B - 22-0647-PP - Barochan Road
Renfrewshire Council · 26 August 2025
Back to Planning and Climate Change Policy Board — 26 August 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Page 1
Planning and Climate Change Policy Board: 26 August 2025 Report by Chief Planning Officer Reference No 22/0647/PP Application Type Planning Permission Proposal Erection of residential development including access, drainage, landscaping, and associated works. Location Site Between Strathgryffe Tennis and Squash Club and, Barochan Road, Houston Ward 10 - Houston, Crosslee and Linwood Community Council Houston Community Council Applicant Stewart Milne Group Ltd. Recommendation Grant subject to conditions and an appropriate form of legal agreement to secure planning obligations 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=RI34VUMWJSF00 This report fulfils the requirements of regulation 16, Schedule 2, paragraphs 3(c) and 4 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, the application relates to a major development as defined within the Town and Country Planning (Hierarchy of Development) (Scotland) Regulations 2009. Proposal This planning application for this site was initially lodged in September 2022 by Stewart Milne Homes (SMH), who subsequently entered receivership in 2023. In 2024, Miller Homes assumed control of the site, with confirmation from the appointed Administrator that the company was authorised to progress the planning application. Miller Homes has submitted a revised site layout and a package of updated supporting documentation, which has been the subject of appropriate statutory re-notification, re-advertisement and re-consultation alongside additional courtesy notification. Concurrently, the Council sought legal advice to determine whether a new round of statutory pre-application consultation activity (associated with the Proposal of Application Notice process) would be required, and were advised that no additional requirements applied, as the existing application was being progressed. The application has been assessed based on this updated information. This application seeks planning permission for a residential development of 100 units, on a site located on the northern edge of Houston, a village situated to the northwest of Paisley and designated as an additional Housing Site within the Adopted Renfrewshire Local Development Plan 2021. The site is positioned approximately 200 metres north of the village centre, adjacent to Barochan Road, the main north-south route through the village and to the northwest of the Houston conservation area. The proposed development features a single point of vehicular access from Barochan Road to the east and is structured around a central open space corridor that runs through the centre of the site, forming a key feature of the layout and maintaining views to and from the War Memorial and the North Mound Scheduled Ancient Monument, located just outside the site boundary. Dwellings are arranged to front onto this corridor and the open space functions as a landscape, play area and movement corridor with the intention to integrate pedestrian and cycle routes to promote connectivity within the development. Five dwellings are positioned to
Page 2
the front onto Barochan Road along the eastern boundary of the site providing a street frontage. Vehicular access is taken from Barochan Road leading into a circular street pattern, branching into smaller housing clusters. Footpath links extend outwards to the north onto Killalan Road, south-east onto Barochan Road and Main Street and west to Fleming Road, providing access to surrounding areas, local amenities, and public transport connections. The proposed dwellinghouses comprise a mix of house types, including detached, semi- detached, terraces and flatted properties, 25 of which are designated as affordable homes. A range of unit sizes are proposed, from one-bedroom to five-bedroom homes, designed with variations in design, height, form, and materials which aim to compliment the local context. Parking provision within each plot and visitor parking throughout the development would meet standard parking requirements. Finishing materials comprise a variety of materials including facing stone, a variety of renders and mortars and red and grey slates. The landscape strategy for the site includes the retention and enhancement of many existing trees and woodlands through management, including selective thinning south of the North Mound to preserve views towards the War Memorial. Replacement planting is proposed as a means to offset any tree loss, with further landscaping seeking to create a gateway feature, soften boundaries and promote habitat connectivity. Site Description The site extends to approximately 7.3 hectares and comprises two former grazing fields to the east, and a smaller paddock, farmstead, and kennels to the west. It includes several small woodland areas of varying age and species and forms an irregularly shaped plot. The site generally slopes from north to south towards the Houston Burn, with notable variations in elevation across its extent. The highest point lies in the northern section, with levels falling gradually to the south and east. In the western part of the site, the existing steading/kennels is situated approximately 44 metres Above Ordnance Datum (AOD), while the adjacent watercourse along the site's boundary lies at around 35 metres AOD. To the north, the site is bounded by agricultural land and mature woodland and the North Mound Scheduled Ancient Monument just off Kilallan Road. Barochan Road forms the eastern boundary, opposite existing residential development. To the south the site adjoins the housing of Fleming Road and North Street along with woodland areas and a section of the Houston burn. To the west the site is bound by farmland and Strathgryffe Tennis and Squash Club. Houston Conservation Area lies to the south and east, with its northwestern extent defined by Barochan Road. A War Memorial located on the western side of Barochan road, adjacent to the site's eastern boundary, serves as a key visual landmark when viewed northwards along Main Street. Pre-Application Consultation with Officers The Scottish Government strongly encourages constructive pre-application discussions between prospective applicants and the planning authority. Pre-application discussions seek to identify key planning considerations at an early stage and help inform what supporting information is required to support a subsequent application. Pre-application discussions have taken place, focusing on the following matters: ▪ Layout and design. ▪ Connectivity. ▪ Potential impacts on setting and character of the conservation area. ▪ Potential impacts on setting of North Mound Scheduled Monument and War Memorial. Housing mix.
Page 3
▪ Open space provision. ▪ Natural environment and biodiversity. ▪ Thinning of tree belt on Kilallan Road to enhance the setting of the North Mound and enhance its connection to the War Memorial and Main Street. Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: ▪ The reduction in units to ensure an appropriate off-set from the North Mound Scheduled Monument to the north. ▪ The re-orientation of various units to ensure a stronger and more effective connection between the built form and SUD's space. ▪ Enabling views across the green space from the development's public spaces. ▪ Retaining connections into the development including from the path which cuts between the Tennis Club and the housing to the southwest of the site to create an informal link to the application site and its path network. ▪ New pedestrian footpath provision to link the development with the existing village footpath network and that of the development; Footway enhancements with particular consideration to impacts on War memorial and woodland setting. 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: 22/0206/PN Description: Proposed residential development including access, drainage, landscaping, and associated works Decision: Accepted Application No: 22/0246/EA Description: Request for Environmental Impact Assessment Screening Opinion for a residential development including access, drainage, landscaping, and associated work Decision: Environmental Assessment not required Consultations ▪ Houston Community Council - Object to the proposal for reasons including the principle of residential development on this site, inadequate pre-application consultation, disruption to historic fabric of village during construction, impact of development on Scheduled Ancient Monument and War Memorial, impact of development on setting of the conservation area, overdevelopment of the site, inadequate availability of local services including school provision, inappropriate house design, inappropriate housing mix and level of affordable homes, inadequate landscaping and biodiversity impact mitigation. ▪ Scottish Environmental Protection Agency (SEPA) – No objection to the proposal on the ground of flood risk, commenting that in line with the Flood Risk Assessment (FRA) submitted in support of the application, it is clear that the updated layout ensures that the development continues to avoid the flood risk area as determined by the FRA. ▪ West Of Scotland Archaeology Service (WoSAS) - Although not objecting to the proposal, WoSAS maintains the view that the development would have a substantial impact on the setting of the North Mound Scheduled Ancient Monument. While acknowledging that, in determining planning applications, WoSAS have recognised that planning authorities may have to balance the benefits of development with the importance of the feature, and so
Page 4
