D - 25-0232-PP Middleton Road Solar Farm
Renfrewshire Council · 26 August 2025
Back to Planning and Climate Change Policy Board — 26 August 2025 and its agenda
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Planning and Climate Change Policy Board: 26 August 2025 Report by Chief Planning Officer Reference No 25/0232/PP Application Type Planning Permission (Major) Proposal Installation of a ground-mounted solar array and associated infrastructure Location Land at Middleton Farm, Middleton Road, Linwood, PA3 3AG Ward 10 – Houston, Crosslee and Linwood Community Council Linwood Community Council Applicant Bluestone Energy Ltd Recommendation Grant subject to conditions All plans, reports, documents, and representations relating to this application can be viewed in full online at https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=documents&keyVal=STTQDQMWH2R00 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 falls within the major category of development as defined in The Town and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009 as the output capacity of the development is more than 20MW. Proposal This application seeks planning permission for the installation of a ground mounted solar array and associated infrastructure on flat agricultural land at Middleton Road, Linwood. The application site boundary extends to approximately 62 hectares in total. It is bisected by Middleton Road, with approximately three quarters of the site to the northwest of Middleton Road and one quarter of the site to the southeast of Middleton Road. Middleton Road is identified in the Local Development Plan (LDP) as a core path. The solar array would be located on the land to the northwest of Middleton Road. The array would comprise of 72,202 panels, with an output capacity of 40MW. The panels are mounted on metal frames which are pile driven into the ground. The maximum height of the panels is 2.96 metres above ground level. The associated infrastructure includes 20 inverter and transformer stations which are distributed across the solar array. These are housed in shipping containers which measure 12.2 metres in length by 2.4 metres in width by 2.7 metres in height. Two 33kv substations, an auxiliary transformer and a maintenance, storage and welfare building are located in the southwest corner of the array. The substations are housed within a switchroom building which measures 13 metres in length by 4 metres in width by 3.4 metres in height. The auxiliary transformer is 1.8 metres in length, by 1.1 metres in width, by 1.75 metres in height. The maintenance, storage and welfare building also comprises of a shipping container with the same dimensions as the inverter and transformer housing. Proposed boundary treatment comprises of 2.4-metre-high wire mesh fencing. CCTV columns are proposed at various locations as identified on the proposed site plan. The
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columns are 4 metres in height. The solar array is accessed via two existing field accesses on Middleton Road. Access tracks will be constructed with recycled aggregate. A proposed landscape strategy has also been submitted which includes native hedgerow mix planting, a wetland meadow mix which will be planted underneath the solar panels, and proposed tree planting. The land to the southeast of Middleton Road will be used as a sacrificial high value foraging habitat for Whooper Swans. This includes retention of patches of long vegetation and spreading of grain periodically through the wintering season to ensure a constant supply of feed. The application site boundary also includes a proposed cable route with would connect the solar array to Elderslie substation which is located on Linwood Road which is approximately. 2km to the southeast. The proposed cable route is along Middleton Road, Moss Road, Bridge Street and Linwood Road. The applicant advises that the route is indicative at planning stage and would likely be implemented and fulfilled separately (outwith the scope of the application) by a statutory undertaker such as Scottish Power Energy Networks. Site Description The application site is located on flat agricultural land to the northeast of Linwood. It is bound by the Black Cart water to the south, Moss Road to the west, a tree belt and former landfill site to the north, and agricultural land to the east. Neighbouring land uses include Linwood Recycling Centre which is immediately adjacent to the southwest corner of the solar array, Riverbrae School and neighbouring residential properties on Middleton Road to the southwest of the site. It should be noted that planning permission for a solar development has been approved at the Scottish Water Wastewater Treatment Works on Middleton Road to the southwest of the recycling centre under planning application reference 24/0248/PP. There are existing trees and vegetation along the western boundary between the site and Moss Road, the northern boundary between the site and the former landfill, and the southern boundary between the site and Middleton Road. Pre-Application Consultation with Officers The Scottish Government strongly encourages constructive pre-application discussions between prospective applicants and the planning authority. Pre-application discussions seek to identify key planning considerations at an early stage and help inform what supporting information is required to support a subsequent application. No pre-application discussions have been undertaken. Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: The number of replacement trees has been increased from two to ten to compensate for the removal of seven trees to accommodate the development. Site History
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Application Number: 24/0930/PAN Description: Installation of a 49MW ground mounted solar photovoltaic array development Decision: Accepted Application Number: 24/0007/EA Description: Request for screening opinion as to the requirement for an Environmental Impact Assessment relating to the installation of a 49MW ground mounted solar photovoltaic array development. Decision: Environmental Assessment not Required. Consultations ▪ Glasgow Airport Safeguarding – No objection subject to conditions relating to bird hazard management and the implementation of the development. ▪ Environment, Housing & Infrastructure (Env. Protection) – Have reviewed application and have no comments to make. ▪ National Air Traffic Services (NATS) – No objection. ▪ Chief Executive's Service (Roads Development) – No objection. Comments made in respect of the proposed cable connection route and potential off-site enhancement and environmental improvement works. ▪ Scottish Power Networks (Transmission Sites) – No objection. ▪ Scottish Power Networks (Distribution Sites) – No comment. ▪ West Of Scotland Archaeology Service (WoSAS) - No objection subject to condition relating to the implementation of a programme of archaeological works. ▪ Scottish Environmental protection Agency (SEPA) - Below threshold for consultation. Please refer to standing advice. ▪ Scottish Gas Networks (SGN) – No objection. ▪ Health and Safety Executive (HSE) - Does Not Cross Any Consultation Zones. ▪ NatureScot – No objections subject to conditions. ▪ Transport Scotland - No objection subject to condition relating to implementation of landscaping. ▪ Scottish Water – No objection. ▪ The Mining Remediation Authority (Formerly The Coal Authority) – No objection. An Advisory note is required with regard to coal mining features at shallow depth. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: ▪ Object - 2 ▪ Support - 0 ▪ Neutral – 0
