G - 25-0379-FUR - 57 High St
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 25/0379/FUR Application Type Further Application Proposal Section 42 application to vary condition 9 (Drainage Impact Assessment) to include Surface Water Strategy and to remove condition 10 (Surface Water Strategy) of planning permission 22/0236/PP Location 57 High Street, Paisley, PA1 2AN Ward 5 - Paisley East and Central Community Council Paisley West and Central Community Council Applicant Undefined c/o Tinto Architecture Recommendation Grant subject to conditions All plans, reports, documents and representations relating to this application can be viewed in full online at https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=SWLNHMMWIBH00 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 Chief Planning Officer has declined to exercise delegated powers in light of the planning history which relates to the parent planning application 22/0236/PP. Proposal This proposal is an application under Section 42 to vary condition 9 (Drainage Impact Assessment) to include Surface Water Strategy and to remove condition 10 (Surface Water Strategy) of planning permission 22/0236/PP. Planning permission was granted subject to conditions on 11 November 2022 for the erection of self-contained student accommodation with associated facilities, including demolition. Condition 9 states the following: That prior to the commencement of the development hereby approved, a Drainage Impact Assessment shall be submitted and approved by Renfrewshire Council as Planning Authority. The Drainage Impact Assessment shall accord with the 'Council's Drainage Assessment - Notes for Guidance'. Reason: To ensure adequate provision for drainage associated with the development. Condition 10 states the following: That prior to the commencement of the development hereby approved, confirmation shall be submitted in writing to Renfrewshire Council as Planning Authority and certified by a suitable qualified person that a scheme to treat the surface water arising from the site has been prepared in accordance with the principles and practices contained in "The SuDS Manual" (CIRIA report C753, published in November 2015). Thereafter, the certified scheme shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of Renfrewshire Council as Planning Authority.
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Reason: In the interests of securing a suitable SuDs scheme for the treatment of surface water runoff. The application requests that Condition 10 is deleted as the surface water scheme could be incorporated into condition 9 (drainage Impact Assessment) as one condition. To capture this, the revised condition would read as follows: - That prior to the commencement of the development hereby approved, a Drainage Impact Assessment shall be submitted and approved by Renfrewshire Council as Planning Authority. The Drainage Impact Assessment shall accord with the 'Council's Drainage Assessment - Notes for Guidance'. For the avoidance of doubt, the Drainage Impact Assessment shall also include confirmation and certification by a suitable qualified person that a scheme to treat the surface water arising from the site has been prepared in accordance with the principles and practices contained in "The SuDS Manual" (CIRIA report C753, published in November 2015). Thereafter, the certified scheme shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of Renfrewshire Council as Planning Authority. Reason: To ensure adequate provision for drainage associated with the development. Site Description The application site is located on the corner of High Street and Storie Street and is adjacent to the University of West of Scotland (UWS) Student Union Building and the UWS Campus to the south. Paisley Museum is also located to the northwest of the site. The application site incorporates Leisure Land at no. 57 High Street and a gap site at 55 High Street which contains self-seeded trees. The site area is approximately 693sqm and is relatively flat along High Street to the north and is at a steeper incline along Storie street to the west. The area is characterised by a mix of commercial and residential properties. Pre-Application Consultation with Officers The Scottish Government strongly encourages constructive pre-application discussions between prospective applicants and the planning authority. Pre-application discussions seek to identify key planning considerations at an early stage and help inform what supporting information is required to support a subsequent application. No pre-application discussions have taken place. Negotiated Improvements No changes have been negotiated. Site History The planning history for the site is as follows; if no history is listed then planning has no record of previous applications for the site. Application No: 21/1101/PP Description: Erection of self-contained student accommodation (in principle) Decision: Withdrawn Application No: 22/0236/PP Description: Erection of self-contained student accommodation with associated facilities including demolition. Decision: Grant subject to conditions Application No: 22/0240/CA Description: Demolition in association with the erection of student accommodation block.