they state that if planning permission is to be granted, a condition should be attached to secure a suitable programme of archaeological fieldwork in advance of development. ▪ Scottish Water - No objection. ▪ Children's Services - Children's Services have requested a contribution in respect of education provision at Gryffe High School, St Benedict’s High School and Houston Primary School as these schools are operating at above 85% capacity. The contribution sought totals £1,848,000. ▪ Environment, Housing & Infrastructure (Contaminated Land) - No objection to the proposal subject to conditions requiring the submission of a Site Investigation Report and Remediation Strategy prior to the commencement of development and Verification Reports prior to the occupation of any unit. ▪ Environment, Housing & Infrastructure (Environmental Protection) - No objection to the proposal confirming that the Noise Impact Assessment submitted demonstrates that no mitigation measures would be required. ▪ Chief Executive's Service (Roads Development) - No objection to the proposal subject to conditions including: - Agreement on final details of the ramped path, including steps, local narrowing, and alignment with existing path. - Provision of swept path analysis to determine and confirm carriageway widths internally and widths on Main Street leading up towards the War Memorial. - Provision of a minimum of 2 metre footways between property frontages within the site, including on the opposite side of the carriageway where appropriate and along key desire lines. - Agreement on a landscaping plan to assist in maintaining exit speeds along Barochan Road and lowering traffic speeds entering from the north. This will include a tabletop gateway and avenue tree planting on both sides of the corridor from Killalan Road to Old School House Lane. - Agreement on a palette of materials reflective of location adjacent the conservation area and of the Fleming Road development and which accord with the Houston Community Led Active Travel Plan. ▪ Historic Environment Scotland (HES) - HES recognise that the North Mound monument has a clear relationship with Houston War Memorial and Main Street, as these features of the town have been aligned to reference Houston North Mound. They are satisfied that the reorientation/relocation of plots 21 and 22, taken together with the thinning of trees at the southeast of the monument and the removal of proposed planting are adequate adjustments to the proposed development to preserve the relationship between the scheduled monument, Houston Main Street and the War Memorial and sufficiently address concerns regarding the setting of the monument. This has all been reflected on an updated proposed site layout plan and HES offer no objection to the proposal on the basis. ▪ Fairhurst (Councils External Flooding & Drainage Independent Consultants) – The consultants are satisfied that the information provided in support of the application demonstrates that the proposed development can be located out with the area at risk of fluvial flooding and that appropriate measures are proposed to deal with overland flow subject to ongoing maintenance to ensure its effective operation. It states that information provided acceptably demonstrates that the site is not considered to be at risk of flooding in the event of infrastructure failure or in the event of sewer failure. A Pre-Development Enquiry Capacity review letter confirms capacity within the local water and sewer network to service the development.
Page 5
Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received at the time of writing this report: ▪ Object - 563 ▪ Support - 6 ▪ Neutral - 3 The issues raised can be summarised as follows: 1. The site should have remained within the green belt as there are more suitable sites within Renfrewshire which could accommodate any housing land supply obligations. 2. Impact on Conservation Area. 3. Impact on North Mound Scheduled Ancient Monument. 4. Impact on War Memorial/tree loss. 5. Impact on biodiversity and Trees. 6. Impact on roads infrastructure. 7. Flooding and Drainage. 8. Schools are already at capacity and cannot cope with a development of this size. 9. Impact on local amenities and facilities already at breaking point. 10. Strength of objection against the proposal. 11. Impact on Climate Change. 12. Too many larger houses and absence of the house types demanded by local people. 13. Overdevelopment of the site. 14. Distance from the bus network. 15. Flooding in the Houston Burn in the last years has affected homeowners downstream. 16. The pre-application consultation undertaken related to an earlier proposal substantially different to the current proposal and should have been repeated for the current proposal. 17. The development could indirectly impact a natural habitat of the water vole, which is an endangered species, due to increased surface water out flows. 18. Potential disruption and damage to the historic fabric of the of buildings on Barochan Road and Main Street and the wider Houston area during the construction phase. 19. The Archaeology Report lacks sufficient depth given the history of area and archaeological sensitivity of the site. 20. Design and Access Statement lacking in information. 21. Ecology Survey is not sufficiently independent, relying on historical data. 22. Arboricultural Impact Assessment is not sufficiently independent. 23. The site was given an indicative capacity of 59 units within the LDP and no explanation of why it should be considered suitable for 100 homes. 24. The tree belt on the northern boundary of the site was artificially created by the landowner as a tree belt to justify release of the site. 25. The site is too far from the bus network to make the active travel provision viable and should include upgrading of pedestrian networks out with the immediate vicinity of the site. 26. Proposed footpaths are too steep and do not conform to the requirements of the Disability Discrimination Act. 27. The educational contribution won't necessarily be applied to the local capacity issues. 28. Houston's infrastructure and public amenities cannot accommodate this scale of development, including road infrastructure, healthcare, shops, and education. 29. Unfair targeting by developers with unsuitable housing types and tenures. 30. Miller Homes have refused to engage in a public forum where they could be challenged on their plans. 31. There are no proposed public realm improvements to the village core or wider village which would integrate the development rather just being an addition. 32. Parking and access directly onto Barochan Road would present a serious a traffic hazard.
Page 6
33. The proposal is car orientated and includes three car driveways on many of the properties increasing traffic generation. 34. There would be no community benefit as a result of this proposal. 35. The stone turret feature proposed to mark entry into the village does not reflect the nature of the conservation area at this location. 36. Any low carbon sustainable infrastructure would be offset by the car usage associated with this development. 37. No details of the bio rich environment referred to are provided. 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 6 - Forestry, woodland, and trees ▪ Policy 7 - Historic assets and places ▪ Policy 12 - Zero waste. ▪ Policy 13 - Sustainable transport ▪ Policy 14 - Design, quality, and place ▪ Policy 15 - Local Living and 20-minute neighbourhoods ▪ Policy 16 - Quality homes ▪ Policy 18 - Infrastructure first ▪ Policy 21 - Play, recreation, and sport ▪ Policy 22 - Flood risk and water management Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy P1 - Renfrewshire's Places ▪ Policy P2 - Housing Land Supply ▪ Policy P3 - Housing Mix and Affordable Housing ▪ 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 ▪ Policy I7 - Zero and Low Carbon Buildings ▪ Policy I8 - Developer Contributions 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 ▪ Delivering the Infrastructure Strategy ▪ Delivering the Places Strategy
Page 7
Material Considerations: ▪ Renfrewshire Planning and Development Tree Policy ▪ Renfrewshire's Places Residential Design Guide ▪ Site Development Brief Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Environmental Screening Checklist - A request for a screening opinion determined that though the proposal would fall within Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017, it is not likely that the proposed works would have a significant environmental impact which would require an Environmental Impact Assessment to be undertaken. ▪ Transport Assessment (June 2025) - The report contains details of data abstraction, traffic generation calculations and subsequent analysis of road network and junction operation. Parking provision and servicing requirements are also addressed. ▪ Flood Risk Assessment (May 2025) - The report assesses flood risk at the site and outlines any mitigation measures required to ensure that the proposed development is not at an unacceptable risk of flooding and will not increase the risk of flooding elsewhere in accordance with current planning policy. ▪ Ecological Assessment Report (March 2025) - The assessment aimed to determine the ecological baseline and identify and evaluate potential effects that the proposed development may have on designated sites, habitats, and protected/notable species. ▪ Design and Access Statement and PAC Report (June 2025) - The statement explains the development parameters, design concepts and principles that have shaped and informed a detailed layout for the site and provides details of the PAC process and its outcomes. ▪ Arboricultural Impact Assessment (June 2025) - The report details the findings of a desk study, field data interpretation, quantification of tree constraints, descriptions of predicted impacts on arboricultural interest, and recommendations for avoidance, mitigation, and compensatory strategies. ▪ Drainage Strategy Report (November 2024) - The report provides an insight into the existing drainage arrangements at the site and how the drainage serving the proposed development can be managed in a sustainable manner to meet the requirements of Renfrewshire Council, Scottish Water, and the Scottish Environmental Protection Agency. ▪ Stantec Heritage Technical Note (June 2025) - This statement describes how the proposal has been formulated to comply with national policy requirements and how impacts on the monument have been minimised through the design and layout of the proposal. ▪ Landscape & Visual Impact Assessment (LVIA) (March 2025) - The LVIA considers the sites wider landscape and setting extending 2 km from the site, based on the site layout and the principles set out in the Design and Access Statement. Its purpose is to inform development of the site by identifying and assessing the significance of potential impacts and the mitigation of adverse effects thereby ensuring that landscape and visual considerations have been fully integrated into the design. It concludes although there will be moderate visual effects and moderate effects on the landscape on completion of the development, these should reduce to moderate-minor adverse effects as the proposed planting establishes and matures. No significant landscape effects on regional or Local Landscape Character are anticipated.
