken to inform drivers of the construction vehicles. - Details of proposed temporary site compound for storage of materials, machinery, and designated car parking. - Details of construction traffic routing, vehicle types and number of journeys, taking into account the axle weights/amounts as a model against the type of road and its age. The details set out within the approved CTMP shall thereafter be implemented on site during the construction phase. Reason: To ensure traffic impacts are mitigated during the construction phase, and that the construction phase is undertaken safely. 9. Prior to the commencement of any development within phase 2 of the BESS as defined within the phasing plan approved under condition 3 above, either enabling works or construction works, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Planning Authority. The CEMP shall include (but not be limited to) provisions in respect of: ▪ Project Title Page – Defines the project and applicant details ▪ Distribution List – Includes external recipients chiefly LPA and internal distribution such as contractors; to ensure familiarity with the consented requirements ▪ Introduction – Project overview, site description, scope of proposed works, programme of works, details of any previous environmental assessments Page 60 of 102
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▪ Roles and Responsibilities – Organisational Chart of project personnel and key contacts plus training and competencies and communication procedures ▪ Environmental Management Policy Statement – To include any accreditations or EM Systems followed ▪ Regulations and Requirements – Legislation, Regulations and Technical Guidance applicable to the nature and scope of the development ▪ Identification of Environmental Assets and Impacts: ▪ Emissions to air – dust, noise, vibration, traffic/ vehicle movements on site and to/ from site ▪ Land and Water (extends to surface and ground water) – discharges from construction activities, i.e. pollution, substance contamination, damage, waste management ▪ Archaeology and heritage features ▪ Ecological features including habitats and species ▪ Environmental Mitigation Measures and control plans with regard to identified environmental assets and the potential impacts arising from construction; to take cognisance of relevant Legislation and Regulations and follow appropriate Technical Guidance/ best practice ▪ Inclusion of an Emergency/ Incident Response Plan ▪ Monitoring and Auditing – Procedures for audits (internal and external), monitoring and inspections, environmental performance monitoring e.g. KPIs, monitoring/ inspection reporting ▪ The measures set out within the approved CEMP shall thereafter be implemented on site during the construction phase. Reason: To ensure environmental impacts are mitigated during the construction phase, and that the construction phase is undertaken safely. 10. 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. 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: To mitigate potential noise impact on sensitive receptors within the vicinity of the site boundary. 11. In the event that the Council receives a complaint relating to noise emissions from the development, the operator shall at its own expense and at the Councils request Page 61 of 102
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employ an independent noise consultant to undertake a noise impact assessment to determine the level of noise emissions at any noise sensitive receptor in the vicinity of the development. Prior to undertaking the noise impact assessment, the parameters, methodology and acceptable noise limits shall first be agreed in writing with the Planning Authority. The noise impact assessment shall provide, if required, mitigation measures and an associated timetable for their implementation to be implemented to ensure noise emissions do not exceed the agreed noise limits. The mitigation measures shall thereafter be implemented in accordance with the agreed timetable. Reason: To mitigate potential noise impact on sensitive receptors within the vicinity of the site boundary. 12. Prior to the commencement of any development within phase 2 of the BESS as defined within the phasing plan approved under condition 3 above, the developer shall submit a site plan and section drawing(s) and associated specification for the written approval of the Planning Authority detailing the existing and proposed ground levels within the site including the requirement for any associated wall retention, cut and fill, earth moving and mounding. Only the approved details shall thereafter be implemented on site. Reason: In the interests of visual amenity. 13. That prior to the facility hereby approved being brought into use, the developer shall submit a road safety audit and traffic management plan and for the written approval of the Planning Authority. The management plan shall identify measures to reduce the speed of vehicles along the stretch of Gleniffer Road conterminous with the visibility splay area, and a timetable for the installation of the measures. The measures shall thereafter be implemented in accordance with the agreed upon timetable. Reason: To reduce traffic speeds in the interests of traffic safety. 14. All works associated with the construction of the vehicular access hereby approved shall ensure a visibility splay measuring 4.5m x 215m x 1.05m is provided prior to the facility being brought into use and forward visibility of 215m shall be provided for vehicles turning right into the site. The splay shall thereafter be maintained throughout the life of the development to ensure that no features within the splay shall exceed 1.05m in height. Reason: To ensure the site can be accessed safely. 15. That the drainage strategy set out in the Detailed Drainage Strategy by Vazquez Besada Consulting revision 02 dated 21st August 2024 shall be implemented on site and made operational prior to phase 2 of the BESS as defined within the phasing plan approved under condition 3 above is energised. The drainage strategy shall be maintained thereafter for the life of the development in accordance with section 5.7 and appendix H of the Detailed Drainage Strategy by Vazquez Besada Consulting revision 02 dated 21st August 2024. Reason: To ensure the drainage strategy is implemented in the interests of the sustainable management of surface water. Page 62 of 102
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16. That all recommendations set out in section 4 of the Preliminary Ecological Appraisal (PEA) by Tetra Tech revision V2 dated 15th April 2025 shall be implemented on site during the construction phase. Reason: In the interests of safeguarding protected species. 17. That any lighting scheme to be installed at the BESS shall be designed in accordance with the specification set out within the Lighting Plan Review Technical Note by Tetra Tech Revision V2 dated 5th December 2024. Reason: To ensure the lighting scheme is sensitive to ecological receptors at the site. 18. Prior to the commencement of any development within phase 2 of the BESS as defined within the phasing plan approved under condition 3 above, the developer shall first submit for the written approval of the Planning Authority a detailed phasing plan for the implementation of all landscaping as detailed in drawing L01 revision C titled Landscape Planting Plan – Main Compound. The landscaping shall thereafter be implemented in accordance with the approved phasing plan and the Landscape Specification by TGP Landscape Architects dated 10th June 2024, and maintained for the life of the development in accordance with the Landscape Management Plan by TGP Landscape Architects dated 9th December 2024, the Landscape and Ecology Management Plan (LEMP) by Tetra Tech revision V2 dated 15th April 2025, and the Biodiversity Enhancement and Management Plan (BEMP) by Tetra Tech revision V2 dated 15th April. Reason: To ensure the approved landscaping is implemented and maintained appropriately for the life of the development. 19. That the external finish colour of all above ground elements of the development (with the exception of the HV Yard) including (but not limited to) all battery units, buildings, containers, plant, and other component infrastructure, and all boundary fencing and gates to be developed at the site shall be RAL 6003 Olive Green unless otherwise agreed in writing with the Planning Authority. Reason: To ensure the components are of an appropriate external finishing colour in the interests of visual amenity. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title V2 Landscape and Ecology Management Plan (LEMP) by Tetra Tech dated 15th April 2025 V2 Preliminary Ecological Appraisal (PEA) by Tetra Tech dated 15th April 2025 V2 Biodiversity Enhancement and Management Plan (BEMP) by Tetra Tech dated 15th April Landscape and Visual Appraisal by TGP Landscape Architects dated 3rd December 2024 V1 Breeding Bird Survey Report by Tetra Tech Page 63 of 102
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dated 2nd December 2024 Pre-Application Consultation Report by Statkraft revision R3 dated 27th November 2024 R1 Outline Construction Environment Management Plan by Statkraft dated 27th November 2024 R0 Noise Impact Assessment by Statkraft dated 20th August 2024 R2 Planning, Design and Access Statement by Statkraft dated 27th November 2024 R2 Planning Guidance Note by Statkraft dated 27th November 2024 04 Transport Statement and Construction Traffic Management Plan by Pell Frishmann dated 3rd December 2024 V2 Lighting Plan Review Technical Note by Tetra Tech dated 5th December 2024 02 Detailed Drainage Strategy by Vazquez Besada Consulting dated 21st August 2024 Landscape Specification by TGP Landscape Architects dated 10th June 2024 Landscape Management Plan by TGP Landscape Architects dated 9th December 2024 15957-024 0 Site Location Plan 15957-025 11 Proposed Site Layout 15957-026 6 Existing Site Layout Plan 500 scale 15957-026 6 Existing Site Layout Plan 1250 scale 1597-008 0 Diesel Generator 15957-009 0 Auxillary Transformer 15957-010 0 Control and Switchgear Buildings 15957-011 0 HV Yard 15957-012 0 Type B BESS 15957-013 0 Type C BESS 15957-014 0 Stores and Welfare Buildings 15957-015 0 MV Room 15957-016 0 External Fence 15957-021 0 Underground Water Tank 15957-027 0 Type A BESS 15957-028 0 Genset 15957-033 0 CCTV Pole 0900 P02 Artic SPA 0100 P07 Overall Site Layout 0101 P07 Compound Layout Sheet 1 of 2 0102 P07 Compound Layout Sheet 2 of 2 0200 P07 Site Sections 1 of 6 0201 P07 Site Sections 2 of 6 0202 P07 Site Sections 3 of 6 0203 P07 Site Sections 4 of 6 0204 P07 Site Sections 5 of 6 Page 64 of 102
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0205 P07 Site Sections 6 of 6 0206 P05 Access Road Under Over Headline sheet 1 0207 P03 Access Road Under Over Headline Sheet 2 For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk Page 65 of 102
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Planning and Climate Change Policy Board: 20 May 2025 Report by Chief Planning Officer Reference No 25/0032/PP Application Type Planning Permission (Local) Proposal Demolition of single storey commercial units and redevelopment of yard comprising of the erection of a two-storey office, workshop and storage facility with associated access, parking, fencing and associated works Location 108 Hawkhead Road, Paisley, PA2 7BA Ward 5 - Paisley East and Central Community Council Paisley East and Whitehaugh Community Council Applicant Mr Greg Chalmers Lambert + Son Properties 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=SQHCWWMWN3S00 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, Cllrs Mylet, Devine and McNaughton have requested that the application be determined by the Planning and Climate Change Policy Board due to the number of local objections received. Proposal This application seeks planning permission for the erection of a two-storey office, workshop and storage facility with associated access, parking, fencing at a commercial yard off Hawkhead Road, Paisley. The structure would be located to the south of the site, with 10 parking spaces found to the north of the building. Existing single storey commercial units located at the southern end of the site would be demolished to accommodate the proposal. The building would measure 16.5 meters in width by 24.3 metres in depth and would feature a shallow dual pitched roof that would measure 5.5 metres in height to the eaves and 6.3 metres to the ridge. An application for the same development was withdrawn by the applicant in January 2025. Site Description The application site is flat and is currently used as a commercial yard, with several single storey buildings that have been developed in a piecemeal fashion located at the south of the site. Access is taken onto Hawkhead Road from the northeast though the site does not front onto the road. Residential properties are found on all sides. Commercial properties owned by the applicant are also found to the east. Pre-Application Consultation with Officers Item 3(e) PACC200525 Page 67 of 102