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Decision: Grant subject to conditions Application No: 23/0457/DOC Description: Discharge of condition 13 of planning application 22/0236/PP for the erection of self-contained student accommodation with associated facilities including demolition. Decision: Grant Application No: 17/0049/PP Description: Installation of ATM to shop front (in retrospect) Decision: Grant Application No: 17/0050/AD Description: Display of internally illuminated ATM surround (in retrospect) Decision: Grant subject to conditions Consultations No Consultations required. Representations The application has been publicised in line with the requirements of the relevant legislation. No representations were received. Policy Context In making any determination under the Planning Acts, regard is to be had to the development plan unless material considerations indicate otherwise. In this instance the Development Plan consists of National Planning Framework 4 (NPF4) and the Renfrewshire Local Development Plan (2021) (LDP). The following provisions of the Development Plan are considered relevant to the determination of this application: National Planning Framework 4 ▪ Policy 7 - Historic assets and places ▪ Policy 13 - Sustainable transport ▪ Policy 14 - Design, quality and place ▪ Policy 15 - Local Living and 20 minute neighbourhoods ▪ Policy 22 - Flood risk and water management ▪ Policy 27 - City, town, local and commercial centres ▪ Policy 1 - Tackling the climate and nature crises ▪ Policy 2 - Climate mitigation and adaptation ▪ Policy 3 - Biodiversity ▪ Policy 9 - Brownfield, vacant and derelict land and empty buildings Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy C1 - Renfrewshire's Network of Centres ▪ Policy ENV3 - Built and Cultural Heritage ▪ Policy I1 - Connecting Places ▪ Policy I3 - Flooding and Drainage ▪ Policy I5 - Waste Management ▪ Policy I7 - Zero and Low Carbon Buildings ▪ Policy I8 - Developer Contributions
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Full details relating to the policies of the LDP can be found online. New Development Supplementary Guidance (2022) ▪ Delivering the Centres Strategy: Strategic Centres ▪ Delivering the Environment Strategy: Built and Cultural Heritage ▪ Delivering the Infrastructure Strategy: Connecting Places; Provision for Waste Recycling in New Developments; Flooding and Drainage; Zero and Low Carbon Buildings; and Developer Contributions ▪ Delivering the Environment Strategy: Noise and Contaminated Land Material Considerations ▪ Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) 2019 and associated "Managing Change in the Historic Environment" guidance notes. Submitted Reports and Assessments No reports or assessments were submitted in support of the application. Scottish Ministers Direction In determining a planning application, the Council is required to provide details of any Direction made by Scottish Ministers under Regulation 30 (Directions requiring consultation), Regulation 31 (Directions requiring information), Regulation 32 (Directions restricting the grant of planning permission) and Regulation 33 (Directions requiring consideration of condition) of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, or under Regulation 50 (that development is EIA development) of The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. None. Planning Assessment In terms of the Development Plan, the principle of the development has already been established and approved under planning permission 22/0236/PP and this Section 42 planning application as submitted requires to be assessed on its individual merits. The current application seeks only to delete Condition 10 in relation to the Surface Water Strategy and to amalgamate it with Condition 9 (Drainage Impact Assessment) as one condition. It is considered that the section 42 application raises no new issues that would require to be assessed against Development Plan Policy and the appropriateness of the development was established through planning permission 22/0236/PP. It is also considered that matters relating to drainage could be more appropriately considered through one consolidated and rationalised condition. As the effect of granting a Section 42 application is such that a new and separate standalone planning permission exists, all other conditions associated with planning application 22/0236/PP which would be relevant to this new permission require to be re-imposed to this new permission. Given the development subject to 22/0236/PP has not been implemented and none of the suspensive conditions had been previously discharged, effectively all conditions with the exception of condition 10 are to be re-attached. In addition to this, consideration has also been given to the fact that Section 32 of the Planning (Scotland) Act 2019 amends the Section 58 provisions of the 1997 Act regarding the duration of planning permissions. Specifically, it requires that the duration of planning permission be specified as a condition attached to the grant of permission. To ensure compliance with this requirement of the legislation, a specific time limit condition will also now be attached to this consent.
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Representations No representations were received. Planning Obligations The Council is required to provide a summary of the terms of any planning obligation which is required to be entered into under Section 75 of the Town and Country Planning (Scotland) Act in relation to the grant of permission for the proposed development: None. Conclusion In view of the above, it is considered that the proposal would accord with the relevant provisions of the Development Plan. There are no other material considerations. Planning permission should therefore be granted subject to conditions. Recommendation Grant subject to conditions. Reason(s) for Recommendation 1. The proposal to remove and vary the conditions accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. That the development hereby permitted must be begun within three years of the date of this permission. Reason: To be in compliance with Section 58 of The Town and Country Planning (Scotland) Act 1997 as amended by Section 32 of The Planning (Scotland) Act 2019. 2. That prior to the commencement of the development hereby approved, full details and/or samples of the facing materials to be used on all external walls and roofs shall be submitted to, and approved in writing by, Renfrewshire Council as Planning Authority. Thereafter only the approved materials shall be used in the development of the site. Reason: In the interests of visual amenity. 3. That prior to the commencement of the development hereby approved, a comprehensive transitionary land use plan, including detailed timescales, showing precisely what will be happening on all areas of the site during the various stages of the redevelopment process. This will include details of: the demolition process, the various construction phases and the extent and location of the construction compounds required to deliver development on all parts of the site. Reason: To safeguard the character and appearance of the conservation area during the demolition and construction process. 4. 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
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(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. 5. That prior to the occupation of any 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. 6. That prior to the commencement of the development hereby approved, the developer shall secure the implementation of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Planning Authority. 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. Reason: To ensure that any archaeological remains which may be disturbed can be identified, excavated and recorded. 7. That prior to commencement of above ground works a Bird Hazard Management Plan shall be submitted to, and approved in writing by, the Planning Authority in consultation with Glasgow Airport. For the avoidance of doubt, the submitted plan shall include details of: o Management of and flat/shallow pitched green roofs on buildings within the site which may be attractive to nesting, roosting and "loafing" birds. The management plan shall comply with Advise Note 8 'Potential Bird Hazards from Building Design.' The Bird Hazard Management Plan shall be implemented as approved on completion of the development and shall remain in force for the life of the development. No subsequent alterations to the plan are to take place unless first submitted to and approved in witing by Renfrewshire Council as Planning Authority in consultation with Glasgow Airport. 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 operations of Glasgow Airport.
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8. That prior the commencement of the development hereby approved, the applicant shall submit for the written approval of Renfrewshire Council as Planning Authority, details of a designated drop off and pick up area. For the avoidance of doubt, this should include the exact location and design of the pick up area. Reason: This information has not been provided. 9. That prior to the commencement of the development hereby approved, the applicant shall submit for the written approval of Renfrewshire Council as Planning Authority, a Construction Traffic Management Plan. For the avoidance of doubt, this plan shall demonstrate how, during demolition and build phase, there will be no detrimental impact on pedestrian/cyclist/public transport and the local road network. Reason: This information has not been provided. 10. That prior to the commencement of the development hereby approved, a Drainage Impact Assessment shall be submitted and approved by Renfrewshire Council as Planning Authority. The Drainage Impact Assessment shall accord with the 'Council's Drainage Assessment - Notes for Guidance'. For the avoidance of doubt, the Drainage Impact Assessment shall also include confirmation and certification by a suitable qualified person that a scheme to treat the surface water arising from the site has been prepared in accordance with the principles and practices contained in "The SuDS Manual" (CIRIA report C753, published in November 2015). Thereafter, the certified scheme shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of Renfrewshire Council as Planning Authority. Reason: To ensure adequate provision for drainage associated with the development. 11. The design, installation and operation of any plant, machinery or equipment proposed as part of the development itself shall be such that noise associated with the development does not exceed Noise Rating Curve NR25 between the hours of 2300 to 0700 hours and NR 35 at all other times, when measured within any dwelling in the vicinity of the development. Structure borne vibration from the proposed development shall be imperceptible within any dwelling in the vicinity of the development. For an explanation of noise rating curves, refer to BS 8233:2014 Sound insulation and noise reduction in buildings- code of practice, Annex B. Reason: In the interests of residential amenity. 12. Notwithstanding the consent hereby given, the developer shall ensure the mitigation measures contained in Chapter 6 of the Airshed Report titled Environmental Noise Assessment for Proposed Residential Student Accommodation, High Street, Paisley, Renfrewshire (report no. AS 0925 dated 20th July 2022) shall be implemented and complied with during construction and for the lifetime of the development to the satisfaction of the Council as Planning Authority. These include the following: Road traffic noise
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• Provide acoustic insulation in the form of double-glazing and mechanical ventilation and heat recovery (MVHR) on all units where the free-field external noise level at exposed facades is predicted to exceed 50 dB LAeq 07:00 - 23:00 or 45 dB LAeq 23:00 - 07:00 (74% of all units). The units requiring this additional mitigation are listed in Table 6.1 of the report and shown in bold red text. • Details of the proposed scheme of acoustic insulation shall be submitted for written approval, prior to commencement of any works onsite, to ensure that the proposed mitigation measures will comply with BS 8233: 2014 Table 4 noise criteria in habitable rooms. Fixed plant noise The combined noise from existing and proposed fixed plant will not exceed Noise Rating Curve 25 (NR25) within all habitable rooms: • Where a mechanical ventilation and heat recovery (MVHR) scheme is required to achieve this these units will have enhanced double-glazing. • Details of the proposed scheme of acoustic insulation shall be submitted for written approval, prior to commencement of any works onsite, to ensure that the proposed mitigation measures will comply with NR25 with closed windows and MVHR where appropriate; • Prior to occupation of any units, a further assessment of noise from the proposed fixed plant associated with the developments heating/ventilation/air conditioning (HVAC) scheme must be undertaken and submitted for written approval to ensure that noise levels inside existing and proposed habitable rooms will not exceed NR25 at night. Public house noise The noise from music breakout and patrons will not exceed NR15 within all habitable rooms: • Where windows require to be closed a mechanical ventilation and heat recovery (MVHR) scheme shall be provided. • Details of the proposed scheme of acoustic insulation shall be submitted for written approval, prior to commencement of any works onsite, to ensure that the proposed mitigation measures will comply with NR15 with closed windows and MVHR where appropriate. No property within the development shall be occupied until all approved mitigation measures have been completed in full. Reason: In the interests of residential amenity. 13. That prior to the occupation of the student accommodation hereby approved, the Waste Management Plan approved under 23/0457/DOC 'WRC Recycling, Total Waste Solutions (Issue A 2023 Revision 1, including the Statement of Bin Provision for adjacent properties at High Street' shall be implemented to the satisfaction of Renfrewshire Council as Planning Authority.
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Reason: In the interests of amenity and to control waste. Advisory Note(s) 1. None required. Schedule of Plans Drawing Number Revision Drawing/Document Title Stamped Drawing 3618-EX(190)001 Existing Site and Location Plan 3618-PL(190)001 Proposed Site Plan For further information please contact Fiona Knighton, Development Standards Team, Email: fiona.knighton@renfrewshire.gov.uk