Page 8
▪ Noise Impact Assessment (NIA) (March 2025) - This assessment considers potential noise impacts arising from both a dog day care/kennels and from events held at Strathgryffe Tennis, Squash and Fitness Club, on future residents of the proposed development. It concludes that noise from both the dog daycare facility (Pawz & Co) and Strathgryffe Tennis, Squash and Fitness Club are within acceptable limits and would not unacceptably impact the residents of the development. ▪ Planning Statement (March 2025) - This statement analyses the planning context of the site, the character of its surroundings and the detail of the proposed development, against relevant planning policy and material considerations. ▪ Archaeological Desk-Based Assessment - The aims of the study were to assess evidence of past human use of the area, its archaeological sensitivity, and potential impact of any development upon the archaeological resource. It concludes that although the proposal has the potential to affect the settings of both the Schedules Ancient Monument of 'North Mound' and Houston Conservation Area, the setting of both sites has been considered within the development plans with suitable mitigation applied. ▪ Energy Statement - This report demonstrates how the development will meet energy and sustainability policies, by reducing energy demand, improving energy efficiency, and incorporating low-carbon or renewable energy technologies. ▪ Factoring Statement - This statement sets out the proposed arrangements for the management and maintenance of communal elements of the proposal after completion. ▪ Visualisation Sheets - Visualisations of the proposals within the site and its setting. 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 site is designated as a Housing Land Supply Site under policy P2 of the Local Development Plan (2021) (LDP). Policy P2 identifies the site as contributing to the 5-year supply of effective housing land required for Renfrewshire. Therefore, in accordance with the Councils Local Development Plan, housing would be an appropriate and compliant use which would contribute towards meeting Renfrewshire's Housing Need and Demand. The application site is also covered by Policy P1 which states that within these areas there will be a general presumption in favour of a continuance of the built form and that new development proposals within these areas should make a positive contribution to the place and be compatible and complementary to existing uses and character. The proposed development is considered to comply with policy P1 in principle insofar as it is compatible with surrounding land uses which are predominantly residential.
Page 9
However, Policy P1 also states that all development proposals should avoid causing unacceptable impacts on the environment and/or biodiversity or a loss of amenity within the surrounding area while ensuring that the infrastructure, connections, and services required to support the development are in place. To demonstrate compliance with Policy P1, the development must be assessed against the provisions of the New Development Supplementary Guidance, Renfrewshire's Places Residential Design Guide, the Design Guide specific to this site and the Scottish Government publications on Designing Places and Designing Streets. These documents outline a series of key considerations that underpin effective places design which will be assessed in turn. Context and Character The application site is located on the edge of Houston, adjacent the Conservation Area and established areas of residential development. The site is bounded by both a Scheduled Ancient Monument and War Memorial and the layout proposed has recognised the importance of these features and their settings. Policy 7 of NPF4 'Historic Assets and Places' states that development proposals with a potentially significant impact on historic assets or places should be accompanied by an assessment based on an understanding of the cultural significance of the historic asset and identify the likely visual or physical impact of the proposals for change and provide a sound basis for managing the impacts of change. Such proposals should also be informed by national policy and guidance on Managing Change in the Historic Environment. Policy ENV 3 'Built and Cultural Heritage' considers that development in a conservation area and out with, which impacts on its appearance, character or setting should preserve or enhance its character and appearance. It also considers that development proposals, within or in the vicinity of a scheduled ancient monument will be required to demonstrate that there is no adverse impact on the site or its setting. In this regard the applicant has undertaken extensive consultation with the Council, Historic Environment Scotland (HES) and the West of Scotland Archaeology Service (WoSAS), and as a result, concessions have been made to the layout and landscape approach to site development in order to address concerns raised regarding impacts. A Heritage Note alongside visualisations have been submitted to demonstrate how the development will appear within the setting of the Scheduled Ancient Monument and how the impact of development will be minimised. Both HES and WoSAS were consulted on the application and while HES were satisfied with the concessions made and confirmed no objections subject to the updated site layout plan reflecting these, WoSAS, although not objecting to the proposal, maintain concerns that the development proposed would substantially impact the setting of the Scheduled Ancient Monument. In considering all information submitted, it is concluded that, the Heritage Note alongside the visualisations demonstrate that the layout of the site, the orientation of the dwellings within it, and the careful placement of areas of open space have all been thoughtfully designed to preserve the setting of the Scheduled Ancient Monument. These elements have worked together to ensure that the development respects the historical significance of the monument, maintaining its visual and spatial context including its relationship to the War Memorial. As a result, the impact on the monument has been kept to a minimum while enabling development of this site. In line with the advice of PAN 2/2011 - Planning and Archaeology, a balance has been achieved which considers both the benefits of development and importance of this archaeological feature. Due weight is also given to the consultation response from HES who are in this case a statutory consultee to the planning application. In this regard the proposal is considered to comply with the requirements of policy 7 and ENV3.