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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 of the first application, the overall height of the structure was reduced from 8.1 metres to 6.3 metres in light of concerns raised by planning that the structure was too tall. However, as the structure would sit in close proximity to the boundary of residential properties the reduction was not considered sufficient and the building is still considered to be too tall for the location. 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: 24/0390/PP Description: Erection of two storey office, workshop and storage facility Decision: Withdrawn Application No: 24/0391/PP Description: Change of use of office (Class 4) to hot food take away (sui generis), shop (Class 1A) and two flats (sui generis) and associated external alterations Decision: Grant subject to conditions Consultations ▪ Chief Executive's Service (Roads Development) - no objection subject to the provision of cycle storage, the repositioning of gates and upgrades to the site access. ▪ Environment, Housing & Infrastructure (Env. Protection) - no objection subject to the remediation of the site and submission of Noise Impact Assessment. ▪ Scottish Environmental Protection Agency (SEPA) - no objection. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: ▪ Object - 117 ▪ Support - 21 ▪ Neutral - 0 The issues raised in support can be summarised as follows: 1. The proposal would improve the appearance of the site 2. The development would allow an existing company to expand 3. The business may need to leave the area if consent is refused The issues raised can be summarised as follows: 1. The development is not suitable for the location 2. Road safety concerns 3. Insufficient parking would be provided 4. Privacy concerns Page 68 of 102
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5. Future residents may not be aware of the proposal 6. Nearby properties would be overshadowed 7. Noise would negatively impact residential amenity 8. Light pollution would negatively impact nearby properties 9. House prices would be negatively impacted 10. Potential for air and water pollution 11. Construction work would negatively impact nearby properties 12. The application should not have been validated 13. The proposal would increase flood risk to nearby properties 14. The business should move to the nearby industrial estate 15. Those who do not live nearby should not be able to comment 16. The development would impact on views from residential properties 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 2 - Climate mitigation and adaptation ▪ Policy 9 - Brownfield, vacant and derelict land and empty buildings ▪ Policy 11 - Energy ▪ Policy 13 - Sustainable transport ▪ Policy 14 - Design, quality and place ▪ Policy 22 - Flood risk and water management ▪ 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 The following reports and assessments were submitted in support of the application: ▪ Supporting Statement - provides the applicant's justification for the 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) Page 69 of 102
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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 can be assessed against these five criteria to establish whether it is acceptable for the location: Access and Connectivity The proposal would make use of an existing access off Hawkhead Road and is well served by the public road network. Sufficient parking within the curtilage of the development would be provided for the size of building and the development would benefit from nearby public transport options in line with the requirements of Policy 13 of NPF4. As the site is already used for commercial purposes it is not considered that the development would place additional pressure on the existing road network. Roads Development have, however, raised concerns regarding plans to reposition the gates at the entrance to the site and have asked that space to store bicycles is provided in line with the provisions of the National Roads Development Guidance. Roads Development have also asked that the existing access be redesigned to make it safer for pedestrians. These issues could be addressed via the submission of revised plans or conditioned but these have not been pursued or progressed due to other issues which are considered in detail further in this assessment section below. Environment and Community The building would be located within an existing commercial yard and would not introduce a new use into the area. Furthermore, the Hawkhead Local Industrial Area is found to the northeast of the site. The site is not within a high-risk area with respect of coal mining and, subject to the remediation of the site, Environment, Housing & Infrastructure (Env. Protection) have not raised any concerns regarding contaminated land. The site can therefore be made safe for the proposed development in line with the requirements of Policy 9 of NPF4. Environment, Housing & Infrastructure (Env. Protection) have requested the submission of a Noise Impact Assessment given the proximity of the site to residential properties. This could be requested prior to determination or conditioned but similar to Roads Development matters, it is superseded by other issues which are discussed below. A condition could also be added to control any lighting that would be installed at the site but again this is superseded by issues addressed below. Given the amount of hardstanding at the site would not change it is not considered that the proposal would increase the likelihood of surface water flooding in the area. Furthermore, SEPA have not objected in respect of fluvial flood risk. The proposal is therefore considered to comply with Policy 22 of NPF4. Page 70 of 102
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In line with Policies 2 and 11 of NPF4 which seek to reduce carbon emissions solar panels would be installed on the roof of the building. Buildings and Design The two-storey building would sit approximately 1.6 metres from the western site boundary and 4.8 metres from the eastern site boundary. Given the building would measure 6.3 metres in height at its tallest point, the proposal would represent the overdevelopment of the plot and would have an unacceptable impact on the amenity afforded to the residential properties that share a boundary with the application site. An assessment undertaken by the applicant suggests that the building would overshadow approximately 4 metres of garden ground belonging to the residential properties to the west. Although it is acknowledged that the overshadowing would be limited in duration, given the garden ground of these properties measures only 12 metres in depth it is considered that the overshadowing would have an unacceptable impact on the residential amenity afforded to these properties. Following discussions with the applicant and agent after the submission of the initial application the overall height of the structure was reduced from 8.1 metres to 6.3 metres. However, despite the reduction it is still considered that the building is too tall for the location. Furthermore, the first-floor windows on the northern and southern elevations of the building would result in an overbearing impact and an unacceptable loss of privacy for the residential properties to the north and south as the garden ground of these dwellings would be overlooked from close range. The structure would be finished with grey cladding and would feature dark grey windows and doors while the shallow pitched roof would be finished in dark grey cladding. The choice of finishing materials raises no design concerns. As the two-storey structure would replace a collection of single storey units that have been developed in a piecemeal arrangement, it is considered that the overall appearance of the site be rationalised and would improve as a result of the development. However, as the site is not readily visible from Hawkhead Road the overall benefit to the wider streetscape is minimal. Given the above the proposal is considered to be contrary to Policy P1 of the Local Development Plan and Policy 26 of NPF4 in that the building, by way of its height, proximity to boundaries and window placement, would not be compatible with nearby residential properties. The proposal is also contrary to Policy 14 of NPF4 in that it would not be conducive to the creation of a pleasant place for the same reasons. Context and Character While it is accepted that commercial activity is long established at the site and predates the construction of the residential development found to the north, south and west, for the reasons discussed above the two-storey structure would not respect the current character of the area. Layout and Form The structure would be located to the south of the site and would replace a collection of existing single storey units that have been developed in a piecemeal manner. Parking would be found to the north of the building and the amount of hardstanding within the site would not change as a result of the development. Page 71 of 102
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There are no concerns with the proposed layout of the development in this regard. Representations The potential for the development to affect house prices or to impact on views from nearby properties are not material planning considerations. The impact construction work may have on residential amenity is also not a material planning consideration. The application has been validated in line with the requirements of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. In line with the Regulations there are no restrictions on who can comment on a proposal. While support for business is provided throughout the Development Plan, the site must be suitable for the business in question and the impact the proposal would have on nearby uses must be considered. The fact that the business could have to leave the area if consent is refused or that there may be other sites nearby that could accommodate the proposal are not material considerations in the determination of this application. Given the scale of the development and the existing use of the land it is not considered that the proposal would raise any air or water pollution concerns. All other issues have been addressed in the above report. Planning Obligations The Council is required to provide a summary of the terms of any planning obligation 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 assessment, 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 surrounding residential properties. The proposal is also contrary to Policy 14 of NPF4 for the same reasons. There are no other material considerations. Planning permission should therefore be refused. Recommendation Refuse. Reason(s) for Recommendation 1. The development is contrary to Policy P1 of the Local Development Plan, the New Development Supplementary Guidance on Creating Places and Policies 14 and 26 of NPF4 in that the proposal, by way of its height, proximity to boundaries and window placement, would not be compatible with the existing built environment and would have an unacceptable impact on the amenity of the surrounding residential area. Condition(s) 1. None required. Advisory Note(s) 1. None required. Page 72 of 102
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Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title 00-001 Location Plan 00-002 Block Plan as Existing & Proposed 00-003 D Site Section A-A as Proposed 02-001 B Site Plan as Proposed 02-002 B Ground Floor Plan as Proposed 02-003 B First Floor Plan as Proposed 02-004 B Roof Plan as Proposed 02-005 C North & West Elevations as Proposed 02-006 B South & East Elevations as Proposed For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk Page 73 of 102