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The points raised in the letters of representation can be summarised as follows: 1 – Potential impact on existing farm access and access to adjoining fields, common field drainage. 2 – Potential impact on sewage main and requirement for areas either side to be able to work on if the main bursts. 3 – The access road maintained by Blackstoun Farm according to usage. 4 – Filed drainage pipes do not appear to have been considered. 5 – Loss of good quality agricultural 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 crisis ▪ 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 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 I1 - Connecting Places ▪ Policy I3 - Flooding and Drainage ▪ Policy I4 - Renewable and Low Carbon Energy Developments Full details relating to the policies of the LDP can be found online. New Development Supplementary Guidance ▪ Delivering the Environment Strategy – Green Belt Development Criteria, Natural Heritage, Built and Cultural heritage, The water Environment and Soils ▪ Delivering the Infrastructure Strategy – Connecting Places, Flooding and Drainage and Renewable and Low carbon Energy Developments Other relevant policies and guidance ▪ Planning Advice Note – Solar Farm developments in Renfrewshire Submitted Reports and Assessments
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▪ Planning Statement (Cogeo version 1.0 dated 03/2025) – Provides an outline of the development and a description of the site and the development specification. The need for the development is also outlined, and a review of the proposal against the development plan is also undertaken. Finally, the statement focuses on key aspects of the proposal and potential impacts associated with the following matters: ▪ Landscape and Visual Assessment - The assessment notes that the landscape character type is Agricultural Plain however this has been influenced by neighbouring built environments and transport routes. Within 5km of the site there are no international, national or locally recognised landscape designations. While the development would result in the introduction of low-profile solar panels and ancillary infrastructure, it is not considered to be out of place or at odds with the scale of the landscape. The magnitude of the effect is considered to be low, and the significance of the effect is considered to be minor. Visualisations have also been produced to illustrate views of the development from two locations, Blackstone Road and Moss Road. From Blackstone Road the significance of the effect on landscape is considered minor, and from Moss Road it is considered Moderate to Minor. From both viewpoints the visual impact of the development will be mitigated over time by hedgerow planting. The cumulative impact of the development and other consented and proposed solar developments within 5km is also assessed. Due to the low lying nature of solar developments and the intervening landcover and separation distances, it is not considered that the cumulative impact will be significant. ▪ Heritage Impact Assessment – A number of heritage assets are noted within 5km radius of the site. However, it is not considered that the development will detrimentally affect heritage assets or their settings to a degree that would be classed as significant. ▪ Ecology – Summarises the findings of the Preliminary Ecological Appraisal, Wintering Birds Survey, habitats Regulations Appraisal and Tree Survey. ▪ Glint and Glare – Potential glint and glare impact is considered with respect to aviation receptors, roadway receptors and static receptors. Planting is proposed to mitigate the impact of glare on residential properties at Semple Place. Intervening screening and new planting will also reduce the impact of glare on the trunk and local road network. Aviation receptors at Glasgow Airport are not predicted to be impacted by the solar array. ▪ Drainage – Summarises the findings of the Flood Risk Assessment and SUDS Report. ▪ Noise – Predicted specific noise levels generated by the operational solar array are below the ambient background sound baseline, and predicted operational noise will not constitute a significant adverse impact on identified neighbouring sensitive receptors. ▪ Emissions – Operationally the site does not require external lighting. Pole mounted security cameras will be infra-red. There will be no significant volumes of waste. ▪ Soils – The land is within classes 3.2 and 5.3 on the National Soil Map of Scotland and is not classed as prime quality agricultural land. A Coal Mining Risk Assessment has been undertaken, and the layout has been designed to ensure that ancillary infrastructure is located outwith the mining shaft areas. ▪ Access and Transport – A proposed access out and site access arrangements are set out. There are two site access points off Middleton Road which have been selected as
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they are existing field access points. It is not anticipated that the development wilk generate significant volume of additional traffic. Anticipated construction vehicle traffic is summarised, and once operational there are very low numbers of vehicle movements required. ▪ Decommissioning – Decommissioning will follow a reversed construction process. There are likely to be les vehicles than associated with the construction phase, and it will occur over a shorter timeframe. ▪ Shadow Habitat Regulations Assessment (EP Ecology revision 02 dated 29th July 2024) – The application site currently holds poor value as foraging habitat for whooper swans as it is primarily use for turf production. The proposed mitigation measures include creating new, good quality foraging habitat for whooper swans. On this basis the proposals are predicted to cause no likely significant negative effects to any internationally designated sites. ▪ Tree Survey and Arboricultural Constraints Assessment (Hinshelwood Arboricultural Consultants dated January 2024) – The assessment states that due to the intensive agricultural use of the site, tree and woodland cover is only supported in the field margins and boundaries. The principal Arboricultural features are linear woodland belts on the north side of Middleton Road. Five trees are recommended for removal as they pose serious concerns relating to decay, structure and crown decline. A further two trees will be felled to accommodate the development. ▪ Flood Risk Assessment and SUDS Report (Nimbus ref C3449-R1-REV-B dated March 2025) – A small part of the site is at risk from pluvial and fluvial flooding. The solar panels are raised above ground level and will not increase flood risk at the site or elsewhere. Solar arrays are not considered to increase surface water run off is vegetation is maintained underneath them. Therefore, no suds measures are proposed for the solar array. However, a SUDs detention basin is proposed to manage run off from the two substations. ▪ Pre-application Consultation Report (Cogeo version 1.0 dated 03/2025) – Provides feedback from the community consultation which included two public events at Tweedie Hall. ▪ Preliminary Ecological Appraisal Report (EP Ecology revision 02 dated 2nd November 2023) – The appraisal notes that several designated sites may be indirectly affected by the proposed works, and habitat Regulations Appraisal would be required. Limited signs of protected species were found over the course of the survey however existing habitat (particularly the field margins) is expected to be of high value for bats, birds, and badgers. Recommendations are made with regard to further survey work, biodiversity enhancement and management of invasive species. ▪ Wintering Bird Survey Report (EP Ecology revision 02 dated 29th July 2024) – A wintering bird survey was completed from November 2023 to May 2024. A desk-based study was undertaken in June 2024. Seventy-three species of bird were recorded during the desk study, and twenty five during the bird survey. This includes a small number of whooper swans, however most were observed on or near the Black Cart with only one instance of whooper swans near the site itself. 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