Page 10
Similarly, particular consideration has been given to the importance and setting of the War Memorial, which although not subject of an environmental designation, holds deep significance for the local community and its heritage. It occupies a prominent place within the village setting, contributing to its character and identity. Again, the layout and design of the development has recognised the importance of this feature and has sought to preserve the integrity of the memorial and its setting while facilitating the sensitive development of the site. The green spine extending through the site from the War Memorial at its southern boundary to the North Mound on its northwestern edge preserves visual connections between these key features. The development has been sensitively offset to retain elements of the original setting and spatial character of the Memorial, ensuring the conservation of existing woodland where possible, and views from beyond the site. In particular, the green spaces maintained around the War Memorial contribute to preserving its sense of serenity and reinforce its significance within the landscape. The application site plays a role in defining the setting of Houston when approaching the village from the north along Barochan Road. It also faces the western edge of Houston Conservation Area. In this regard, the site is situated close to a number of buildings and developments with characteristics that have helped inform the approach to development in layout, building design, materials, and streetscape. The Old Schoolhouse building which sits opposite the site on Barochan Road, features a gable end facing the street, which along with its fenestration creates an appealing gateway element that enhances the northern approach to the village. Between the School House and Kilmacolm Road is the late 20th century housing of School House Lane featuring rows of one and a half/two storey terraced properties within a landscape setting. These are set back from Barochan Road behind a natural stone wall that, along with tree canopies, add to the character of this approach. A recent housing development sits to the southwest of the site comprising two storey detached properties arranged around a watercourse. The proposed development has sought to create an attractive and distinct gateway into Houston along Barochan Road with an architectural form and building orientation that responds to the Old School House and School House Lane development while retaining important natural features within the site. The proposed housing has been designed to respect and enhance the established character of this approach to the village. The orientation of the new dwellings reflects the existing settlement pattern, reinforcing the linear emphasis of the village and maintaining key views along the approach route. Beyond the initial stretch of property frontage onto Barochan Road, homes are set back and orientated to create a village green feature providing a landscaped setting for the Old School House and directing views into the site and along the green corridor. To provide varied roof lines, buildings are a mix of heights which are reflective of the heights of buildings within the conservation area. Building designs have drawn from local architecture and surrounding development while proposed materials are intended to respect and compliment the palette of the surrounding area. Streetscape considerations, including the retention of woodlands, building setbacks and active frontages along Barochan Road and throughout the site, together with frontage landscaping and the inclusion of tree planting will soften the built form and reinforce the rural character of the village edge, enhancing the visual quality of this entrance to the village. Therefore, overall, the development is considered to adequately address its location in terms of context and character as set out within the Supplementary Guidance. Access & Connectivity Policies 13 and 15 advocate local living to encourage connected and compact neighbourhoods where people can meet most daily needs within a reasonable distance of their home. Policies 13 and I1 advocate good accessibility and connectivity to walking, cycling and public transport.
Page 11
The proposed development layout has been designed to ensure permeability and connectivity and includes three formal pedestrian access points. These are on the northern boundary which will connect onto Killalan Road, a designated core path, the eastern boundary which will connect the development with Barochan Road where footways will be upgraded to link with the existing pedestrian network into the village, and on the south western boundary which will connect the development with the existing pedestrian network past the Strathgryffe Tennis and Squash Club and onto Fleming Road. The connection to Barochan Road also functions as the sole point of vehicular access to the site. In terms of connections within the development, the circulatory roads layout provides the primary movement route for vehicles and pedestrians. However, an internal network of movement routes will feed through this corridor providing dwellings with direct, convenient, and safe connections to open space encouraging walking and cycling. The Residential Design Guide seeks to promote walkable neighbourhoods. Amenities that are within a walking distance of 5-10 minutes of the site include schools, public houses, shops, and recreational facilities. Schools including St Fillan's Primary School and Gryffe High School are within this distance and Abbey Nursery and Gryffe Manor Nursery are a 10-minute walk. Health services within this walking distance include Houston Surgery and a pharmacy. A local newsagent and the community facilities including the Carrick Centre and Houston Scout Hall and Youth Centre, bars, restaurants, and cafes are located nearby on Main Street, North Street and Bogstonhill Road, within the walkable distance. Places of worship including Houston & Killellan Kirk and St Fillan's Catholic Church are within the 20-minute round trip. Bus stops are situated within a 10-minute walk of the site including stops at Gryffe High School and St Fillan's Primary School. These offer connections to Bridge of Weir, Johnstone, Kilmacolm, Port Glasgow and Greenock and a service to Glasgow. As such, the proposed development aligns with the principles of NPF4 Policy 15 (Local Living and 20-minute Neighbourhoods) and Renfrewshire's Design Guide by creating a sustainable, well-connected neighbourhood where residents can meet their daily needs within a short distance through varying active travel routes. Roads Development have offered no objection to proposal subject to a suite of matters being covered by conditions relating to the final design of certain infrastructure features associated with the development. This would include the final design of pedestrian and cycle connections, the final details of the ramped path, including steps on the southern boundary of the site, local narrowing and alignment of the path connection to these, swept paths to confirm carriageway widths internally and on Main Street hill to the War Memorial, final details of footways between property frontages and agreement on landscaping plans to assist maintaining exit speeds and slowing traffic entering from the north. Particular attention has been given to the pedestrian connections along Barochan Road to Main Street and from the southeastern corner of the site, considering the surrounding mature trees, woodland and the War Memorial and the contribution these features make to the character of Borocahn Road/Main Street. A new footpath will be delivered, which will divert into the site to ensure that the setting of the War Memorial is not adversely impacted avoiding any works to the cobbles or walling of the memorial. It is anticipated that the re-routing of the footpath into the site would also reduce the level of tree removal which would otherwise be lost if the footpath were to be located along Main Street on approach to the site. These aspects of the development are considered to be both acceptable in principle and deliverable in practice subject to agreement of the final details through appropriately worded conditions. Layout and Built Form
Page 12
The development has been designed to respond sensitively to its setting, reflecting established patterns of built form, scale and orientation found in the surrounding area. Along the Barochan Road frontage, the layout has sought to reflect existing building lines and incorporate detailing that reflects the local vernacular. Landscaping has sought to address the specific features of this frontage, with similar areas of open space, contributing positively to the street scene. It is noted that in response to pre-application discussions changes were made to the layout of the development including the reduction in units to ensure an appropriate off-set from the North Mound Scheduled Monument to the north. Additionally, the re-orientation of various units was undertaken to strengthen the relationship within the development between the built form and SUD's space. Active travel routes were strengthened including from the path which cuts between the Tennis Club and the housing to the southwest of the site to create an informal link to the application site and its path network together with new pedestrian connections to link the development with the existing village footpath network and that of the development. Footway enhancements with particular consideration to impacts on the War Memorial and woodland setting were included. Environment and Community In accordance with Policy 3, which seeks to protect and enhance biodiversity, and Policy ENV 2 which seeks to minimise impacts on the natural environment, habitats/species and landscape character, the proposed landscape strategy and Arboricultural Report confirm that the majority of existing trees and woodland will be retained and enhanced through active management, with any losses offset by replacement planting. A new landscaped boundary to the northwest will support habitat connectivity and soften edges, while woodland along the western edge will link existing ecological features with the wider landscape. The central open space corridor would preserve views towards the North Mound and the War Memorial, incorporating varied planting, play areas, and recreational links. Existing tree lines to the north and west would be retained to strengthen site boundaries and enhance biodiversity, with selective thinning proposed to reflect the requirements of HES in maintaining the setting of the North Mound. These measures proposed, as supported by the Preliminary Ecological Appraisal and Arborocultural Report, represent an appropriate approach to biodiversity