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Planning and Climate Change Policy Board: 20 May 2025 Report by Chief Planning Officer Reference No 25/0059/PP Application Type Planning Permission (Local) Proposal Erection of substation with associated apparatus, fencing, de- mountable floodlights and access track Location BAE Land UK - Environmental Test Facility, Glenluce Drive, Bishopton Ward 11 – Bishopton, Bridge of Weir and Langbank Community Council Bishopton Community Council Applicant Scottish Power Energy Networks 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=SQWMX2MWFL000 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 would normally fall within the Council's scheme of delegation to be determined by an appointed officer. However, a request was submitted by Cllr Colin McCulloch, Cllr James MacLaren and Cllr Fiona Airlie- Nicolson, within 21 days of the application appearing on the weekly list, that the matter be removed from the scheme of delegation for determination by the Board due to the due to the possible effect on badger sets as well as the visual impact of the development. Proposal This application seeks planning permission for the erection of a substation with associated apparatus, fencing, de-mountable floodlights and access track on land on the southeastern edge of the Dargavel Village core development area. The proposed substation has a total footprint of approximately 1,176 square metres which is defined by the 2.5-metre-high timber fence which demarcates the external boundary. Approximately 1.8 metre behind the timber fence there is a secondary boundary treatment proposed comprising of a 2.5-metre-high palisade fence. The substation comprises of two 33/11kV transformers which are a maximum of approximately 4.5 metre in height and are positioned in the eastern half of the site. In the western half there is one 11kV switchgear board and associated housing which is a maximum of 4 metre in height, and one secondary 6.6kV/11kV substation which is a maximum of 2.6 metre in height. Two 5-metre-high demountable lights are positioned along the eastern boundary. The substation includes a 5-metre-wide internal access road and turning area. This will in turn connect to a 6-metre-wide access road which connects the site to an existing turning head located between the BAE site offices and number 65 Abbington Circle and 31 Glenluce Drive. The access road is approximately 127 metre in length. The access road route passes through an area of trees and over a water course. Item 3(f) PACC200525 Page 75 of 102
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The applicant confirms that the development is required to supply the increased electricity demand from further residential developments in Bishopton and the new school development at Dargavel Village (approved under planning application 24/0872/PP). It is also stated that the proposed development will enhance the reliability of the local electricity supply. It is noted that part of this increased demand derives from The Building (Scotland) Amendment Regulations 2023 which prohibit the use of direct emission heating systems for new buildings. It is noted that site clearance works have taken place. This includes realignment of the Environmental Test Facility (ETF) boundary fence, removal of the concrete platforms at the site of the proposed substation, removal of grassland, formation of a temporary access over the watercourse including removal of trees, and removal of trees and other vegetation to form an area for a compound. Site Description The application site is located approximately 45 metres to the southeast of the Dargavel Village Core Development area as defined in the Dargavel Village Masterplan, and 60 metres to the southeast of the front elevation of the nearest residential properties on Abbington Circle. The BAE site offices and the BAE Environmental Test Facility (ETF) are located approximately 120 metres to the southwest. The proposed substation site straddles the boundary of the ETF. It comprises a mix of hard standing and rough grassland. The access road is within an area of rough grassland with shrubs and young trees. The site of the substation is flat, however, the land to the west and southwest has an undulating topography. The land also rises to the north, with Barrangary Road approximately 86 metres away occupying a higher ground level. The site is bound to the east by the ETF facility which at this location comprises of woodland. It is noted that the Georgetown Wood (ROF) Site of Importance for Nature Conservation is located approximately 130 metres to the southeast. It is also noted that approximately 10 metres to the southeast of the application site there is an electricity substation and switching room building which was approved under planning application 11/0851/PP. The applicant has advised that the site selection for the substation is based on a number of criteria, and that this location was most optimum of the five sites considered with regard to accessibility, proximity to cable network, ecological constraints, proximity to residential properties, visual impact, compliance with ETF constraints, land ownership and topography. 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 feedback was issued in April 2022. The feedback noted that such installations would be considered as essential infrastructure which is acceptable within the green belt in principle. However, it was advised that the development would require assessment against the green belt development criteria, and matters relating to visual impact, noise, and loss of existing vegetation were raised. It is also noted that for the purposes of the pre-application response the proposed site was to the northeast of the application site and approximately 80 metres from the nearest residential properties on Abbington Circle. Negotiated Improvements Page 76 of 102
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Following submission, the following changes have been negotiated between officers and the applicant: The application now includes provision for landscaping and screening on the land between the application site and the properties on Abbington Circle. 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 Number: 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 Number: 17/0393/PP Description: Use of land within the Core Development Area for residential development (as part of north west residential neighbourhood) with associated SUDS pond (in principle). Decision: Granted subject to conditions and a Section 75 agreement. Application Number: 12/0584/PP Description: Variation of Condition 12 of planning consent 06/0602/PP to change the point at which the proposed M8 junction at Bishopton will be constructed and brought into use. Decision: Granted subject to conditions and a Section 75 agreement. Application Number: 09/0527/PP Description: Engineering operations comprising remediation and bulk earthworks. Decision: Granted subject to conditions. Application Number: 06/0602/PP Description: Regeneration of the site to form a mixed use community growth area. Decision: Granted subject to conditions and a Section 75 agreement 10/08/2009. Consultations ▪ Glasgow Airport Safeguarding – No objections. Advisory note required with regard to the potential use of cranes. ▪ Environment, Housing & Infrastructure (Env. Protection) - No objection subject to condition relating to noise. ▪ Chief Executive's Service (Roads Development) - No objection subject to conditions relating to submission of a Construction Traffic Management Plan and a cable network plan. ▪ National Air Traffic Services (NATS) - No objections. ▪ Regeneration and Place (Placemaking Officer) – A review of the Preliminary Ecological Appraisal and the Protected Species Survey has been undertaken and the response advises that they are reasonable and include appropriate measures which would mitigate impacts of the development and support biodiversity net gain in line with NPF4. ▪ Explosives Inspectorate – Have reviewed the submission and have no comments to make on the basis that the development is not classed as a vulnerable building. The development does not meet the definition of a vulnerable building in this regard. Page 77 of 102
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▪ Health and Safety Executive Land Use Planning – Development does not cross any consultation zones. Representations The application has been publicised in line with the requirements of the relevant legislation. The Council has undertaken two rounds of neighbour notification, one initial notification on validation of the planning application and another round of notification following the submission of additional information by the applicant to comply with Section 32A Subsection 4) of the Town and Country Planning (Scotland) Act 1997. The following representations were received: ▪ Object - 121 ▪ Support - 0 ▪ Neutral – 0 The points raised in the representations can be summarised as follows. 1 - Electro Magnetic Field (EMF) emitted from the substation poses a health risk, and development should be at least 100 metres from residential properties, and to be closer than 100 metres is contrary to the applicant’s own guidance. 2 - Noise and vibration during construction and operation. A noise impact assessment has not been undertaken. 3 - Fire Risk, electrical faults and explosions posing risk to nearby homes. 4 - Visual impact and development will detract from the character of area, no information provided on any other design mitigations such as housing. 5 - Decline in property value and mortgages being declined for properties near substations. 6 - Environment desktop assessment is not undertaken by independent consultant and is not representative of the area, further ecological impact assessment is required. 7 - Loss of habitat and trees and impact on protected species and wildlife. A tree survey has not been undertaken. 8 - Proposal to plant oak trees will not be sufficient to screen the development. 9 - Potential flood risk and disruption of surface water drainage. 10 - Impact from flood lights on neighbours and wildlife. 11 – Neighbours were advised at time of house purchase that land would remain undeveloped and form part of the community woodland park as noted in the development plan. 12 - Impact of additional construction and operational traffic through residential areas and associated safety concerns and damage to road network. 13 - More suitable brownfield sites are available further away from residential areas. 14 - No requirement for the development. 15 - What is the purpose of the substation and why has this area been selected. 16 - Potential for further overhead line construction and pylons. 17 - Time period and timeline for construction. 18 - Safety risk to children who play in the area and people who use the area for dog walking, loss of access to the open space. 19 - Land has already been cleared and works have commenced. 20 – The substation is some distance from the required load point, and the substation should be built closer to the development that it will supply. 21 – Daylight, overshadowing and loss of privacy, loss of amenity to existing residents. 22 – Risk associated with children accessing the site. 23 – There has been no public engagement or consultation. Requirement for substation should have been presented as part of the consultation on the new primary school. 24 – Impact on the green network. 25 – Proposal is contrary to the development plan. Page 78 of 102
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26 – Proposal does not meet minimum recommended distance between substation and residential properties. 27 – The cross-section drawings do not consider views from upper floor windows 28 – An archaeological assessment has not been undertaken. 29 – Contamination of water courses. 30 – The initial submission was not comprehensive and lacked information. 31 – Inconsistencies and inaccuracies in the submitted plans and non-compliance with Heads of Planning Scotland guidance. 32 – The additional documents do not lessen concerns raised above. 33 – The proposed landscaping is not acceptable mitigation and there is a lack of information on the bund, who will implement the landscaping and who will maintain it. 34 – The justification in the planning statement is contrary to SPENs liaison officer who advised that the substation was to provide additional capacity for the additional houses being built and BAE systems and not the new primary school. 35 – The site selection process is not robust nor has it been undertaken in good faith. The exercise was undertaken by BAE alone, and other sites further away from family homes need to be considered. Other potential sites have not been fully investigated. 36 – The application site is now designated as part of the community woodland park and is used for informal recreation, and the fact that historically it was industrial land is not relevant. 37 – SPEN are tenants of land in the surrounding area and should build the substation on this land. Policy Context In making any determination under the Planning Acts, regard is to be had to the development plan unless material considerations indicate otherwise. In this instance the Development Plan consists of National Planning Framework 4 (NPF4) and the Renfrewshire Local Development Plan (2021) (LDP). The following provisions of the Development Plan are considered relevant to the determination of this application: National Planning Framework 4 ▪ Policy 1 - Tackling the climate and nature crises ▪ Policy 2 - Climate mitigation and adaptation ▪ Policy 3 – Biodiversity ▪ Policy 4 – Natural Places ▪ Policy 5 - Soils ▪ Policy 6 – Forestry, woodland and trees ▪ Policy 8 – Green Belts ▪ Policy 9 – Brownfield Land, Vacant and Derelict Land and Empty Buildings ▪ Policy 11 – Energy ▪ Policy 13 – Sustainable transport ▪ Policy 14 – Design, Quality and Place ▪ Policy 18 – Infrastructure first ▪ Policy 19 – Heating and Cooling ▪ Policy 20 – Blue and green infrastructure ▪ Policy 22 – Flood risk and water management ▪ Policy 23 – Health and Safety Principles 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 ENV4 – The Water Environment Page 79 of 102