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grant of planning permission) and Regulation 33 (Directions requiring consideration of condition) of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, or under Regulation 50 (that development is EIA development) of The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. None. Planning Assessment Section 25 of the Town and Country Planning (Scotland) Act requires decisions on planning applications to be made in accordance with the development plan unless material considerations indicate otherwise. The Development Plan comprises the National Planning Framework 4 (2023) (NPF4) and the adopted Renfrewshire Local Development Plan (2021) (LDP). The application site is located within the green belt. Policy ENV1 of the Local Development Plan (LDP) states that development within the green belt will only be considered acceptable where it can be demonstrated that it is compatible with the provisions of the new development supplementary guidance. The guidance sets out development that is acceptable within the green belt in principle. This includes renewable energy developments. Policy 8 of National Planning Framework 4 (NPF4) also states that renewable energy developments will be supported within areas identified as green belt within the LDP. The development is also considered to comply with policies 1 and 2 of NPF4 relating to climate mitigation and tackling the climate crisis given the nature of the development proposed. While the development complies with policy ENV1 of the LDP and 8 of NPF4 in principle, it must thereafter be assessed against the new development supplementary guidance green belt development criteria, and the detailed assessment criteria within policy 8. With respect to the new development supplementary guidance green belt development criteria, there is no loss of prime quality agricultural land. With regard to the Macaulay land capability classification the site is mostly within category 3.2 which is land capable of average production, and 5.3 which is land capable of use as improved grassland. NPF4 defines prime quality agricultural land as that identified within Class 1, 2 or 3.1. The LDP does not identify the site as being of cultural or local importance. There is no impact on wild land. The solar array will be accessed from two existing field gates on the northern side of Middleton Road. The applicant has committed to a pre and post construction survey of Middleton Road to ensure that any damage identified as a result of the construction works is remedied and made good. There are no upgrades being proposed to the existing access infrastructure which is considered suitable to accommodate the development. Within the solar array the existing access roads will be complemented by a network of proposed access tracks which are primarily located adjacent to the site boundaries. These tracks are formed from recycled aggregate and compacted type 1 material. The access infrastructure required to serve the development can be accommodated sensitively and without significant impact on the existing road network or on visual amenity.
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The proposed development includes a cable connection to the Elderslie substation which is approximately. 2km to the southeast of the solar array. This will be a buried cable connection running along the local and crossing the trunk road network at Linclive interchange on the A737. The applicant has advised that the cable route is indicative and may be subject to change. It is also likely that the cable route would be implemented by a statutory undertaker. However, notwithstanding this the implementation of the cable connection will require appropriate traffic management, and may be implemented by a private operator or as a private wire connection to another end user. As such it is considered neccesary to recommend a condition requiring a separate CTMP to be submitted which specifically relates to the implementation of the cable connection. It is also noted that separate road opening permits would be required from the Roads Authority. The Chief Executive's Service (Roads Development) has offered no objections to the development. Comments have been made regarding the implementation of the cable connection and the suitability of the proposed cable route. However, due weight is given to the fact that the inclusion of the cable route at this stage is purely indicative, with the applicants advising in their supporting information that its fulfilment is likely to be undertaken separately by a statutory undertaker. On balance, it is considered that in so far as its implementation relates to this application and the planning process, the Roads Development considerations can be covered via an appropriately worded planning condition as above. Roads Development have also proposed a suite of local off-site enhancements and environmental improvements to Moss Road which bounds the application site to the west. These primarily relate to potential enhancements to Moss Road that are associated with wider Council and strategic/regional proposals to create a key active travel route which runs from Linwood to the Erskine Bridge via Bishopton. Whilst not fundamental to the development, the applicants have been receptive to these requests and have engaged positively to delivering at least some of these localised off-site enhancements and environmental improvements as part of this application, namely provision of a gate and turning head on Moss Road at the access to Moss Cottage, and a pre and post construction survey for Middleton Road. In turn, an appropriately worded planning condition is proposed to both consider and manage the implementation of potential local off-site enhancements. It is not anticipated that the development would have a significant effect on public water supply and water courses from pollution risk given the operational nature of the development. Pollution control during the construction phase can be requested as part of a Construction Environmental Management Plan (CEMP). It is noted that Middleton Road is designated as a core path. There are also existing access tracks within the development site which are publicly accessible. The development will not have a significant impact on these routes. The site plan indicates that boundary fencing will be set back from the tracks and will not block or hinder access to them. With regard to traffic generation, it is noted that during the operational phase additional trips to and from the development will be low. Traffic associated with the construction phase will be managed via a Construction Traffic Management Plan (CTMP). The associated planning condition will require the CTMP to take cognisance of the core path and other public routes to reduce conflict between construction vehicles and people using the core path. There is no requirement to incorporate links into the green network or active travel routes as part of the development, and the development will not have a significant impact on existing routes as noted above. With regard to impact on landscape character, the conclusions set out within the Landscape and Visual Assessment undertaken by the applicant are noted. The application site comprises of flat agricultural land. However, it benefits from existing areas of woodland
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which provide screening, most notably the linear woodland belts on the northern side of Middleton Road as noted in the Tree Survey and Arboricultural Constraints Assessment. There is also existing woodland and other screening in the southwest corner of the site adjacent to the recycling centre, along the eastern edge of Moss Road, and along the northern edge of the site adjacent to the former landfill site. While the site does not benefit from any existing screening along the northeastern and eastern boundaries, there are few sensitive receptors or vantage points where the development would be visible from this direction. As noted in the accompanying Landscape and Visual Assessment, the low-lying nature of the solar arrays mean they will not be overly prominent from features within the landscape. The visual impact can also be mitigated further by additional boundary landscaping. The existing screening will be complimented by new planting which forms part of a landscape strategy for the site. This includes new hedgerow planting on the western, eastern and northern boundaries, and new tree planting to complement and reinforce the existing screening. Tree protection measures will also be put in place to ensure the existing trees which bound the site are protected during the construction phase. On balance the existing woodland coupled with the implementation of a landscape strategy will suitably mitigate the visual impact of the development and ensure the impact on landscape character