enhancement and the protection of landscape character, in accordance with Policy 3 and ENV 2. Renfrewshire's Places Design Guide states that the provision of both amenity and recreational open space is an important and valuable part of making sustainable places. In line with this guidance play space provision is located along the central green corridor so that it sits within a comfortable walking distance of all dwellings, in a location with good natural surveillance while also respecting the need for privacy margins and passive recreation. This includes a toddlers play area overlooked from both sides and a natural play area further to the north catering for a wider age range using natural materials to mimic the natural environment. A Noise Impact Assessment was submitted to evaluate potential noise impacts arising from a dog daycare facility located to the northwest of the site and function suite within Strathgryffe Tennis, Squash and Fitness Club. The assessment concluded that noise from both sources fall within acceptable limits and are not expected to result in undue disturbance to future residents. and its potential to cause disturbance to the residents of the proposed development. These findings have been reviewed and accepted by Environmental Services. Policy I3, Policy 22 and the New Development Supplementary Guidance on Flooding and Drainage requires development not to have an adverse impact on flooding or drainage arrangements. A Flood Risk Assessment and Drainage Strategy Report have been submitted in support of the application which conclude that by implementing measures to manage overland flows, the proposed development will not be at risk of flooding nor increase the risk
Page 13
elsewhere. Through consultation with Scottish Water, SEPA and the Councils External Flooding and Drainage consultants, it is concluded that the strategy proposed would ensure that the development can be drained in a sustainable manner to meet the requirements of Scottish Water and SEPA in compliance with requirements of NPF4 Policy 22 and Policy I3. Building and Design As set out above, the layout, design, scale, and finish of the proposed dwellings are considered to be sympathetic to the character and appearance of the surrounding area. The development has been designed to enhance the gateway corridor into Houston along Barochan Road through the provision of a sensitively designed built frontage. The inclusion of an open space corridor extending from the War Memorial to the site entrance and towards the North Mound, retains important views and settings ensuring that the approach to Houston conservation area from the north is both preserved and enhanced. Views from within the village towards the site are also respected and maintained through careful layout and landscape design. The development will have a range of boundary treatments to assist in distinguishing between public and private spaces including 1800mm timber fences to the rear of properties and a mix of timber fences and brick walls to frontages. Soft landscaping treatments such as native hedgerows are proposed to provide a soft interface between streets, public open spaces and front gardens and where front parking is provided, appropriate boundary treatments such as hedges and walls will be used to ensure that parked cars do not dominate the street scene. Avenue tree planting will be sought along the Barochan Road frontage to enhance the approach to Houston and to contribute to traffic calming. Final details of the boundary treatments will be secured by condition as part of any planning permission granted. Therefore, as the site is also identified as an additional housing allocation under Policy P2 of the LDP and consequently in an appropriate location it is in accordance with Policies 14 and 16. The energy statement sets out the proposed efficiency of the buildings taking a fabric first approach with a highly insulated, airtight envelope which would minimise heat loss. The dwellings would also be fitted with high efficiency boilers together with weather compensators which respond to outside temperatures maximising energy efficiency and minimising energy usage. Photo Voltaic panels will be fitted to all dwellings and each dwelling will come with the inclusion of an Ev charger. The energy efficiency measures proposed would reduce emissions in accordance with Policies 2 and 17. The above assessment demonstrates compliance with relevant policies and guidance relating to place making. It confirms that the proposed development will not result in any unacceptable impacts on the environment, biodiversity, or residential amenity. Furthermore, appropriate infrastructure connections and services are in place, including access to public transport, open space provision, and local services and amenities thereby ensuring the development is well supported. The proposed development will support delivery of two of the overarching spatial principles set out in NPF4 Policy 1 - Local Living and Compact urban Growth. The application site is situated in a sustainable location, and its development as proposed will make a positive contribution to the quality, functionality, and sustainability of the place. In view of the above it is concluded that the development is consistent with the objectives and requirements of Policy P1 of the LDP. This assessment further demonstrates that the proposed development aligns with the other relevant development plan policies identified.
Page 14
Recommendations have been made to secure biodiversity enhancement in line with Policy 3 of National Planning Framework 4 (NPF4). In addition, measures concerning tree protection and compensatory planting will be secured by condition, in accordance with Policy 6 of NPF4 and Policy ENV 2 of the Local Development Plan. The waste management proposals outlined in the Energy Statement demonstrate compliance with Policy 12 of NPF4. The approach includes sourcing timber from certified sustainable sources, procuring bricks with 12% to 16% recycled content and implementing measures to reduce overall waste generation and minimising materials sent to landfill. The development would deliver a proportion of dwellings for affordable rent. The housing mix has been informed by current local needs and wider housing demand across Renfrewshire. As such the development is consistent with the aims and requirements of Policy 16 of NPF4 and P3 of the LDP. With regard to policies 18 of NPF4 and 18 of the LDP, to mitigate the impact of the development on local education infrastructure, Children's Services have requested a contribution in respect of education provision at Gryffe High School, St Benedict's High School and Houston Primary School as these schools are operating at above 85% capacity. The contribution sought has been calculated in line with the terms of the Draft Developer Contributions (Education) Planning Guidance and totals, £1,848,000. The applicant has agreed to meet the cost of the contribution. This contribution will be secured through an appropriate form of legal agreement (most likely under Section 75 of the Town and Country Planning (Scotland) Act 1997), to ensure that the necessary funding is provided prior to the occupation of the development. 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. Representations The majority of the matters raised in the letters of representation have been addressed in the foregoing assessment however a detailed summary of the points raised is also set out below with a response below each highlighted in bold. 1. The site should have remained within the green belt as there are more suitable sites within Renfrewshire which could accommodate any housing land supply obligations. The site is allocated as an Additional Housing Site within the adopted Local Development Plan. The plan was adopted in 2021 following an examination by a Reporter. The application requires to be considered in the context of the Adopted Local Development Plan. 2. Impact on Conservation Area. As considered in the assessment section of the report, the proposed development has been carefully designed to respect and respond to its location on the edge of Houston Conservation Area. Particular attention has been given to the siting, design, and choice of materials to ensure that the development is sympathetic to its context, particularly on frontages to the conservation area. The landscape setting has been considered and integrated throughout the site and along its boundaries, with specific emphasis on preserving and enhancing the character of key views. Notably, the approach from Barochan Road, the main access
Page 15
from the north, has been considered to maintain a positive entry into Houston. Similarly, views from Main Street towards the site have been assessed to ensure that the development sits comfortably with its surroundings. 3. Impact on North Mound Scheduled Ancient Monument. The development has been designed to minimise impact on the North Mound scheduled Ancient Monument, with careful consideration given to siting and layout of the proposed buildings. Extensive consultation was undertaken with both Historic Environment Scotland and West of Scotland Archaeological Service and a Heritage Assessment was submitted in support of the application together with a series of Visualisations to demonstrate, that the development would not unacceptably harm the monuments significance or setting. Historic Environment Scotland as a statutory consultee to this planning application were satisfied that the proposed development preserves the relationship between the scheduled monument, Houston Main Street and the War Memorial and sufficiently address concerns regarding the setting of the monument 4. Impact on War Memorial/tree loss. The layout of the development and design of the buildings have been guided by a focus on preserving and enhancing the setting of the War Memorial and views from it to the North Mound. A key feature of the layout and landscaping proposals for the site is the creation of a green corridor that will extend through the site, preserving visual connections between the war memorial and the North Mound. By incorporating these design elements, the proposal will respect the significance of both the North mound and the War memorial, ensuring that both will remain prominent features of Houston, while also providing a high-quality residential development for the village. Of particular consideration was the tree cover adjacent to the War Memorial within the embankment along the Barochan Road frontage. A footpath connection from Barochan Road to Main Street has been formulated to preserve as many mature trees as is possible while providing footpath connections along Barochan Road to Main Street and from Main Street/ Barochan Road into the development. This would be secured by a condition of any planning permission granted. 5. Impact on biodiversity and Trees. An Ecological Assessment has been submitted in support of the application, which identifies measures to mitigate impact on biodiversity. The report details predicted impacts on arboricultural interest, and recommendations for avoidance, mitigation, and compensatory strategies. The results of this assessment and that of the Arborocultural Assessment have been used in formulating appropriate landscaping proposals for the site including ecological enhancement across the site to ensure there is no net loss of biodiversity. The landscaping strategy incorporates green buffers and boundary treatments designed to preserve and enhance existing tree cover while also mitigating the impact of any necessary tree loss. This is complimented by native shrub and hedge planting, which contributes to biodiversity, visual amenity, and the overall ecological value of the site. 6. Impact on roads infrastructure. A Transport Statement was submitted in support of the application to assess the suitability of the proposal and the impact that additional traffic would have on the road network. This information was assessed by the Councils Development Roads Service who were satisfied that the existing roads infrastructure could accommodate the