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▪ Policy ENV6 – Natural Resources (Minerals and Soil) ▪ Policy I1 – Connecting Places ▪ Policy I3 – Flooding and Drainage ▪ Policy I4 – Renewable and Low Carbon Energy Developments ▪ Policy P5 – Green/Blue Network ▪ Policy P6 – Open Space ▪ Policy P7 – Dargavel Village New Development Supplementary Guidance ▪ Delivering the Environment Strategy – Green Belt, Green belt Development Criteria, Natural Heritage and the water Environment ▪ Delivering the Infrastructure Strategy – Connecting Places, Renewable and Low Carbon Energy Developments, Flooding and Drainage ▪ Delivering the Places Strategy – Creating Places, Green/Blue Network and Open Space Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ PAN 1/2011 Planning and Noise ▪ PAN 50 Planning, Environmental Protection and Regulation ▪ PAN 60 Planning for Natural heritage ▪ PAN 61 Planning and Sustainable Urban Drainage Systems ▪ PAN 79 Water and Drainage Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Planning Statement (SP Energy Networks dated 09/042025) - Provides information on the development, site selection process and the requirements for the development, access and infrastructure and transport. There is a review of the development against policies 1, 2 and 3 of NPF4, and policies ENV1 and I1 of the LDP. With regard to ecology, a summary is provided in respect of designated sites and habitats, protected species, and biodiversity enhancements. Finally, a response to some of the points raised in the letters of representation is also provided. ▪ Site Selection (SP Energy Networks dated 09/042025) – Provides a summary of the considerations associated with the site selection process. Five sites were considered against the selection criteria which consists of site requirements (accessibility and cable network) and constraints (ecological, residential, Environmental Test Facility (ETF) constraints, and other miscellaneous such as land ownership and topography ▪ Protected Species Statement (Bowland Ecology, dated 12/03/2025) – Provides details of the relevant protected species and recommended mitigation measures following a survey undertaken by the Ecological Clerk of Works (ECOW) on 7th March 2025. There is potential for nesting birds to use habitats within the proposed construction area. Mitigation includes timing of clearance works outside the bird nesting season, and pre- start checks. While otters are known to use the wider site, no otter holts/couches have been identified within the water course which crosses the access road. Mitigation includes no flood lighting, excavations to be covered or a means of escape provided, capping of exposed pipes, and implementation of pollution prevention measures. Page 80 of 102
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Badgers may use the area, however there are no active sets within 30 metres of the development. Mitigations include pre-start checks no flood lighting, excavations to be covered or a means of escape provided, capping of exposed pipes. ▪ Preliminary Ecological Appraisal (Bowland Ecology, dated March 2025) – The habitat survey advises that the site comprises of bare cleared ground which was formerly semi- improved grassland. The clearance extends to the area associate with the access road, with vegetation along the access route cleared and pipes installed in the drainage channel. It is noted that pre-start checks were undertaken by the ECOW. With regard to protected species, great crested newts have never been recorded at the site and are considered absent. Common amphibians are likely to use suitable terrestrial habitat within the area. There are no active badger setts within 30 metres however the area is a known and well-established commuting route for badgers. There are no habitats suitable for roosting bats, however the area has moderate suitability for foraging and commuting bats. Habitats are also suitable for nesting birds and small mammals. No otter field signs or holts/couches were identified within the water course. Mitigations and opportunities are set out. This includes pollution prevention measures during the construction phase, and mitigations to protect amphibians, bats, badgers, birds, otters and other species. Proposed enhancement measures include new hedgerow planting, woodland creation, habitat creation within the remediated compound area, and hibernacula for hedgehogs. ▪ Environmental Desktop Assessment (Connicks, dated 15th November 2024) – Notes the presence of a possible disused badger sett in the woodland to the east of the site. The desktop survey examined the area for environmental, ecological and archaeological constraints. The site survey then focused on the area designated for the construction compound which includes the area for the proposed substation. Within the substation boundary the land is primarily composed of species poor grassland including old foundations indicating a building was present in the past. To the east is a mature birch woodland. To the north, west and south is a mix of species poor grassland, scrub and trees. The protected species survey includes species records from datasets, and species data from the site survey. Recommendations and mitigations are set out with regard to birds and badgers. This includes additional survey work for badgers. ▪ Flood Risk Assessment (Kiloh, dated 15th November 2024) – The site is considered to be at little to no risk from all sources of flooding subject to management of surface water flows reaching the northern and western boundary. It is therefore recommended that a surface water management strategy is developed and that surface water interception is developed along the northern and western boundaries. 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 81 of 102
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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) (NPF4) and the adopted Renfrewshire Local Development Plan (2021) (LDP). The application site is within the Dargavel Village Community Growth Area as designated within the LDP proposals map C for Bishopton, Erskine and Inchinnan. The community growth area is covered by two policies. Policy P7 Dargavel Village relates to the core development area, with the remainder of the growth area covered by Policy ENV1 Green Belt. The application site is out with the core development area and within the area designated as green belt. While the land is allocated as greenbelt it is relevant to note that the land on which the substation will be located historically accommodated forms of infrastructure and/or buildings with this evident from the existing areas of hardstanding. The site of the substation can therefore be considered as brownfield land in character. However, as the green belt policy applies, the development must be assessed against the provisions of the green belt policies ENV1 of the LDP and the associated new development supplementary guidance, and 8 of NPF4. Policy ENV1 sets out a list of developments that are considered to be appropriate within the green belt in principle. This includes essential infrastructure such as electricity grid connections. The applicant has advised within the Planning Statement that the development is required to meet the growing electricity demand associated with the implementation of the masterplan at Dargavel Village. Electricity demand has increased in part through The Building (Scotland) Amendment Regulations 2023 which prohibit the use of direct emission heating systems for new buildings. This would include the remaining residential development plots and the new primary school which was recently approved under planning application 24/0872/PP. There are also additional electricity demands arising from EV charging for example. As the development is required to facilitate the implementation of the Dargavel Village masterplan including development of the remaining residential development plots and the new primary school it is considered to constitute essential infrastructure and is therefore an appropriate development within the green belt in principle. All developments must thereafter be assessed against the New Development Supplementary Guidance on green belt development with respect to the site-specific considerations. Each of the assessment criteria will be considered in turn. There will be no loss of prime quality agricultural land or agricultural land of lesser quality that is locally important. There will be no adverse impact on the qualities of wild land. The development includes a new access road which will connect the proposed substation to an existing turning head adjacent to the BAE site offices. The access road crosses a water course. It is noted that a temporary access across the water course has already been formed, and trees have been removed to facilitate this. Page 82 of 102
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Removal of the trees to accommodate the access road is accepted on the basis that the proposal now includes a landscape scheme which specifies areas of woodland planting to the west of the substation. The proposed woodland mix includes Holly, Birch, Elder and Hawthorn, and will compensate for the loss of the trees to facilitate the access road and the compound area. It is noted that the area of proposed compensation is greater than the area of tree loss however a final landscape plan which fully reflects the recommendations set out in the PEA will be requested via condition. A Construction Environmental Management Plan (CEMP) can be covered via a condition to ensure the water course is protected from sediment pollution during the construction phase. The applicant has advised that the access road will be 6 metres in width, and a 600mm diameter pipe will be installed to allow the road to cross the water course. The final design and surface finish of the access road can be requested via condition. The development will not give rise to significant effect on public water supply or the water environment from any pollution risk during both the construction and operational phases. As noted above, a CEMP will be requested via condition to ensure pollution risk is managed during the construction phase. A drainage strategy will also be requested via condition to ensure surface water is managed during the operational phase. Given the nature of the development there is no requirement to link the site to the active travel network or the green network. The development does not reduce or unduly compromise access to any existing active travel routes or the green network. The land to the east of Abbington Circle is accessible and includes an informal footpath which provides access towards Barrangary Road to the north. A number of letters of representation note that the area is used informally for dog walking or for children playing. The development of the substation, the access road and the associated landscaping will result in the loss of some of this land. It is noted that within the Dargavel Park Strategic Plan, which was approved under the Section 75 agreement associated with the Planning Permission in Principle applications for the Dargavel Village masterplan, the land is designated as an informal recreation zone. Additionally, it should be noted that the land on which the substation itself will be sited straddles the previous boundary of the ETF before it was realigned. Approximately two thirds of this area was therefore previously behind the ETF boundary fence and not accessible. The submitted plans show the realignment of the ETF boundary fence to the rear of the substation, and the applicants have advised that this work has already been undertaken. The submitted plans also show retention of the informal footpath. On balance and taking into account the specific characteristics of the land subject to the application, it is not considered that existing access to the land will be significantly impacted. The development will be visible from Barrangary Road to the north and Abbington Circle to the west. The development is approximately 100 metres from Barrangary Road, and its visual impact will be mitigated by the topography of the intervening land. The topography of the land to the west will also partly obscure the development from Abbington Circle. The applicant has provided sections which indicate how the visual impact of the development will be further mitigated when viewed from Abbington Circle to the west through additional mounding and landscaping comprising of woodland mix planting. The planting comprises of a woodland core, edge and wetland mix with additional areas of scrub mix. The species mix includes shrubs and tree, and the shrubs will be planted at a density of 1.5m centres which is considered to be an acceptable density of planting. The sections show the landscaping at years 5 and 15. Most of the plants which form part of the landscaping Page 83 of 102