is acceptable. There is no requirement to incorporate access to open space as part of a development of this nature. Seven trees will be removed as part of the development. However, the integrity of traditional field enclosures and existing landscape features, and woodlands will be safeguarded. As noted above, tree protection measures will be put in place to ensure trees are protected during the construction phase. Additional tree planting will be undertaken to replace those trees which are removed, with ten new trees proposed as part of the landscape strategy. The ancillary elements of the solar array are primarily grouped in the southwest corner of the site next to the recycling centre. This area benefits from existing screening via the linear woodland on the north side of Middleton Road. The inverter and transformer substations are scattered throughout the layout. However, the scale of these components is not considered to be significant with regard to visual impact. The applicant has confirmed that these ancillary elements will be finished in RAL 6011 (Reseda Green). A condition can be applied to safeguard this. As noted above, there is an existing access track through the development site linking Middleton Road with Moss Road. This track will be retained, and as such it splits the solar array into three distinct pods. Access along the existing track will be maintained in this regard. With regard to boundary treatment, the applicant has confirmed that the site will be bound in a 2.3-metre-high deer stock style fence. This is an appropriate boundary treatment given the location of the site. It is noted that on some boundaries it would be desirable to provide immediate screening via the boundary treatment while the landscape screening matures. This would be particularly relevant for the southwest boundary which is visible from Semple Place and Spiers Place. To provide immediate screening the deer stock fence could incorporate green privacy netting, and this matter can be managed via a condition.
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There are no identified nature conservation designations within the application site boundary. The Preliminary Ecological Appraisal (PEA) notes that there were limited signs of protected species found over the course of the survey however existing habitat (particularly the field margins) is expected to be of high value. As the majority of the site is agricultural land it will be of relatively low ecological and biodiversity value. The ecological and biodiversity value of the land will be enhanced through the landscape strategy which proposes a wet meadow grassland mix planted underneath the panels. Measures are also in place to retain and enhance the high value field margins, and this includes planting of new hedgerows. The landscape strategy also proposes the installation of insect hotels, hibernacula, and bird boxes in accordance with the recommendations set out within the PEA. A condition can be applied to ensure the development progress in accordance with the requirements and recommendations set out within the PEA. With regard to European Sites, a Habitats Regulations Appraisal (HRA) and Appropriate Assessment (AA) have been undertaken, and mitigation in the form of a planning condition is required to ensure the qualifying interests if the Black Cart SPA are protected. The condition would restrict construction works to the summer months. If winter working were to be required an Ecological Clerk of Works would require to be appointed to oversee the works and ensure the qualifying interests of the SPA are protected. Additionally, an area of at least 13.5 hectares of sacrificial foraging crops should be planted in line with the timings and methods set out in the HRA. The consultation response from NatureScot aligns with the above, and they have recommended an appropriately worded planning condition. In view of the above assessment, the development will not have a significant detrimental effect on identified nature conservation interests including species and habitats providing the conditions as noted above with regard to the CEMP and the implementation of all requirements and recommendations within the PEA are applied. The development does not involve the conversion of any buildings. In view of the above assessment, it is considered that the development complies with the green belt development criteria. The criteria set out within Policy 8 of NPF4 which have not already been discussed above, are as follows. The green belt location is required in this instance given the nature and scale of the development. There will not be any significant long-term impact on the environmental quality of the green belt, and the purpose of the green belt at this location will not be undermined. It should be noted at this stage that the applicant is seeking a 40-year time period for the consent 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.
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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 recommendations from the West of Scotland Archaeology Society regarding the requirement for an archaeological watching brief are noted. This can be managed via an appropriately worded planning condition. Matters relating to surface water are addressed in the Flood Risk Assessment and SUDS Report. In this regard it is noted that solar panels are not considered to increase surface water run off if vegetation is maintained underneath them as is the case in this instance. An attenuation basin is proposed to manage surface water run-off from the transformers located in the southwest corner of the site. With regard to amenity of neighbouring residential receptors, the Environmental Protection Team have not made any comment on the development. Visual impact can be mitigated by landscape planting, boundary treatments and the appearance of the component infrastructure as noted above. Glint and glare impact on neighbouring residential properties has also been considered, and additional planting will mitigate potential impact on properties at Semple Place and Spiers Place. While properties at the western end of Middleton Road are closer to the application site, the development is screened from view by an existing area of woodland adjacent to the recycling centre. Middleton Farm is located within the area of the site which is proposed for sacrificial crops, and the solar array will be screened from view by the linear woodland belts along the northern side of Middleton Road. Riverbrae School and the properties at Napier Crescent are screened from the development by the recycling centre and the adjacent area of woodland. Blackstoun Farm, Candrens and the Old Schoolhouse are located to the east and northeast of the development. Given the separation distance and the orientation of these properties in relation to the solar array, it is not considered that amenity will be significantly impacted. It is noted above that the proposed landscape strategy includes hedgerow planting along the eastern boundary. It is considered that the amenity of neighbouring residential receptors will not be significantly impacted in this regard. With regard to potential impact on the road network from glint and glare, it is noted that Transport Scotland have offered no objection to the development subject to the implementation of the landscaping strategy. The development will not have a significant impact on the trunk road network in this regard. It is also considered that the landscape mitigation will ensure there is no significant impact on the local road network, and the conclusions within the applicants glint and glare assessment are also noted in this regard. A condition requiring the solar panels to be fitted with an anti-reflective coating and for the implementation of the landscape boundary treatment will be applied. It is acknowledged that it may take some time for the landscaping to mature to the point where it fully screens the development. On this basis a modification to the boundary fence (the installation of additional green privacy netting for example) can be considered to provide immediate screening of the site. This additional screening would remain in place until the boundary planting had matured.