Page 16
proposal subject to a suite of conditions including traffic calming, additional pedestrian connections and upgrading. 7. Flooding and Drainage. A comprehensive Flood Risk Assessment (FRA) and Drainage Impact Assessment (DIA) were submitted in support of the application. The FRA concluded there to be no risk of flooding from either coastal or river flooding due to plan distance and vertical separation. Although there was noted to be some risk of surface water flooding to a low point to the north of the site it was concluded that the development of the site and provision of a formal drainage network including SUDs and a cut off ditch would in effect reduce that risk. The DIA concluded that the development could be drained in a sustainable manner to meet the requirements of SEPA, Scottish Water and Renfrewshire council. These strategies and conclusions were accepted by External Flooding and Drainage consultants acting on behalf of the Council. 8. Schools are already at capacity and cannot cope with a development of this size. Children's Services were consulted on this application and have confirmed that developer contributions will be required to ensure that relevant schools within the catchment are able to accommodate the development. This will be secured by an appropriate legal agreement/mechanism with the developer. 9. Impact on local amenities and facilities already at breaking point. The site is allocated as a housing site within the Adopted Local Development Plan. Through the preparation of the plan both prior to its submission to the Scottish Ministers and after their recommendations were published, relevant consultees and interested parties would have been consulted and notified. 10. Strength of objection against the proposal. While the strength of objection and concerns raised by the local community are recognised, planning decisions must be based on material planning considerations. As outlined in the above assessment, which involves balancing competing interests and weighing the benefits of the development against potential impacts, this proposal is considered to comply with the Renfrewshire Local Development Plan and National Planning Framework 4. 11. Impact on Climate Change. National Planning Framework 4 and the policies and guidance set out in the Adopted Renfrewshire Local Development Plan state that a layout that supports low carbon design is key to assisting in climate change mitigation. The applicant has submitted an Energy Statement demonstrating how the proposed layout, building orientation, construction methods, materials selection and incorporation of low carbon technologies have been integrated into the development to contribute towards reducing carbon emissions. 12. Too many larger houses and absence of the house types demanded by local people. The application proposes the erection of 100 dwellinghouses including 25 affordable homes. The private homes would be a mix of four and five-bedroom houses. The affordable homes would be a mix of two-bedroom terraced house and one-bedroom flats and would be transferred to a Registered Scottish Social Landlord following
Page 17
completion. The proposed mix of affordable homes and larger homes is considered appropriate for a development of this type in this area. The inclusion of affordable housing will help meet local housing needs, while the larger homes will cater to a range of household sizes and types, contributing to a balanced and sustainable community. This mix aligns with the policies of the NPF4 and the LDP which require a range of housing options to support local needs. 13. Overdevelopment of the site. The proposal has been carefully designed to ensure an appropriate scale, density, and layout that reflects its location and the character of the surrounding area. Generous provision has been made for open space, landscaping and separation between buildings ensuring a good standard of amenity for future residents and neighbouring properties. The scheme complies with relevant policies and design guidance, and the overall density is consistent with comparable development in the vicinity. It is considered that the development strikes an appropriate balance between meeting housing needs and protecting the amenity of the area. 14. Distance from the bus network. While the bus network is located towards the southern edges of Houston Village centre, there is a focus on enhancing pedestrian and cycle infrastructure with the aim of encouraging active travel to provide residents with viable alternatives to car dependency. It is considered that these measures will contribute to a more sustainable and connected community. 15. Flooding in the Houston Burn in the last years has affected homeowners downstream. In July 2025, following submission of the updated site layout, further consultation was carried out with both SEPA and the Council's external flooding and drainage consultants. Both parties confirmed that the submitted flood risk assessment and drainage information is acceptable and complies with NPF4 Policy 22, which requires that development proposals do increase the risk of flooding to others. 16. The pre-application consultation undertaken related to an earlier proposal substantially different to the current proposal and should have been repeated for the current proposal. Pre-application consultation (PAC) involves notifying and engaging with the local community before a formal major scale planning application is submitted. Where PAC is required, the applicant must provide to the Planning Authority, a proposal of application notice which must include a description of the development in general terms. The description should convey to the layperson what the development involves. In this case, residential development. There is scope for proposals to alter between PAC and an application being submitted. However, any subsequent application needs to be recognisably linked to what was described in the proposal of application notice. Given the nature of the proposal, it is considered that the application is sufficiently linked to the proposals consulted upon at the pre-application stage. 17. The development could indirectly impact a natural habitat of the water vole, which is an endangered species, due to increased surface water out flows. A sustainable drainage system (SuDS) has been incorporated into the design to manage surface water effectively and ensure that outflows do not result in adverse impacts downstream. Any potential indirect effects on habitats, could be mitigated
Page 18
where necessary, by ecological safeguards during construction, in line with relevant wildlife legislation. 18. Potential disruption and damage to the historic fabric of the of buildings on Barochan Road and Main Street and the wider Houston area during the construction phase. A Construction Management Plan (CMP) is proposed as a prior to commencement condition. This will set out clear measures to minimise disruption, including controls on vibration, noise, dust, and traffic movements. 19. The Archaeology Report lacks sufficient depth given the history of area and archaeological sensitivity of the site. In July 2025, following submission of an updated information including site layout, visualisations and a Heritage Statement, further consultation was carried out with both Historic Environment Scotland (HES) and the West of Scotland Archaeological Service (WoSAS). This further information enabled HES to conclude they were satisfied that the proposed development preserves the relationship between the scheduled monument, Houston Main Street and the War Memorial and sufficiently addresses concerns regarding the setting of the monument. While WoSAS maintained that the proposal would impact the monument, they did not raise any objections to the Archaeology Report. they suggested a pre-commencement condition to ensure appropriate archaeological field work is carried out, should planning permission be granted. 20. Design and Access Statement lacking in information. The Design and Access Statement forms one part of the overall submission and has been considered as part of the assessment. It is only one of many considerations taken into account in determining the application. 21. Ecology Survey is not sufficiently independent, relying on historical data. It is noted that the Survey has been prepared by a qualified ecological consultant governed by industry standards and guidance. 22. Arboricultural Impact Assessment is not sufficiently independent. It is noted that the Survey has been prepared by a qualified ecological consultant governed by industry standards and guidance. The findings have been reviewed by relevant ecology officers who have raised no objections to the methods used or conclusions reached. 23. The site was given an indicative capacity of 59 units within the LDP and no explanation of why it should be considered suitable for 100 homes. The housing capacity figure set out in the Local Development Plan (LDP) for identified housing sites is indicative rather than prescriptive. It represents an estimate based on initial assessments. The final number of units may vary provided that the proposal complies with relevant policies and design guidance and can be accommodated without unacceptable impacts on infrastructure and environment. 24. The tree belt on the northern boundary of the site was artificially created by the landowner as a tree belt to justify release of the site.