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scheme will be 40-60cm in height when planted with the exception of gorse which will be 30- 40cm, and Downy Birch trees which will be 250-300cm. The visual impact of the development will be mitigated by the woodland to the east. To the south the site is bound by the ETF, the BAE site offices and other ancillary buildings including an existing substation housing. Due to a combination of the above factors, it is not considered that the development will have a significant detrimental impact on local landscape character. The applicant has provided detail on the site selection process which has been undertaken. It is noted that five sites had been considered but were discounted on a range of criteria including accessibility, visual impact and ecology. As noted above, the impact of the proposed site for the development will be further mitigated through the proposed landscape strategy. Appropriate landscaping proposals have been incorporated in this regard. With regard to services, the proposed location has in part been informed by operational requirements and in particular the location of the existing 33kv cable that will power the substation. The potential impact of the development on nature conservation interests has been assessed by the applicant through the Environmental Desktop Assessment, the Preliminary Ecological Appraisal (PEA) and the Protected Species Statement (PSS). A review of the Preliminary Ecological Appraisal and the Protected Species Survey has been undertaken by the Councils Regeneration and Place Service who advise that they are reasonable and include appropriate measures which would mitigate impacts of the development and support biodiversity net gain. Both the PEA and the PSS include mitigations to safeguard natural heritage and protected species and promote biodiversity gain during the construction and operation of the development. A condition can be applied to ensure these mitigations are implemented and fulfilled. The development does not include the conversion of any buildings. The development must also be assessed against policy 8 of NPF4. This policy also includes a list of acceptable development proposals and again this includes essential infrastructure. The proposed development is considered to constitute essential infrastructure as noted above specifically to meet the increased demand associated with the development of the masterplan for Dargavel Village, namely the remaining residential plots and the new primary school (approved under planning application 24/0872/PP), and to provide greater reliability and resilience to the electricity supply. All proposals must thereafter be assessed against the following requirements. The applicant has provided detail on the site selection process. It is noted that all five site locations considered are within the green belt and were grouped in close proximity to the existing 33kv cable which would feed the substation. Proximity to the existing cable network appears to be the key site selection criteria in this regard given its fundamental to allowing it to function. However, it is also recognised that there would potentially be additional issues associated with locating a development of this nature within alternative sites outwith the green belt. On balance a green belt location is considered to be acceptable in principle for a development of this nature. Page 84 of 102
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It is not considered that the purpose of the green belt at this location would be undermined. The LDP states that the green belt in Renfrewshire maintains the identity of settlements, protects and enhances the landscape setting of an area and protects and promotes access opportunities to open space. It is not considered that the development would undermine these objectives. Matters relating to landscape character, external appearance have been addressed above. On balance it is considered that there will not be a long-term detrimental impact on the environmental quality of the green belt. Policy P7 states that the Council will support development within Dargavel Village where it supports the principles set out in Figure 13 and the approved masterplan. Figure 13 of the LDP indicates that the development site falls within the Community Woodland Park which bounds the core development area. The masterplan for Dargavel Village was most recently updated in September 2023 to reflect the requirement for the new primary school approved under planning application 24/0872/PP. This update to the masterplan also indicates that the site falls within Dargavel Park. Although it is noted above that part of the site also falls within the ETF boundary. Dargavel Park is covered by the Dargavel Park Strategic Plan which forms part of the Section 75 agreement for Dargavel Village. The strategic plan sets out thirteen strategic objectives and five key considerations to be taken into account to ensure the objectives are met. These are management of woodland, enhancement of habitat, landscape, open water and watercourses, access, community and recreation, and heritage. The Dargavel Park Strategic Plan further identifies the application site as falling within the informal recreation zone which wraps around Dargavel Village and will absorb the majority of informal recreation pressures generated by the local population. However, it is also noted that part of the site falls within the previous ETF area which is not included within the park strategy area. Accessibility has been discussed above, and on balance it is not considered that the development would undermine the Dargavel Park Strategic Plan objectives and considerations. It does not therefore conflict with the masterplan for Dargavel Village. Policy I4 of the LDP states that development proposals which deliver increased energy efficiency and the recovery of energy that would otherwise be lost will be supported. While the development does not generate electricity, it is associated with the transmission and distribution of electricity. The assessment criteria set out under policy I4 are therefore considered to be relevant and will be assessed in turn. Matters relating to local environment, landscape character, natural heritage and the water environment have been discussed above. It is not considered that the development will have an impact on any built or cultural heritage assets. There are no listed buildings, scheduled monuments or archaeological sensitive areas that will be impacted by the development. The amenity of neighbouring residential properties is a key consideration. The consultation response from Environmental Protection notes the requirement for a condition to limit noise and structure borne vibration, and this condition would be applied accordingly. It is noted that the development includes provision for lighting columns. The applicant has advised that the floodlighting will only be operational intermittently during maintenance. Page 85 of 102
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Floodlights are also operated manually rather than via passive infrared. Environmental Protection has not made any comment on the lighting scheme. It is noted that the majority of the representations list potential health risk from EMF associated with the development. While potential health risks are out with the scope of the planning assessment, the applicant has advised that all equipment is manufactured to current European Standards and is CE (European Conformity) compliant and operates at set standards that pose no risk to health. Environmental Protection has not made any comment on other potential amenity impacts relating to air quality, glare or shadow flicker. Potential noise and vibration issues arising during the construction phase can be managed through the CEMP. Matters relating to the potential impact of the development on the recreational value of the land have been discussed above. With regard to potential impact on the local road network, Roads Development has requested submission of a Construction Traffic Management Plan (CTMP) to ensure the introduction of additional construction traffic associated with the development has minimal interaction with pedestrians, cyclists, public transport and private vehicles using the local road network. This includes swept path to demonstrate that the largest anticipated vehicle can safely access and egress the site. Roads Development have also requested submission of a cable network plan should any new cables need to be installed on a prospectively adopted or adopted road. However these matters would be controlled via other legislation (namely the Roads (Scotland) Act), and a planning condition to control this matter is not required. The development is not at a location or of a scale that triggers consultation with Transport Scotland or Network Rail. It is not anticipated that the development would have a detrimental impact on the trunk road or railway network in this regard. Finally, both NATS and Glasgow Airport Safeguarding have not objected to the development. The development will not therefore have a detrimental impact on the safe and efficient operation of Glasgow Airport. Regarding the relevant criteria on Renewable and Low Carbon Energy Developments as set out within the new development supplementary guidance, it is considered that significant visual intrusion within the landscape has been minimised. There will be no significant unacceptable adverse impact on the natural or historic environment. The selection of the proposed site has been justified, and consideration has been given to alternative sites. It is not considered that there will be a significant unacceptable impact on the amenity of nearby residential properties in terms of statutory air quality objectives, noise or other nuisances including glare and shadow flicker. The consultation response from Environmental Protection is again noted in this regard, and as previously outlined, potential health issues relating to EMF are outwith the scope of the planning assessment. Page 86 of 102
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There will be no significant unacceptable impacts on the transport network including Glasgow Airport. It is not considered that there are any cumulative impacts associated with the development and any other existing or proposed developments. The presence of an existing substation to the south is noted. However, this is of a much smaller scale and visual impact as it is concealed within a housing. Matters relating to access routes and open space have been addressed above. NPF4 policy 11 seeks to encourage and facilitate all forms of renewable energy development including new and replacement transmission and distribution infrastructure. While the development does not generate electricity, the assessment criteria set out within policy 11 are still considered to be of relevance as the development relates to the transmission and distribution of energy. The assessment criteria within policy 11 are broadly similar to those set out within policy I3 and the associated new development supplementary guidance. With regard to the additional criteria set out within policy 11, the development will not give rise to any impact on telecommunications or broadcasting installations with regard to transmission links. The Regeneration and Place Service has advised that the mitigations set out within the PEA and the PSS will support biodiversity net gain. The mitigations will also ensure impact on birds is minimised through the timing of works outwith the bird breeding season, and/or prestart checks on site before works commence. The development will not have an impact on the woodland to the east given the separation distance. The woodland will also remain within the ETF site boundary. It is acknowledged that trees have been removed to accommodate a temporary access road and that this temporary road reflects the alignment of the proposed access road. However, the proposed landscaping scheme ensures this loss will be compensated for. It is also noted that an area of scrub and trees have been cleared to form the construction compound. Plans for the remediation of the compound area will be require as part of the CEMP, with the PEA and PSS noting the opportunity for associated ecological improvements. Turning to the remaining development plan policies, NPF4 policy 3 seeks to protect biodiversity, reverse biodiversity loss, and deliver positive effects from development. Proposals for local development will include appropriate measures to conserve, restore and enhance biodiversity in accordance with national and local guidance. Measures should be proportionate to the nature and scale of development. Section 5.15 of the PEA sets out biodiversity enhancement measures which include new hedgerow planting around the boundary of the substation, native woodland creation and planting of scattered groups of native trees to the east and west, post construction remediation of the compound area to provide habitat creation opportunities, and hibernacula for hedgehogs. As noted above, the application includes woodland mix planting to the west of the substation. This is primarily in response to the visual impact of the development. However, this planting is also in line with the native woodland creation enhancement measure recommended above and will compensate for the loss of woodland associated with the Page 87 of 102