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Matters relating to visual amenity and noise have been discussed above. There are no implications with regard to air quality, glare or shadow flicker. 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. Glasgow Airport Safeguarding and NATS have 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. 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 solar array has ceased. This includes the submission of decommissioning and restoration strategies, a time limit on the consent of 40 years, and 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. With regard to cumulative impact, it is noted that there are 4 other consented or proposed solar developments within a 5km radius of the site. These are the Glasgow Airport solar farm (consented under application 22/0746/PP), Inchinnan solar farm (consented under application 23/0431/PP) which are both located on the eastern side of the M8, Scottish Water solar farm (consented under application 24/0248/PP) which is located at the waste water pumping station on the southern side of Middleton Road, and Houston solar farm (pending decision under 23/0622/EB) located at the northern end of Moss Road. It is also noted that the Bridge of Weir Leather Works solar farm (consented under application 24/0139/PP) is also approximately. 5km to the west. While these developments are in relatively close proximity, the low-lying nature of solar farms coupled with the separation distances and intervening land uses, topography and vegetation ensure cumulative visual impact is not significant. The scale of the contribution towards renewable energy generation and carbon emission reduction is set out within the accompanying planning statement. The capacity of the solar array is 40MW, with a production value of 842 kilo watt hours per year and a carbon saving of 9675 tonnes of CO2 per annum and 387,0000 tonnes of CO2 over the project lifetime. It is also noted that potential enhancements to Moss Road have also been discussed with the applicants as noted above. While the application includes a cable connection to Elderslie substation, the planning statement advises that the developer is also investigating private wire connections to nearby buildings. It is recognised that technologies could come forward in the future that would allow for improved energy generation, and it is considered that this should be supported subject to the further assessment of any necessary development design changes needed to realise the improved generation capacities. This can be controlled by condition. The criteria set out within Policy 11 of NPF4 which have not already been discussed above, are as follows. It is not anticipated that there will be any detrimental impacts on telecommunications and broadcasting installations.
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The Tree Survey and Arboricultural Constraints Assessment specifies the removal of 7 trees. However, the landscape strategy provides for suitable compensation in the form of 10 new trees to be planted. These trees will reinforce the existing linear woodland buffers to the south of the site and provide additional screening in the northwest corner of the site. Matters relating to flooding are addressed in the Flood Risk Assessment and SUDS Report which notes that areas of the site are at risk of flooding. However, the SEPA flood risk maps indicate that the majority of the flood risk is within the area of the site allocated for the sacrificial crop, with only a small area of flood risk on the northern side of Middleton Road where the solar array is located. However, the solar development is considered to be compatible with the flood risk area given the nature of its construction, and it will not increase flood risk elsewhere as the panels are elevated above ground level. SEPA have advised that the development is below the threshold with which they would offer site specific advice. 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 also broadly demonstrates compliance with the other relevant development plan policies and the Planning Advice Note on Solar Farm developments 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 recommendations within the PEA with regard to biodiversity enhancements will form part of the landscaping condition. 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. With regard to Policy 6 of NPF4 and ENV2 of the LDP it is noted that seven trees are proposed for removal. Five of these will be removed on health and safety grounds given the condition of the trees, and two will be removed solely to accommodate the development. These are tree 413 and 414 which are of poor overall physiological and structural condition. As noted above, ten trees will be planted to compensate for the removal of the seven trees. Both the PEA and the tree survey note the importance of the existing woodland cover at the site, particularly the linear tree belts within the field margin along the northern side of Middleton Road. These trees are considered to be of high ecological value however they also screen the development and mitigate glint and glare. On this basis it is considered justifiable to implement a condition requiring the retention of these linear groups, and for no loping, topping or feeling to be undertaken without the prior written consent of the Planning Authority. This would also allow for the Planning Authority to manage replanting to ensure the ecological integrity and mitigatory function of the tree belts is retained. There are no above ground designated historic environment assets within or on the boundary of the site that would be impacted by the development. An archaeological watching brief will be required to ensure the potential for non-designated buried archaeological remains is investigated in line with the consultation response from the West of Scotland Archaeology Service. The development complies with policy 7 of NPF4 and ENV3 of the LDP. The advice note on solar farm development requests a road condition survey to ensure that any damage to the road network that can be attributed to the construction of the solar farm is remedied. As noted above, the developers have committed to a pre and post construction
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survey on Middleton Road. The methodology and associated implementation of this survey will be managed via n appropriately worded planning condition. Matters relating to potential impact from glint and glare on the transport network have been addressed. 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 additional landscape planting that will form part of the scheme will over time further improve the quality and environment of the area and ensure the development is suitably screened from external views. The development complies with Policy 14 of NPF4. The development is compatible with the flood risk associated with the site and will not increase flood risk elsewhere with regard to displacement of flood water or the management of surface water. The development complies with Policy 22 of NPF4 and I3 of the LDP. Policy 23 of NPF4 requires developments within the vicinity of major accident hazards to consider the risks and potential impacts. Consultation has been undertaken with Scottish Gas Networks (SGN) and the Health and Safety Executive (HSE) given the proximity of the development to a high-pressure gas pipeline. SGN and HSE have not objected to the development. Representations 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. 1 – Potential impact on existing farm access and access to adjoining fields. Matters relating to the accessibility of existing farm tracks have been discussed in the foregoing assessment. It is noted that a condition will be applied to ensure accessibility of the tracks is managed during the construction and operation of the development. 2 – Potential impact on sewage main and requirement for areas either side to be able to work on if the main bursts. The presence of the sewer main is shown on the proposed site plan, and the development is set back from the sewer. Ultimately it is the developer’s responsibility to ensure utilities and wayleaves are maintained. However, it is noted that Scottish water have been consulted on the application and have not raised any objections. 3 – The access road maintained by Blackstoun Farm according to usage. Maintenance of the private access road is a separate legal matter and not a material planning consideration. 4 – Filed drainage pipes do not appear to have been considered. This would be the responsibility of the developer to ensure the existing field drains are safeguarded, and this is not a material planning consideration. 5 – Loss of good quality agricultural land.