Page 19
The origin or motive for the planting of a tree belt is not in itself a material planning consideration. The assessment of the application takes is based on the current condition, ecological value, and visual contribution of the tree belt. 25. The site is too far from the bus network to make the active travel provision viable and should include upgrading of pedestrian networks out with the immediate vicinity of the site. Offsite improvements can only be required where they are necessary to make the development acceptable in planning terms, directly related to the proposal and are proportionate in their scale when considered in the context of the development. The active travel measures have been reviewed by the Council's Roads Development, who are satisfied that the active travel measures proposed is appropriate to support sustainable travel choices. 26. Proposed footpaths are too steep and do not conform to the requirements of the Disability Discrimination Act. The proposed footpath connections at the southeast corner of the site, linking to Barochan Road and Main Steet have been reviewed by the Councils Roads Development and are considered acceptable in principle, including in relation Disability Discrimination Act requirements. The detailed design of these connections will be secured through a planning condition to be approved prior to the commencement of development. 27. The educational contribution won't necessarily be applied to the local capacity issues. Children's Services have sought this contribution as necessary to address the impacts of the proposal on school capacity and will be allocated in accordance with the terms of the legal agreement to mitigate local education capacity pressures. 28. Houston's infrastructure and public amenities cannot accommodate this scale of development, including road infrastructure, healthcare, shops, and education. The site is allocated as a housing site within the Adopted Local Development Plan. Through the preparation of the plan both prior to its submission to the Scottish Ministers and after their recommendations were published, relevant consultees and interested parties would have been consulted and notified. 29. Unfair targeting by developers with unsuitable housing types and tenures. Each planning application is assessed on its individual merits against the policies and requirements of the Development Plan. 30. Miller Homes have refused to engage in a public forum where they could be challenged on their plans. The Council sought legal advice to determine whether a new round of pre-application consultation events was necessary, and were advised that no additional requirement applied, as the existing application remained live and was being progressed. Notwithstanding this, appropriate statutory notification, advertisement and consultation have been undertaken throughout the planning process including additional courtesy notification, and all issues raised by the public have been duly considered in the assessment of this application.
Page 20
31. There are no proposed public realm improvements to the village core or wider village which would integrate the development rather just being an addition. As detailed within the planning assessment, the proposal incorporates measures to ensure appropriate integration with its surroundings, maintaining a sensitive relationship with the conservation area, wider village and surrounding environment. The layout, building design and landscaping have been developed within this context with particular consideration given to the inclusion of appropriate public realm features in accordance with the policies and requirements of the LDP and NPF4. Additional enhancements to the wider public realm are not considered necessary to ensure the acceptability of this development nor are they proportionate to its scale and nature. 32. Parking and access directly onto Barochan Road would present a serious a traffic hazard. The proposed access and parking arrangements have been reviewed by the Council's Roads Development who are satisfied that the design complies with safety standards and guidance. 33. The proposal is car orientated and includes three car driveways on many of the properties increasing traffic generation. Parking provision complies with the adopted standards and the development has been designed to balance vehicular access with objectives for sustainable travel and residential amenity. The Council’s Roads Development have raised no objections in this regard. 34. There would be no community benefit as a result of this proposal. The proposal will deliver new housing to help meet identified local and strategic housing needs including affordable housing and incorporates improved pedestrian connectivity to the village centre, high quality landscaping and play provision. 35. The stone turret feature proposed to mark entry into the village does not reflect the nature of the conservation area at this location. The gateway feature intended to mark arrival into the village would be subject to agreement on its final design, materials and finishes to ensure that the final design is appropriate to its location These details would be secured by appropriately planning condition. 36. Any low carbon sustainable infrastructure would be offset by the car usage associated with this development. As detailed within the planning assessment, the proposal incorporates features such as electric vehicle charging provision, enhanced pedestrian and cycle connections and energy efficient building design in line with the relevant sustainability policies of the LDP and NPF 4. While it is recognised that car use will form part of travel patterns the measures proposed are considered to make a proportionate contribution to reducing emissions. 37. No details of the bio rich environment referred to are provided. The final details in terms of the bio-diversity provision and mitigation will be secured through an appropriate planning condition to ensure delivery in line with the recommendations of the submitted assessment and policy requirements.
Page 21
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 the Town and Country Planning (Scotland) Act in relation to the grant of permission for the proposed development: As detailed above, an appropriate form of legal agreement/mechanism would be required to secure financial contributions for education provision at St Benedict's High School, Gryffe High School and Houston Primary School and the provision, on site, of 25 affordable homes. Conclusion In view of the above, it is considered that the proposal accords with the relevant provisions of the Development Plan. There are no other material considerations. Planning permission should therefore be granted subject to conditions and an appropriate form of legal agreement to secure planning obligations. Recommendation Grant subject to conditions and an appropriate legal agreement to secure planning obligations. 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. No development shall commence on site until written approval of: (a) a Site Investigation report (characterising the nature and extent of any soil, water, and gas contamination within the site); and, if remedial works are recommended therein (b) a Remediation Strategy and Implementation Plan identifying the proposed methods for implementing all remedial recommendations contained within the site investigation report all prepared in accordance with current authoritative technical guidance, have been submitted to and approved in writing by Renfrewshire Council as Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. 2. That prior to the occupation of any residential unit on the site: (a) a Verification Report confirming completion of the works specified within the approved Remediation Strategy and Implementation Plan; or (b) where remediation works are not required but soils are to be imported to site, a Verification Report confirming imported materials are suitable for use shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. Verification Reports shall not be submitted on a phased basis unless first agreed in writing with the Planning Authority. Reason: To demonstrate that works required to make the site suitable for use have been completed.
Page 22
3. That, prior to the erection of any of the dwellinghouses hereby approved, a detailed schedule of the proposed external finishes for each of the dwellinghouses together with a plan and schedule of the surface treatments to be used on the roads and footpaths within the site shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, the houses, roads and footpaths shall be constructed only in accordance with such details as may be approved to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interest of the amenity of the area. 4. Notwithstanding the stamped approved plans, prior to the commencement of the development, details of all boundary treatments to be erected shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, all boundary fences and walls as may be approved relating to or adjacent to each plot shall be erected prior to the occupation of the dwelling within that plot to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interest of the amenity of the area. 5. Notwithstanding the stamped approved plans, no development shall take place until there has been submitted to and approved in writing by Renfrewshire Council as Planning Authority a final scheme of landscaping, which shall include details of species, planting densities, soil treatment and aftercare. Reason: In the interest of the amenity of the area and to reflect the requirements of the Ecological Assessment Report. 6. That all planting, seeding or turfing comprised in the approved details of landscaping approved under the terms of condition 5 above shall be carried out in the first planting season and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner; and any trees or plants which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless Renfrewshire Council as Planning Authority gives written consent to any variation. Reason: In the interest of the amenity of the area. 7. Prior to the development commencing, the applicant shall secure the implementation of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the Planning Authority. Thereafter, the applicant shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of the Planning Authority. Reason: To ensure that any archaeological remains which may be disturbed can be identified, excavated, and recorded. 8. That prior to the commencement of development, the applicant shall submit for the written approval of Renfrewshire Council as Planning Authority, full details of the mitigatory measures to be implemented at the site along with a timetable for the works as contained within the Ecological Assessment Report (March 2025). During the course of the development, details demonstrating the implementation of the recommendations in each report shall be submitted for the written approval of Renfrewshire Council as Planning Authority.
Page 23
Response: To ensure flora, fauna and biodiversity is protected and enhanced. 9. That prior to the commencement of development, details of phasing for off-site infrastructure works/footways/crossings shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, the development shall be implemented only in accordance with such phasing as may be agreed with Renfrewshire Council as Planning Authority, unless otherwise agreed in writing. Reason: In the interest of the amenity of the area. 10. That prior to the commencement of development hereby approved, the applicant shall submit for the written approval of Renfrewshire Council as Planning Authority; ▪ Final details of the ramped path, including steps, local narrowing and alignment with existing path from Barochan Road/Main Street into the site; ▪ Details of swept path analysis to determine and confirm carriageway widths internally and widths on Main Street leading up towards the War Memorial; ▪ Details of a minimum of 2 metre footways between property frontages within the site, including on the opposite side of the carriageway where appropriate and along key desire lines; ▪ Details of a landscaping plan to assist in maintaining exit speeds along Barochan Road and lowering traffic speeds entering from the north. This will include a tabletop gateway and avenue tree planting on both sides of the corridor from Killalan Road to Old School House Lane; ▪ Details of surface materials reflective of the location adjacent the conservation area and of the Fleming Road development and which accord with the Houston Community Led Active Travel Plan. Thereafter, all details and improvements as may be approved, shall be implemented fully in accordance with the phasing plan for which the permission of the Planning Authority has been obtained under the terms of conditions 9 above. Reason: In the interests of pedestrian and traffic safety. 11. That prior to the commencement of development, the applicant shall submit for the written approval of Renfrewshire Council as Planning Authority, an Arboricultural Method Statement, and long-term Tree/Woodland Management & Maintenance Plan(s) for the site. For the avoidance of doubt, the Arboricultural Method Statement shall contain details on how retained trees will be protected on site through the construction phase and future use of the site and the Tree/Woodland Management & Maintenance Plan(s) shall contain details on the monitoring of growth and condition of all newly planted trees. Reason: To ensure that works are undertaken to a satisfactory standard in the interests of natural heritage. 12. That prior to the commencement of development, the applicant shall submit for the written approval of Renfrewshire Council as Planning Authority, A Low Carbon Energy Implementation Plan which will include the final details of energy efficiency measures to be implemented at the site as well as consideration of Electric Vehicle Charging Points. Thereafter, the development shall be implemented only in accordance with the plan as agreed with Renfrewshire Council as Planning Authority, unless otherwise agreed in writing. Reason: To promote and implement low carbon measures at the site.
Page 24
13 That prior to the commencement of development, the applicant shall submit for the written approval of Renfrewshire Council as Planning Authority, A Construction Environmental Management Plan (CEMP) and Ecological Management Plan (EMP) which will outline all mitigatory measures and activities, timescale and phasing, details of implementation of the mitigatory measures as well as post-construction monitoring. The measures set out within the approved CEMP and EMP shall thereafter be implemented on site during the construction phase. Reason: To ensure the requirement of the Construction Environmental Management Plan and other environmental protection measures are implemented and that the development’s construction is managed in a way that minimises adverse effects upon the environment. 14. That prior to the commencement of any development works on site, the developer shall provide for the written approval of the Planning Authority full details of a Locally Equipped Play Area (LEAP) to be provided in the designated area of open space at the western half of the development. Thereafter, prior to occupation of the final residential unit, the developer shall install and complete for use, the provision of the LEAP area in accordance with the detail finally approved. Maintenance of the play area finally approved, shall be in accordance with the factor scheme to be developed between the applicant and the factor. Reason: In the interests of residential amenity. 15. That the development herby approved shall be carried out in accordance with the approved Flood Risk Assessment and Drainage Strategy by Dougall Baillie Associates dated May 2025, and November 2024, submitted in support of the application. The drainage measures shall be implemented, maintained, and retained thereafter in perpetuity in accordance with the approved details. Reason: To ensure the development is served by an appropriate drainage system and to minimise the risk of flooding in accordance with the requirements of the development plan. Schedule of Plans Drawing Number Revision Drawing/Document Title Stamped Drawing HO-SL0P4- 006 Location Plan HO-SL0P4-01 W Site Layout HO-SL0P4-003 F Sales Area Layout HO-SL0P4-004 D Route of Build HO-SL0P4-007 G Fencing Layout 24075-SK-16 Upgrade Works Overall Plan
Page 25
24075-SK-17 Barochan Road footpath link and upgrade works 24075-SK-26 Southern footway and remote footpath proposals 24075-100-103 Site Levels 24075-500-100 Drainage layout sheet 1 of 2 24075-500-101 Drainage layout sheet 2 of 2 24075-SK-21 Cut off drain overland flow route 51-134-01 E Landscape Proposals 51-134-02 E Landscape proposals 2 of 9 51-134-03 E Landscape proposals 3 of 9 51-134-04 E Landscape proposals 4 of 9 51-134-05 E Landscape proposals 5 of 9 51-134-06 E Landscape proposals 6 of 9 51-134-07 E Landscape proposals 7 of 9 51-134-08 E Landscape proposals 8 of 9 51-134-09 E Landscape proposals 9 of 9 HO-SL0P4-004 B Play Area Layout S555-P6 A Layford- Planning -Stone OPP S555-P5 A Layford- Planning -Stone AS S557-P4 Layford- Planning-Floor Plans OPP S557-P1 Layford- Planning-Floor Plans AS S557-P8 Layford Elevation Stone OPP S555-P7 A Layford Elevation Stone AS 24SA21-P6 Edenmont 2 Bed Stone OPP
Page 26
24SA21-P5 Edenmont 2 Bed Stone AS 2018/GAR 04 D Double Garage S462-P4 Denwood floor plan OPP S462-P1 Denwood floor plan AS S462-P8 A Denwood elevations OPP S462-P7 A Denwood elevations AS S560-P2 Danford floor plan OPP S560-P1 Danford floor plan AS S560-P8 A Danford elevations stone OPP S560-P7 A Danford elevations stone AS ABE/2018/Planning/01 Crossford floor plans OPP ABE/2018/Planning/01 Crossford floor plans AS ABE/2018/Planning/01 Crossford elevations OPP ABE/2018/Planning/03 Crossford elevations AS S556-P4 Bradford floor plans OPP S556-P1 Bradford floor plans AS S556-P8 A Bradford elevations stone OPP S556-P7 A Bradford floor elevations sone AS S461-P6 A Boswood stone plans & elevations OPP S461-P5 A Boswood stone plans & elevations AS S561-P5 Bedford floor plans OPP S561-P1 Bedford floor plans AS S561-P8 A Bedford elevations stone OPP
Page 27
S561-P4 A Bedford elevations stone AS 24SA30-P6 Ashton 3 bed Terrace stone OPP 24SA30-P5 Ashton 3 bed Terrace stone AS S471-P6 A Archerwood stone OPP S471-P5 A Archerwood stone AS S551-P4 Alford floor plans OPP S551-P1 Alford floor plans AS S551-P8 A Alford elevations stone OPP S551-P7 A Alford elevations stone AS HA.2P.1B.COT Planning 01 Cottage flats 1 bed-plans & elev. Supporting Document Barochan Road Factoring Statement Barochan Road Energy Statement Barochan Road Archaeology Report Barochan Road Noise Impact Assessment Barochan Road Landscape and Visual Impact assessment Planning Statement 27th March 2025 Barochan Road Visualisation Sheet Transport Assessment by Dougal Baillie Associates June 2025 Technical Heritage Note by Loraine King, June 2025 Flood Risk Assessment by Dougal Baillie Associates May 2025
Page 28
Design and Access Statement June 2025 Ecological Assessment Statement by Envirocentre, June 2025 Drainage Strategy Report by Dougal Baillie Associates dated November 2024 Arboricultural Report by Envirocentre dated June 2025 For further information please contact Clare Murray, Development Standards Team, Email: clare.murray@renfrewshire.gov.uk