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formation of the access road. Notwithstanding this, it is considered that a further landscaping strategy should be submitted which fully reflects and delivers the enhancements noted in the PEA. This matter can be managed via condition. The Councils Regeneration and Place Service has advised that implementation of the enhancement measures will support biodiversity net gain. NPF4 policy 4 seeks to protect, restore and enhance natural assets making best use of nature-based solutions. In view of the above assessment, it is not considered that the development proposal by virtue of its type, scale or location will have an unacceptable impact on the natural environment. There are no local, regional or national designated sites that will be impacted by the development. The substation will be located on an area previously comprising of hardstanding and rough grassland. The applicant indicates that there was previously a substation at this location. However, satellite imagery indicates the site has been vacant since at least 2009. The access road and the construction compound will be developed over rough grassland, areas of scrub and young trees, and over a watercourse. Site clearance works and a temporary crossing over the water course have already been undertaken as noted above. The PEA states that the existing habitats within the site are species poor and commonly occurring. Construction of the substation will primarily affect areas of former hard standing. It is noted that ground clearance works have already taken place. However, the PEA indicates that impact on the existing habitat is minimal, and most of the habitats will be retained post construction. There are also opportunities for enhancement as noted above. Permanent losses are largely restricted to the access road as the substation will be developed on an area which was previously hard standing. The PEA and PSS also set out set out the survey for protected species which was undertaken. The potential impact on amphibians, badgers, bats, birds, otters and other mammals has been considered. While not all these species were observed, it was noted that the land could still be used for foraging and commuting purposes for example in respect of bats and badgers. A range of mitigations are therefore set out to ensure species are protected during construction and operation phases. These mitigations range from pollution prevention measures to the timing of vegetation clearance. A condition can be applied to ensure the mitigations are implemented at the construction phase as part of the CEMP, and the ongoing operation of the substation. As noted above, the PEA and the PSS have been reviewed by the Councils Regeneration and Place Service who has advised they are reasonable and include appropriate measures which would mitigate impacts of the development. Policy 6 of NPF4 seeks to protect and expand forests, woodland and trees. Development proposals that enhance, expand and improve woodland and tree cover will be supported. Proposals will not be supported where they result in loss of ancient woodland, native woodland, hedgerows and trees of high biodiversity value, fragmenting or severing woodland habitats, or conflict with restocking direction. The development will result in the loss of some trees to facilitate the formation of the access road. It is noted that these trees have already been removed. However, the trees were not within any of the categories set out within Policy 6 with respect to age or biodiversity value. Compensation for the loss of trees will be delivered via the landscaping scheme and this is greater than those which require to be felled Page 88 of 102
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The PEA notes that Georgetown Wood SINC is located approximately 120 metres to the southeast of the proposed substation boundary. The SINC overlaps an area of ancient woodland situated approximately 90 metres to the east. Considering the intervening distance and scale of the development the risk of impact the designated site and woodland is considered to be low. It is noted that some connectivity between the site and these designated areas may be present via the water course which may provide a pathway for silts or other pollutants. However, pollution control measures will be implemented during the construction phase via the CEMP, and the operational phase via the drainage scheme. Policy ENV2 of the LDP states that development proposals should protect and restore degraded habitats, enhance and promote access to the natural environment and minimise any adverse impact on habitats, species, network connectivity or landscape character. Proposals must not have an adverse effect on the integrity of sites protected for their nature conservation interest or wider biodiversity value. The above assessment is considered to demonstrate compliance with Policy ENV2 and the associated new development supplementary guidance. Policy 5 of NPF4 seeks to protects carbon rich soils, restore peatlands and minimise disturbance to soils from development. While the protection of prime quality agricultural land and land of lesser quality that is locally important is the primary focus of the policy, the policy also seeks to avoid and then minimise the disturbance to soils on undeveloped land. Section 3.5 of the PEA notes the presence of peat (up to 300mm deep) on the site of the substation following site clearance works. It is noted that the site has previously been developed and is brownfield. Redevelopment of the site would not therefore be contrary to policy 5 and it is relevant to note that the site does not constitute prime quality agricultural land. However, the presence of peat must be considered with regard to protecting carbon rich soils. Submission of a peat management plan is therefore considered to be reasonable to ensure any peat on the site is managed appropriately. The management plan can be secured by condition Policy ENV6 of the LDP also seeks to minimise the impact on peat and other carbon rich soils. The submission of a peat management plan would also satisfy the terms of this policy. Policy 9 of NPF4 seeks to encourage, promote and facilitate the reuse of brownfield, vacant and derelict land and empty buildings. Development proposals that will result in the sustainable reuse of brownfield land will be supported. In this instance it is noted that part of the substation footprint will be located on an area which previously contained hard standing (it is noted that the hard standing has since been removed in association with the realignment of the ETF boundary fence). The applicant has advised that the hard standing was previously associated with a substation. However, satellite imagery indicates the site has been vacant since at least 2009. Notwithstanding this the presence of the hard standing indicates that the site has been previously developed and would be considered brownfield. Policy 9 also states that the biodiversity value of the brownfield land which has been naturalised should be taken into account. Matters relating to biodiversity have been addressed above. Policy 13 of NPF4 primarily seeks to encourage, promote and facilitate developments that prioritise walking, wheeling and cycling and public transport for everyday travel and reduce the need to travel unsustainably. However, in this instance the development will not generate a significant number of journeys when in use. Additionally, it will not have a detrimental impact on the strategic transport network. Page 89 of 102
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Policy I1 of the LDP also seeks to ensure good accessibility and connectivity to walking, cycling and public transport use. Development proposals require to ensure appropriate provision and accessibility in this regard. Again as noted above, the development will not generate a significant number of journeys when in use and on this basis there is no requirement to ensure connectivity and accessibility to walking, cycling and public transport. Regarding the associated new development supplementary guidance, Roads Development has offered no objections to the development subject to a condition requiring submission of a CTMP to ensure construction traffic is managed appropriately. Policy 14 of NPF4 states that development proposals will be designed to improve the quality of an area whether in an urban or rural location and regardless of scale. Development proposals will also be supported where they are consistent with the six qualities of successful place. In this instance and as noted above, the development includes measures to mitigate its impact on amenity and the quality of the area. This includes the mounding and landscaping along the western boundary, and the additional biodiversity enhancements noted in the PEA. Matters relating to residential amenity have also been discussed above. On balance it is acknowledged that the substation will have an impact on the quality of the area primarily in relation to visual impact and character although this will be reduced over time as the landscaping matures. Due weight is also given to the fact that the development constitutes essential infrastructure for which the site-specific demand has been demonstrated with regard to meeting the demand associated with the remaining residential development plots and the new primary school. The mitigations noted above will ensure the impact on the quality of the place is reduced. Policy 18 of NPF4 seeks to encourage, promote and facilitate an infrastructure first approach to land use planning. Proposals which provide (or contribute to) infrastructure in line with that identified as neccesary in LDP’s and their delivery programmes will be supported. The applicant has justified the need for the development, and it is considered to constitute essential infrastructure which is required to serve the final phases of the Dargavel Village masterplan as defined within the LDP namely the development of the remaining residential plots and the new primary school. The need for additional electricity transmission and distribution infrastructure to serve the final phases of the development arises from the adoption of decarbonised heating solutions for all new buildings. The development will also provide greater reliability and resilience to the electricity supply, and there is a demonstrable need for the development in this regard. Similarly to policy 18, policy 19 of NPF4 states that development which supports decarbonised solutions to heat and cooling demand should be encouraged and promoted. The development will support this policy by providing a reliable and resilient electricity supply to new buildings within Dargavel where a decarbonised heating solution has been adopted. Policy 20 of NPF4 seeks to protect and enhance blue and green infrastructure and their networks. The impact on accessibility and open space has been noted above. While the development will result in a net loss of open space it is not considered to be significant, nor will it result in or exacerbate a deficit in blue or green infrastructure provision or the overall integrity of the network. As noted above approx. two thirds of the footprint of the substation was on previously inaccessible land behind the ETF boundary fence. The ETF boundary fence has now been realigned. The net loss of open space and the green network relates to the remaining footprint of the substation and the access road. The construction compound will be remediated as part of the CEMP and the landscape strategy. Potential impact on blue Page 90 of 102
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infrastructure, namely the water course, will be mitigated via the CEMP and associated pollution prevention plan. Policy P5 of the LDP and the associated new development supplementary guidance also states that development which protects, maintains or enhances the quality and connectivity of green/blue networks including rights of access and open space, will be supported. The proposed plans show retention of the informal footpath, and it is not considered that access to the open space will be restricted by the development. The net loss of open space has been discussed above. Policy P6 of the LDP refers specifically to areas of valuable and functional open space, recreation provision and amenity space as shown on the LDP proposals maps will be protected from development. Development proposals which result in a net loss of open space not identified in the proposals map will be assessed in relation to the criteria set out in the new development supplementary guidance. As the application site is identified on the proposals plans as green belt and not open space, the criteria within the new development supplementary guidance are relevant and will be considered in turn. The development is not for recreational or physical activity use. There is a long-term strategy (Leisure Services Strategy and Dargavel Park Strategic Plan) for provision of open space at Dargavel Village. This includes the structural landscaping within the core development area, and the woodland park. The strategies aim to ensure provision of open space of recreational and amenity value. The development will not undermine these strategies with respect to provision of open space in the wider area. It is not considered that the development will lead to a significant net loss of open space. There is not considered to be a significant adverse impact on the amenity of nearby residents. Matters relating to the retention of existing facilities and redevelopment of the surplus section of the site are not relevant. There are alternative existing and proposed areas of open space of equal or greater value at other locations within Dargavel Village. This includes Central Park and the other areas of Dargavel Park which will be delivered in accordance with the park strategy. The benefits of the proposed development have been set out above, namely that the development will support the transition to decarbonised sources of heating for all new buildings within Dargavel Village including the remaining residential plots and the new primary school. The letters of representation note the value of the open space fronting Abbington Circle for recreation. However, it is noted that the open space will not be lost in its entirety, and land surrounding the substation will still be accessible for dog walking. In terms of security, it is noted the substation includes two forms of boundary fence, a 2.5-metre-high timber fence and a 2.5-metre-high palisade fence which will ensure the substation is secure. There will not be a significant net loss or overall deficit in open space provision in this regard. Finally, it is not considered that the amenity of the surrounding area will be significantly affected by the loss of a small part of the open space or by the nature of the proposed development. It is acknowledged that the substation will have an impact on the quality of the area primarily in relation to visual impact and character although this will be reduced over time as the landscaping matures and on balance when taking the mitigations into account the impact is not considered to be significant. Page 91 of 102
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Policy 22 of NPF4 seeks to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. The application is accompanied by a Flood Risk Assessment which notes that the site is at little to no risk of flooding from river or coastal sources. The source of flood risk relative to the site is surface water, with surface water flows reaching the northern and western boundary. It is therefore recommended that a surface water management strategy is developed, and that surface water interception is developed along the northern and western boundaries. The surface water management strategy can be submitted via condition. The strategy will ensure surface water is managed appropriately with regard to pollution risk and the risk of flooding elsewhere. Policy 22 states that all surface water should be manged through sustainable urban drainage systems (SUDS) which should form part of the existing blue/green infrastructure. The provisions of policy 22 are also reflected in LDP policy I3 and the associated new development supplementary guidance which also supports the use of SUDS and integration into blue/green infrastructure. Policy ENV4 of the LDP states that here will be support for proposals which encourage protection of the existing water environment, improvements to the control and management of water and enhancement of biodiversity surrounding blue corridors. In this instance the water environment will be safeguarded via the pollution prevention measures which form part of the CEMP. Surface water will be managed sustainably via the drainage strategy. Matters relating to biodiversity have been addressed above. Policy 23 of NPF4 seeks to protect people and places from environmental harm, mitigate risks arising from safety hazards and encourage, promote and facilitate development that improves health and wellbeing. A key consideration in the assessment of health impacts is the consultation response from Environmental Protection. In this instance, Environmental Protection have not objected to the development and have recommended a condition to mitigate noise impact. No concerns have been raised in relation to air quality. As noted above, matters relating to the potential health impacts associated with EMF are considered to be outwith the scope of the planning assessment. The development also includes two boundary fences which will ensure that the substation is secure. On this basis, it is considered that the development is not likely to have a significant adverse effect on health within the scope of matters that can be assessed as part of the planning application. There have been no objections to the development from the Health and Safety Executive Land Use Planning team or the Explosives Directorate. The development has been screened against The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017 to determine if it should be accompanied by an environmental impact assessment. In this instance, the development does not fall within schedule 1 or schedule 2 of the regulations. An environmental impact assessment is not therefore required. The majority of the matters raised in the letters of representation have been addressed in the foregoing assessment however a summary of the points raised is also set out below with a response below each highlighted in bold. Page 92 of 102
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1 - EMF poses a health risk, and development should be at least 100 metres from residential properties, and to be closer than 100 metres is contrary to the applicant’s own guidance. Matters relating to EMF have been considered in the foregoing assessment. 2 - Noise and vibration during construction and operation. A noise impact assessment has not been undertaken. Matters relating to noise and vibration have been considered during the foregoing assessment. 3 - Fire Risk, electrical faults and explosions posing risk to nearby homes. The potential for the facility to combust is not in itself a material planning consideration, and planning decisions cannot be based on the likelihood of a facility catching fire. 4 - Visual impact and development will detract from the character of area, no information provided on any other design mitigations such as housing. Matters relating to visual impact have been considered in the foregoing assessment. 5 - Decline in property value and mortgages being declined for properties near substations. Impact on property value is not a material planning consideration. 6 - Environment desktop assessment is not undertaken by independent consultant and is not representative of the area, further ecological impact assessment is required. A Preliminary Ecological Appraisal and Protected Species Statement have been submitted in addition to the Environmental Desktop Assessment. 7 - Loss of habitat and trees and impact on protected species and wildlife. A tree survey has not been undertaken. Matters relating to trees, habitats and protected species have been considered in the foregoing assessment. 8 - Proposal to plant oak trees will not be sufficient to screen the development. Matters relating to the provision of landscaping and screening have been considered in the foregoing assessment. 9 - Potential flood risk and disruption of surface water drainage. Matters relating to flood risk and surface water drainage have been considered in the foregoing assessment. 10 - Impact from flood lights on neighbours and wildlife. Matters relating to flood lights have been considered in the foregoing assessment. 11 – Neighbours were advised at time of house purchase that land would remain undeveloped and form part of the community woodland park as noted in the development plan. Page 93 of 102
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This is a civil/legal matter between house purchasers and the seller and is not a material planning consideration. 12 - Impact of additional construction and operational traffic through residential areas and associated safety concerns and damage to road network. Matters relating to construction traffic have been considered in the foregoing assessment. 13 - More suitable brownfield sites are available further away from residential areas. The suitability or availability of other sites does not make the application site unsuitable. The application must be assessed on its own merits against the provisions of the development plan. 14 - No requirement for the development. The applicant has demonstrated a requirement for the development. 15 - What is the purpose of the substation and why has this area been selected. The purpose of the development and the site selection process have been considered in the foregoing assessment. 16 - Potential for further overhead line construction and pylons. The applicant has advised that overhead lines will not be required, and the substation will utilise new and existing underground cables. 17 - Time period and timeline for construction. Ultimately the time period and commencement date for the construction phase is not a material consideration. Planning permissions must be implemented within 3 years of the date of the consent. Potential impacts associated with the construction phase will be mitigated through the CEMP and the CTMP. A condition will be applied to restrict working hours. 18 - Safety risk to children who play in the area and people who use the area for dog walking, loss of access to the open space. Matters relating to access have been considered in the foregoing assessment. 19 - Land has already been cleared and works have commenced. This has been noted and is reflected in the above assessment. It is noted that land clearance works can be undertaken without requiring planning permission. 20 - The substation is some distance from the require load point, and the substation should be built closer to the development that it will supply. Matters relating to site selection have been considered in the foregoing assessment. 21 – Daylight, overshadowing and loss of privacy, loss of amenity to existing residents. Page 94 of 102
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It is not considered that the development raises any issues relating to daylight, overshadowing or loss of privacy given the nature of the development and the separation distance to residential properties. 22 – Risk associated with children accessing the site. Ultimately this is a risk that needs to be managed by the operator however it is noted in the foregoing assessment that the substation has two boundary fences which secure and enclose the site. 23 – There has been no public engagement or consultation. Requirement for substation should have been presented as part of the consultation on the new primary school. Pre-application consultation with the local community is not required as part of the planning process as the development falls within the ‘local’ category of development. It is understood that separate and additional community consultation outwith the scope of planning requirements has been undertaken following a request from an MSP. 24 – Impact on the green network. Matters relating to the green network have been considered in the foregoing assessment. 25 – Proposal is contrary to the development plan. The development has been assessed against the development plan in the foregoing assessment. 26 - Proposal does not meet minimum recommended distance between substation and residential properties. The development has been assessed against the development plan which does not specify a minimum separation distance. 27 – The cross-section drawings do not consider views from upper floor windows The cross section drawings have been updated to consider upper floor windows. 28 – An archaeological assessment has not been undertaken. The application site is not within an archaeological trigger zone, and the West of Scotland Archaeology Service (WoSAS) have not submitted a consultation response. 29 – Contamination of water courses. Matters relating to water contamination have been considered in the foregoing assessment. 30 – The initial submission was not comprehensive and lacked information. Additional information has been requested in line with Section 24 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. Following receipt of this additional information, a further Neighbour Notification was undertaken in line with procedural planning requirements. Page 95 of 102
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31 – Inconsistencies and inaccuracies in the submitted plans and non-compliance with Heads of Planning Scotland guidance. The initial form and content of the submission complies with the requirements of section 6 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. The application site boundary is clearly set out on the Location Plan regarding the extent of land associated with the application. Neighbour Notification has also been undertaken on the basis of the red line set out on the Location Plan. 32 – The additional documents do not lessen concerns raised above. Matters relating to the additional documentation and all above matters have been discussed in the foregoing assessment. 33 – The proposed landscaping is not acceptable mitigation and there is a lack of information on the bund, who will implement the landscaping and who will maintain it. The proposed landscaping has been considered in the foregoing assessment. A planning condition will be used to ensure the landscaping is delivered and maintained. Section 41 of The Town and Country Planning (Scotland) Act 1997 states that conditions may be imposed on any land under the control of the applicant whether or not it is land in respect of which the application was made. The fact that the area of landscaping falls outwith the red line site boundary does not prohibit a planning condition in this regard. 34 – The justification in the planning statement is contrary to SPENs liaison officer who advised that the substation was to provide additional capacity for the additional houses being built and BAE systems and not the new primary school. The Council was not party to the discussions with SPEN’s liaison officer and must base the assessment of the application on the information that has been provided. Ultimately as noted in the foregoing assessment there is an increased electricity demand associated with the development of the masterplan at Dargavel both in terms of the remaining residential development plots and the new primary school. Demand from the ETF may be a factor as well as this is an established operation at this location. The substation will ensure this demand can be met and provide a more reliable and resilient electricity supply. 35 – The site selection process is not robust nor has it been undertaken in good faith. The exercise was undertaken by BAE alone, and other sites further away from family homes need to be considered. Other potential sites have not been fully investigated. Matters relating to site selection have been discussed in the forgoing assessment. 36 – The application site is now designated as part of the community woodland park and is used for informal recreation, and the fact that historically it was industrial land is not relevant. Matters relating to the status of the land, the Dargavel park strategy and accessibility have been discussed in the foregoing assessment. 37 - SPEN are tenants of land in the surrounding area and should build the substation on this land. Page 96 of 102
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The proposed development must be assessed on its own merits against the development plan. 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 The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. That the development hereby permitted must be begun within three years of the date of this permission. Reason: To be in compliance with Section 58 of The Town and Country Planning (Scotland) Act 1997 as amended by Section 32 of The Planning (Scotland) Act 2019. 2. 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. Should any of the above ratings be exceeded the operator shall agree mitigation in writing with the Planning Authority and thereafter implement the mitigation as agreed. Reason: In the interests of residential amenity. 3. During the period of construction, all works and ancillary operations which are audible at the site boundary (or at such other place (s) as may first be agreed in writing by the Planning Authority), shall be carried out between the following hours unless otherwise approved in writing by the Planning Authority: - Monday to Fridays: 08.00-18.00 - Saturdays: 08.00-13.00 - Sundays and public holidays: No working Reason: In the interests of residential amenity. Page 97 of 102
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4. That prior to the commencement of development, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Planning Authority. The CEMP shall include (but not be limited to) provisions in respect of: - mitigation measures for potential dust, noise, and vibration impacts on nearby sensitive receptors and nationally and locally designated sites, - waste management, pollution control, and mitigation to prevent pollution of ground, air and water courses, - the design of the access road including provision for crossing the water course, - a plan showing existing drainage pipes and other utilities within the site and procedures for how they will be safeguarded during construction, - surface water management, - tree protection measures for trees to be retained both within and on the edge of the site boundary, - the location and layout of all site compounds, - procedures for monitoring compliance and dealing with any breaches of the approved plan, - the additional signage to be installed where access will be taken to inform drivers of the construction vehicles. - details of proposed temporary site compound for storage of materials, machinery, and designated car parking. The measures set out within the approved CEMP shall thereafter be implemented on site during the construction phase. Reason: To ensure environmental impacts are mitigated during the construction phase, and that the construction phase is undertaken safely. 5. That prior to the commencement of development on site, the developer shall submit for the written approval of the Planning Authority a detailed drainage strategy for the site. The strategy shall set out the SUDS measures to be implemented at the site to ensure that surface water is managed sustainably and shall include a maintenance plan for all SUDS features. The drainage strategy as approved in writing by the Planning Authority shall thereafter be implemented on site and maintained thereafter for the life of the development. Reason: To ensure effective drainage infrastructure is installed on site and maintained appropriately in the interests of effective surface water management. 6. That prior to the commencement of development on site, the developer shall submit a Construction Traffic Management Plan (CTMP) for the written approval of the Planning Authority. The CTMP shall include (but not be limited to) details in respect of; - Details of the design, layout, geometry and surface finish of the access including geometry for the construction and post construction phase of the development and swept path to demonstrate that the largest expected vehicle can access the site. - The additional signage on both public roads where access will be taken to inform drivers of the construction vehicles. - Details of proposed temporary site compound for storage of materials, machinery, and designated car parking. Page 98 of 102
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- Details of construction traffic routing, vehicle types and number of journeys, identifying potential points of conflict between construction traffic and pedestrians and cyclists and measures to mitigate any impact. The details set out within the approved CTMP shall thereafter be implemented on site during the construction phase. Reason: To ensure traffic impacts are mitigated during the construction phase, and that the construction phase is undertaken safely. 7. That prior to the commencement of development on site, the developer shall submit a specification for the written approval of the Planning Authority which details the final design and finishing colour of all above ground elements of the development including (but not limited to) all transformers, housing, floodlights, boundary fencing and gates, and any other plant or machinery to be developed at the site. The development shall thereafter be undertaken in accordance with the details within the approved specification. Reason: To ensure the colour of all built elements within the site is reflective of the landscape setting in the interests of visual amenity. 8. That prior to the commencement of development on site, full details of all landscaping works shall be submitted as part of a landscape strategy for the written approval of the Planning Authority. The landscape strategy shall include both the landscape proposals set out in approved drawing 715-3371 revision C and 715-2912 revision J, and also shall include all enhancement measures set out in section 5.15 of the Preliminary Ecological Appraisal by Bowland Ecology, dated March 2025 in respect of: - all existing trees, hedgerows, and boundary treatments both within and on the edge of the site to be retained including the management of these features and protection measures to be implemented during the construction phase - confirmation of any hedgerows or trees that need to be removed including any to form the visibility splays associated with the access sightlines, - all proposed trees, shrubs, hedgerows, areas of grass/wildflower seeding, turfing including size, species, spacing and location, - all earthworks including mounding specifying existing and proposed ground levels, - the location and surface finish of all areas of hard standing including the access road, - all areas of surface water including ponds, and measures for the sustainable management and drainage of surface water where applicable, - a timetable for the implementation of the landscape strategy, - 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. Page 99 of 102
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The approved landscape strategy shall thereafter be implemented on site in accordance with the approved timetable and shall be managed and maintained thereafter for the duration that the solar park is operational. Reason: To ensure a robust landscaping strategy is implemented in the interests of visual amenity, landscape character and biodiversity. 9. That all mitigations set out in section 5.2 – 5.14 of the Preliminary Ecological Appraisal by Bowland Ecology, dated March 2025 and the outline mitigation measures set out in the Protected Species Statement by Bowland Ecology, dated 12/03/2025 shall be implemented on site during the construction and operation of the development hereby approved. Reason: In the interests of safeguarding protected species. 10. That prior to the commencement of development on site, the developer shall submit a Peat Management Plan for the written approval of the Planning Authority. The management plan will set out the means by which the disturbance of peat has been avoided, and thereafter detail methods for the handling, storage and compensatory reinstatement of peat that will be disturbed. The approved Peat Management Plan shall thereafter be implemented on site to the satisfaction of the Planning Authority. Reason: To ensure peat on the site is protected and any detrimental impacts are mitigated in the interests of safeguarding carbon rich soils. Advisory Note(s) 1. Glasgow Airport Safeguarding has observed that given the nature of the proposed development it is possible that a crane may be required during its construction. In the circumstances, your attention is drawn to the requirement within the British Standard Code of Practice for the safe use of cranes, for crane operators to consult the aerodrome before erecting a crane in close proximity to an aerodrome. This is explained further in Advice Note 4 - Cranes (available at https://www.aoa.org.uk/policy-campaigns/operations-safety). Schedule of Plans Determined Drawing Number Revision Drawing/Document Title Preliminary Ecological Appraisal by Bowland Ecology, dated March 2025 Protected Species Statement Bowland Ecology, dated 12/03/2025 715-3371 C Primary Substation Landscape Proposals 715-3372 B Primary Substation Landscape Sections 715-2912 J Planting Schedules SP4189001 0.G Proposed Substation Layout & Construction Laydown Area SP4189002 0.F Proposed Land Purchase Layout SP4189003 0.H Location Plan SP4189004 0.F Block Plan SP4189005 0.B Existing Site Plan SP4189006 0.E Proposed Site Plan SP4189007 0.E Existing and Proposed Elevations Page 100 of 102
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SP4190120 0.A Visual Display of Similar Substation at Another Site For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk. Page 101 of 102
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