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Matters relating to the value of the agricultural land have been discussed in the foregoing assessment. 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 required. 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. Recommendation Grant subject to conditions. Reason(s) for Recommendation 1. The proposed development is compliant with the development plan subject to planning conditions and an appropriate agreement to secure appropriate funding for the decommissioning of the development and the restoration of the site. 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 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. Prior to the commencement of the development hereby approved, an outline decommissioning, site restoration and aftercare strategy shall be submitted to and 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.
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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. 4. 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: • Removal of any in-situ foundations including removal to a depth of at least 1 metre underground. • Removal of above ground infrastructure extending to Substations, PV panels and mountings, inverters/ inverter containers, fencing, lighting masts, internal tracks, equipment and hard standings. • Cable removal. • Provision of a 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 Planning Authority. • 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. 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. 5. That prior to the commencement of development on site, a financial guarantee to cover the costs of decommissioning, site restoration and aftercare, as required by conditions 3 and 4 of this consent, shall be submitted for the written approval of the Planning Authority. The acceptability of such financial guarantee shall be at the sole discretion of the Planning Authority. The financial guarantee must: (a) be granted in favour of the Planning Authority and shall be maintained in favour of the Planning Authority throughout the duration of this consent and until the completion of
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all decommissioning, site restoration and aftercare obligations as required by conditions 3 and 4 of this consent. (b) must be provided by an independent financial body with at least an A - rating who will be capable of fulfilling the obligations set out within the financial guarantee. (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 prior to energisation of the 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, the identity of whom has been agreed in writing by the Planning Authority prior to the review of the financial guarantee commencing. The review of the financial guarantee shall be submitted no later than three months prior to the expiry of the existing financial guarantee, for the written approval of the Planning Authority. Thereafter and at least 28 days prior to the expiry of the existing financial guarantee, the replacement financial guarantee in favour of and in terms acceptable to the Planning Authority and for the value advised by the review noted above, shall be submitted for the written approval of the Planning Authority. (e) come into effect on or before the energisation date and expire no earlier than 24 months after the end of the aftercare period. The development shall not be energised until both: • written approval of the Planning Authority has been given to the terms of such financial guarantee and; • the validly executed guarantee has been delivered to the Planning Authority. Reason: In the interests f amenity and in order to retain effective planning control 6. 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 5, 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. 7. 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 residential properties and nationally and locally designated sites, • waste management, pollution control, and mitigation to prevent pollution of ground, air and water courses,
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• 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. • measures to ensure that access is retained to all core paths and other tracks within and on the edge of the site, and to reduce conflict between construction vehicles and people using these paths, 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. 8. That prior to the installation of any solar panels, the developer shall first provide confirmation for the written approval of the Planning Authority of the make, modal, design, and power rating of the solar panels to be used, the incorporation of an anti- reflective coating on the surface of the panels, and evidence to confirm the overall maximum generation capacity (output) of the development. Only the approved solar panels shall thereafter be used in the development of the site. Any changes to the approved design or layout of the development shall require the prior written approval of the Planning Authority. Reason: To define the consent. 9. That no development shall take place within the development site until the developer has secured the implementation of a programme of archaeological works in accordance with a written scheme of investigation which has been submitted to, and approved in writing by, the Planning Authority in consultation with the West of Scotland Archaeology Service. Thereafter the developer 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 in agreement with the West of Scotland Archaeology Service. Reason: To ensure suitable investigations are undertaken in the interests of safeguarding archaeological heritage. 10. That the external walls of all buildings and ancillary infrastructure which forms part of the development hereby approved including (but not limited to) inverter and transformer stations, substations and maintenance and storage buildings shall be finished in RAL 6011Reseda Green unless otherwise agreed in writing with the Planning Authority. Reason: To ensure all buildings and ancillary infrastructure are finished in an appropriate colour in the interests of visual amenity.
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11. 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 all the site access points including geometry for the construction and post construction phase of the development. • Provision of sightlines at the access points. • The additional signage on both public roads where access will be taken to inform drivers of the construction vehicles. • Measures by which access along the Middleton Road core path and all other existing access routes within the development site shall be safeguarded pedestrians, cyclists and other road users including measures to manage any conflict with construction vehicles. • Details of proposed temporary site compound for storage of materials, machinery, and designated car parking. • A timetable for the construction phase including confirmation of site operating times on each day of the week. • Confirmation of the construction traffic route. 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. 12. That prior to the commencement of cabling works between the solar array development hereby approved and any location or premises to which energy from the solar array development will be transferred that are not undertaken by a Statutory Undertaker (as defined by Section 214 of The Town and Country Planning (Scotland) Act 1997), an additional Construction Traffic Management Plan (CTMP) will be submitted for the written approval of the Planning Authority. The additional CTMP will outline the alignment of the cable connection, the location of the proposed cable connection within the limits of the road and verge, the reinstatement of the road or verge including the surface finish, and shall specify any necessary traffic management measures required to install the cable connection. The cable connection shall thereafter be installed in accordance with the measures set out within the CTMP. Reason: To ensure traffic impacts are mitigated during the installation of the cable connection, and that the cable connection phase is undertaken safely. 13. That prior to the commencement of any works on site, the developer shall first submit for the written approval of the Planning Authority a strategy and associated measures to ensure that core path on Middleton Road and all other paths and existing rights of way within the application site remain open and useable during both the construction and
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operational phase of the development. The strategy shall thereafter be implemented on site during the construction and operational phases of the development, and retained thereafter for the life of the development. Reason: To ensure access to the core path network is retained. 14. That prior to the installation of any fencing, walls, gates or other forms of enclosure at the site, the developer shall first submit for the written approval of the Planning Authority and plan and specification showing the location and final design of the fencing, walls, gates or other forms of enclosure to be installed. This shall include provision for an enhanced boundary treatment, such as green privacy netting along the southwestern and northeastern boundaries of the site to ensure the development is screened while the associated landscaping matures. Only the approved fencing, walls, gates or other forms of enclosure within the plan and specification shall thereafter be installed at the site. Reason: To control the final location and design of all fencing, walls, gates or other forms of enclosure in the interests of visual amenity. 15. That the Landscape Proposal as detailed in approved drawing reference COG412/APP/027c titled ‘Appendix 5.9 Landscape Proposal’ (and any subsequent approved revisions to this drawing) shall be implemented on site prior to the energisation of the solar array hereby approved. The Landscape proposal shall thereafter be maintained in accordance with the Maintenance Schedule set out within the approved drawing for the life of the development. Reason: To ensure the development is effectively screened in the interests of landscape character and glint and glare. 16. That all trees located within the linear woodland belts on the southern boundary of the site as shown by areas 4 and 5 within the Tree Survey and Arboricultural Constraints Assessment by Hinshelwood Arboricultural Consultants dated January 24 shall be protected during the construction phase in accordance with the requirements if British Standard 5837:2012 Trees in Relation to Design, Demolition and Construction. The trees within these areas shall thereafter be retained for the life of the development, and shall not be topped, lopped, felled, or uprooted without the prior written consent of the Planning Authority. Any trees within these areas that are felled or uprooted shall be replaced by a tree of similar species within the next available planting season (October to march inclusive). Reason: To ensure the development is effectively screened in the interests of landscape character and glint and glare. 17. That all construction works shall take place out with the wintering period which is from October to April inclusive when whooper swans are likely to be feeding in the area around the Black Cart Special Protection Area. If construction works must unavoidably have to be undertaken during the wintering period, no work of any kind associated with the development shall take place while any whooper swans are feeding within 200m of the planned site works. The locations of whooper swans must be confirmed by a suitably qualified and empowered ecological clerk of works in order to ensure that any whooper swans are more than 200m from the planned site works before any work related to this proposal proceeds during the wintering period. The appointed Ecological Clerk of Works, the terms of their appointment, role and scope of work must be submitted for the written approval of the Planning Authority prior to any work being undertaken within the wintering period. Records shall be kept of all decisions to proceed or postpone made by the appointed Ecological Clerk of Works as well as the reasons for these decisions, and
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these records shall be provided to the Planning Authority and NatureScot on completion of all construction works. Reason: To safeguard the qualifying interest of the Black Cart Special Protection Area. 18. That following completion of the construction phase of the solar array hereby approved at least 13.5 hectares of sacrificial foraging crops for whooper swans shall be planted in accordance with the area and to the timings and methods set out within Appendix A Figure 3 and section 6.4 of the Shadow Habitat Regulations Assessment Revision 2 by EP Ecology dated 29th July 2024. The crop used shall be oil-seed rape (or where this is not possible, another appropriate species agreed in advance with NatureScot). The area of sacrificial crop shall be maintained as described in Appendix A Figure 3 and section 6.4 of the Shadow Habitat Regulations Assessment Revision 2 by EP Ecology dated 29th July 2024 throughout the operational lifetime of the development. Reason: To ensure the integrity and conservation objectives of the Black cart Special Protection Area are not undermined by the development. 19. That the drainage strategy detailed in the Flood Risk Assessment and SUDS Report by Nimbus ref C3449-R1-REV-B dated March 2025 shall be implemented on site prior to the energisation of the development, and throughout the operational lifetime of the development. Reason: To ensure surface water is managed sustainably. 20. That all mandatory requirements and recommendations as set out in sections 6 and 7 of the Preliminary Ecological Appraisal Report by EP Ecology revision 02 dated 2nd November 2023 shall be implemented on site during the construction phase and through the operational lifetime of the development as required. Reason: To ensure potential impacts on protected species are mitigated and measures to promote biodiversity are implemented. 21. Development shall not commence until a Bird Hazard Management Plan has been submitted to and approved in writing by the Planning Authority in consultation with Glasgow Airport. The submitted plan shall include details of: • management of the ground mounted solar panels which may be attractive to nesting, roosting and “loafing” birds. The management plan shall comply with Aerodrome Safeguarding Advice Note 3 – Wildlife Hazards around Airports • monitoring of any standing water within the site whether temporary or permanent • earthworks, soil stripping or excavation works during construction • maintenance of planted and landscaped areas including hedgerows. The Bird Hazard Management Plan shall be implemented as approved, on completion of the development and shall remain in force for the life of the development. No subsequent alterations to the plan are to take place unless first submitted to and approved in writing by the Planning Authority in consultation with Glasgow Airport.
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Reason: It is necessary to manage the development in order to minimise its attractiveness to birds which could endanger the safe movement of aircraft and the operation of Glasgow Airport. 22. The solar panels shall be constructed and thereafter maintained in compliance with the location, layout, orientation and tilt as detailed in approved plan reference SD-01 titled ‘Standard Drawing: Site Layout’ and the accompanying glint and glare assessment as detailed in Section 8 of the Planning Statement by Cogeo version 1.0 dated 03/2025. No subsequent alterations to the location, layout, orientation and tilt of the solar panels are to take place unless first submitted to and approved in writing by the Planning Authority in consultation with Glasgow Airport. Any proposed amendments to the location, layout, orientation and tilt of the solar panels shall be accompanied by a further glint and glare assessment against all aviation receptors to be submitted to the planning authority for written approval in consultation with Glasgow Airport prior to the amendments being implemented. Reason: To ensure the proposed development does not impact aviation safety by causing glint and glare. 23. That prior to the commencement of development on site, the developer shall submit for the written approval of the Planning Authority a strategy detailing the implementation of the off-site enhancement works including the design of a turning head and gateway on Moss Road at the access to Moss Cottage, and shall include consideration of other local off-site enhancement works including associated details for their implementation. The strategy shall also include a timetable for the implementation of off-site enhancement works. The approved strategy shall thereafter be implemented in accordance with the approved timetable and associated management and maintenance strategy. Reason: To secure off site works in the interests of enhancing accessibility and the environment. 24. That prior to the commencement of construction works on site, the developer shall submit for the written approval of the Planning Authority a specification detailing the pre and post construction road condition survey to be undertaken on Middleton Road, Linwood. The specification shall detail the survey scope and methodology, the timings of the survey, provision for selection of an alternative construction traffic route and notification to the Council of an alternative construction traffic route, provision for survey of the alternative construction traffic route, the methodology for identifying any extraordinary damage to the road (damage to the construction traffic route attributable to construction vehicles serving the development between the pre and post construction condition surveys but excluding fair wear and tear attributable to general vehicle use of the route over the same period) and the means by which any extraordinary damage will be repaired including timescales for completion of the works. The pre and post construction road condition survey shall thereafter be undertaken in accordance with the approved specification, and all extraordinary damage repaired to the satisfaction of the Planning Authority. Reason: To ensure any damage to the local road network arising from the construction of the development is repaired.
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Advisory Notes 1. The proposed development lies within an area that has been defined by the Mining Remediation Authority as containing coal mining features at surface or shallow depth. These features may include: mine entries (shafts and adits); shallow coal workings; geological features (fissures and break lines); mine gas and former surface mining sites. Although such features are seldom readily visible, they can often be present and problems can occur, particularly as a result of new development taking place. Any form of development over or within the influencing distance of a mine entry can be dangerous and raises significant land stability and public safety risks. As a general precautionary principle, the Mining Remediation Authority considers that the building over or within the influencing distance of a mine entry should be avoided. In exceptional circumstance where this is unavoidable, expert advice must be sought to ensure a suitable engineering design which takes account of all relevant safety and environmental risk factors, including mine gas and mine-water. Your attention is drawn to the Mining Remediation Authority Policy in relation to new development and mine entries available at: https://www.gov.uk/government/publications/building-on-or-within-the-influencing- distance-of-mine-entries Any intrusive activities which disturb or enter any coal seams, coal mine workings or coal mine entries (shafts and adits) requires a Mining Remediation Authority Permit. Such activities could include site investigation boreholes, excavations for foundations, piling activities, other ground works and any subsequent treatment of coal mine workings and coal mine entries for ground stability purposes. Application forms for Mining Remediation Authority permission and further guidance can be obtained from The Mining Remediation Authority’s website at: www.gov.uk/get-a- permit-to-deal-with-a-coal-mine-on-your-property What is a permit and how to get one? – https://www.gov.uk/government/publications/permit-process/permit-process In areas where shallow coal seams are present caution should be taken when carrying out any on site burning or heat focused activities. If any future development has the potential to encounter coal seams which require excavating, for example excavation of building foundations, service trenches, development platforms, earthworks, non-coal mineral operations, an Incidental Coal Agreement will be required. Further information regarding Incidental Coal Agreements can be found here - https://www.gov.uk/government/publications/incidental-coal-agreement/guidance- notes-for-applicants-for-incidental-coal-agreements If any coal mining features are unexpectedly encountered during development, this should be reported immediately to the Mining Remediation Authority on 0800 288 4242. Further information is available on the Mining Remediation Authority website at: https://www.gov.uk/government/organisations/mining-remediation-authority. 2. The applicant should be informed that the granting of planning consent does not carry with it the right to carry out works within the trunk road boundary and that permission must be granted by Transport Scotland Roads Directorate. Where any works are required on the trunk road, contact details are provided on Transport Scotland's response to the planning authority which is available on the Council's planning portal.
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Trunk Road modification works shall, in all respects, comply with the Design Manual for Roads and Bridges and the Specification for Highway Works published by HMSO. The developer shall issue a certificate to that effect, signed by the design organisation. Trunk Road modifications shall, in all respects, be designed and constructed to arrangements that comply with the Disability Discrimination Act: Good Practice Guide for Roads published by Transport Scotland. The developer shall provide written confirmation of this, signed by the design organisation. Any trunk road works will necessitate a Minute of Agreement with the Trunk Roads Authority prior to commencement. 3. Excavations, stockpiling of material, vehicles crossing over the route of the pipeline, changes in ground levels, drilling, piling and the siting of temporary structures, cabins and containers are all activities that can have a negative impact on the pipeline. This list is not exhaustive and SGN advice should be sought if in any doubt. Contact should be made with the local Pipeline Engineer Ryan Wilson (07901 515976) with regards to work commencing near the HP pipeline. 4. Given the nature of the proposed development it is possible that a crane may be required during its construction. We would, therefore, draw the applicant’s attention 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 and Other Construction Issues’ (available at http://www.aoa.org.uk/policy-safeguarding.htm Schedule of Plans Drawing Number Revision Drawing/Document Title Planning Statement (Cogeo version 1.0 dated 03/2025) Shadow Habitat Regulations Assessment (EP Ecology revision 02 dated 29th July 2024) Tree Survey and Arboricultural Constraints Assessment (Hinshelwood Arboricultural Consultants dated January 2024) Flood Risk Assessment and SUDS Report (Nimbus ref C3449-R1-REV-B dated March 2025) Pre-application Consultation Report (Cogeo version 1.0 dated 03/2025) Preliminary Ecological Appraisal Report (EP Ecology revision 02 dated 2nd November 2023) Wintering Bird Survey Report (EP Ecology revision 02 dated 29th July 2024) SD-11 01 Maintenance and Operation Container SD-04 01 Access Track SD-06 00 Cable Trench SD-09 01 Perimeter Fence SD-07 01 CCTV Camera and Post
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SD-01 1 of 2 03 Site Layout SD-01 2 of 2 03 Site Layout SD-01 03 Site Layout SD-03 01 PV Detail SD-08 01 Panel Design SD-02 01 Inverter and Transformer Station SD-05 01 Aux Transformer SD-10 01 33kV DNO/Customer Switchroom and Control Room SP-01 02 Site Location Plan For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk.