G - 25-0724-PP - Hawkhead Road Paisley Industrial
Renfrewshire Council · 4 November 2025
Back to Planning and Climate Change Policy Board — 4 November 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Page 1
PUBLIC Planning and Climate Change Policy Board: 4 November 2025 Report by Chief Planning Officer Reference No 25/0724/PP Application Type Planning Permission (Local) Proposal Demolition of single storey commercial units and redevelopment of yard to form a single storey office and storage facility with associated access, parking and fencing Location 108 Hawkhead Road, Paisley, PA2 7BA Ward 5 - Paisley East and Central Community Council Paisley East and Whitehaugh Community Council Applicant Mr Greg Chalmers Lambert + Son Properties Ltd Recommendation 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=T22ET9MWKXU00 This report fulfils the requirements of regulation 16, Schedule 2, paragraphs 3(c) and 4 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, Cllrs Mylet, Devine and Kenny MacLaren have requested that the application be determined by the Planning and Climate Change Policy Board due to the number of local objections received. Proposal This application seeks planning permission for the erection of a single storey office and storage facility with associated access, parking and fencing at a commercial yard off Hawkhead Road in Paisley. The structure would be located to the south of the site, with 8 parking spaces and an area of hardstanding found to the north of the building. Existing single storey commercial units located to the south of the site would be demolished to accommodate the proposal. The structure would measure approximately 16 metres in width by 24 metres in depth and would feature a shallow dual pitched roof that would measure 4.6 metres in height to the eaves and 5.2 metres to the ridge. A 2.4 metre high boundary fence would be erected along the eastern edge of the site while gates would be installed at the entrance. Site Description The application site is flat and is currently used as a commercial yard, with several single storey buildings that have been developed in a piecemeal fashion located to the south of the site. Access is taken onto Hawkhead Road from the northeast though the site does not front onto the public road. Residential properties are found on all sides. Commercial properties owned by the applicant are also found to the east. Pre-Application Consultation with Officers
Page 2
PUBLIC The Scottish Government strongly encourages constructive pre-application discussions between prospective applicants and the planning authority. Pre-application discussions seek to identify key planning considerations at an early stage and help inform what supporting information is required to support a subsequent application. Pre-application discussions have taken place following the refusal of the last application in May 2025, focusing on whether a single storey structure would be acceptable. Negotiated Changes The first application for the redevelopment of the site was withdrawn by the applicant in January 2025 while a second application was refused by the Planning and Climate Change Policy Board in May 2025. Following submission of the first application, the overall height of the structure was reduced from 8.1 metres to 6.3 metres in light of concerns raised by the Planning Service that the structure was too tall. Following the refusal of the second application, the structure has been further reduced to a single storey that measures approximately 5.2 metres in height at its tallest point. In addition, in light of comments made by Roads Development in their consultation response from the last application, cycle storage has been provided and the entrance gates have been set into the site by a further 7 metres to help ensure vehicles do not block the public road. Site History The planning history for the site is as follows; if no history is listed then planning has no record of previous applications for the site. Application No: 24/0390/PP Description: Erection of two storey office, workshop and storage facility Decision: Withdrawn Application No: 24/0391/PP Description: Change of use of office (Class 4) to hot food take away (sui generis), shop (Class 1A) and two flats (sui generis) and associated external alterations Decision: Grant subject to conditions Application No: 25/0032/PP Description: Demolition of single storey commercial units and redevelopment of yard comprising of the erection of a two storey office, workshop and storage facility with associated access, parking, fencing and associated works Decision: Refused Consultations Environment, Housing and Infrastructure (Environmental Protection) - No objection, subject to conditions relating to the remediation of the site. Chief Executive's (Roads Development) - No objection. Scottish Environmental Protection Agency (SEPA) - No objection. SEPA referred the planning authority to their flood risk standing advice. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received:
Page 3
PUBLIC Object - 52 Support - 0 Neutral - 0 The issues raised can be summarised as follows: 1. The development is not suitable for the location. 2. The plot would become overdeveloped. 3. Nearby properties would be overshadowed. 4. Neighbouring properties would be overlooked. 5. The application site is not allocated for commercial activity. 6. Noise would negatively impact residential amenity. 7. House prices would be negatively impacted. 8. Flood risk would increase. 9. Insufficient parking is provided. 10. Road safety concerns. 11. The development should be located elsewhere. 12. The finishing materials are unacceptable. 13. Potential for air and water pollution. 14. Views from neighbouring properties would be impacted. Policy Context In making any determination under the Planning Acts, regard is to be had to the development plan unless material considerations indicate otherwise. In this instance the Development Plan consists of National Planning Framework 4 (NPF4) and the Renfrewshire Local Development Plan (2021) (LDP). The following provisions of the Development Plan are considered relevant to the determination of this application: National Planning Framework 4 Policy 2 - Climate mitigation and adaptation Policy 9 - Brownfield, vacant and derelict land and empty buildings Policy 11 - Energy Policy 13 - Sustainable transport Policy 14 - Design, quality and place Policy 22 - Flood risk and water management Policy 26 - Business and industry Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Policy P1 - Renfrewshire's Places 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. Other relevant policies and guidance Delivering the Infrastructure Strategy - Flooding and Drainage Delivering the Infrastructure Strategy - Renewable and Low Carbon Energy Developments Delivering the Places Strategy - Creating Places SEPA's Flood Risk Standing Advice for Planning Authorities
Page 4
PUBLIC Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: Supporting Statement - provides the applicant's justification for the development. Scottish Ministers Direction In determining a planning application, the Council is required to provide details of any Direction made by Scottish Ministers under Regulation 30 (Directions requiring consultation), Regulation 31 (Directions requiring information), Regulation 32 (Directions restricting the grant of planning permission) and Regulation 33 (Directions requiring consideration of condition) of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, or under Regulation 50 (that development is EIA development) of The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. None. Planning Assessment Policy 26 d) of NPF4 states that development proposals for business, general industrial and storage and distribution uses outwith areas identified for those uses in the LDP will only be supported where: i. It is demonstrated that there are no suitable alternatives allocated in the LDP or identified in the employment land audit; and ii. The nature and scale of the activity will be compatible with the surrounding area. While the application site is not allocated for business or industrial uses within the spatial strategy, it is acknowledged that commercial activity in the location is long established and that the site is currently occupied by the applicant. Given this specific context, it is not considered necessary for the applicant to demonstrate that there are no suitable alternative sites available elsewhere. In addition, Policy 26 c) provides support for business and industry uses where they are compatible with the primary business function of the area. Given the proposal involves the construction of office and storage space on land already used for such a use it is considered that the proposal complies with Policy 26 c). The main issue that must therefore be considered in respect of Policy 26 d) is whether the nature and scale of the activity would be compatible with the surrounding area. Policy 26 e) also requires consideration to be given to the impact the development would have on residential amenity while Policy 14 of NPF4 is relevant in that it requires proposals to be consistent the six qualities of successful places. Similarly, Policy P1 of the Local Development Plan supports the continuance of the built form, where the development would be compatible with and complementary to surrounding uses. The relevant Supplementary Guidance on Creating Places sets out five criteria for the creation of successful places. The application can be assessed against these five criteria to establish whether it complies with the relevant provisions of the Development Plan: Access and Connectivity The proposal would make use of an existing access off Hawkhead Road and is well served by the public road network. Sufficient parking within the curtilage of the development would be provided for the size of the building and the development would benefit from nearby public transport options in line with the requirements of Policy 13 of NPF4. Space to store 6 bikes would also be provided, with it
Page 5
PUBLIC possible to add a condition requiring the storage to be in place prior to the building being brought into use. As the site is already used for commercial purposes it is not considered that the development would place additional pressure on the existing road network. Roads Development have not objected to the proposal or requested that any conditions be applied. Environment and Community The building would be located within an existing commercial yard and would not introduce a new use into the area. Furthermore, the Hawkhead Local Industrial Area is found to the northeast of the site. Environmental Protection have not objected to the proposal subject to the application of conditions relating to the remediation of the site while the land is not within a high-risk area in respect of coal mining. Subject to conditions, the site is deemed to be safe for the proposed development in line with the requirements of Policy 9 of NPF4. Environmental Protection have not raised any concerns in respect of noise or odours while a condition can be added to control any lighting that may be installed. The application site is potentially at risk of flooding from the White Cart Water which is located approximately 290 metres to the southwest. However, Policy 22 of NPF4 supports the redevelopment of an existing site that is at risk of flooding for an equal or less vulnerable use, provided: all risks of flooding are understood and addressed there is no reduction in floodplain capacity, increased risk for others, or a need for future flood protection schemes the development remains safe and operational during floods flood resistant and resilient materials and construction methods are used future adaptations can be made to accommodate the effects of climate change These five points are expanded upon in SEPA's Flood Risk Standing Advice for Planning Authorities. Even when an allowance is made for the future impacts of climate change, the distance between the site and the Cart suggests flooding would only occur in an extreme event. SEPA's most recent flood maps confirm that the site is located towards the northern edge of the flood risk area even in a 1 in 200 year, plus climate change allowance, event, suggesting that floodwater would be relatively shallow and slower moving when compared with flooding experienced closer to the watercourse. Therefore, in the context of the redevelopment of an existing site for an equally vulnerable use, the flood risk posed by the White Cart is accepted and understood. As the application site is already developed and no land raising is proposed any loss of floodplain capacity would be negligible, the risk of flooding to others would not increase and no formal flood protection schemes would be required. It is unlikely the building would be occupied during an extreme flood event given the nature of the business so it is not necessary for the development to remain operational during severe flooding. Notwithstanding this, the use of flood resistant materials could be addressed during the building warrant process and future adaptations, such as the implementation of a management plan by the occupant, could be made to mitigate against any additional effects of climate change if required.
Page 6
PUBLIC Given the above, the proposal is considered to comply with Policy 22 of NPF4, SEPA's standing advice as well as Policy I3 of the LDP and the associated supplementary guidance. A condition can also be added to ensure surface water runoff from the development is dealt with in line with best practice within the industry as well as the requirements of Policies 22 and I3. In line with Policies 2 and 11 of NPF4 as well as Policy I4 of the LDP, solar panels and air source heat pumps would be installed to help reduce the carbon emissions of the building. A condition can be added to ensure full details of the technologies to be used are provided prior to installation. As the site already operates as a commercial yard, there are no concerns in respect of waste disposal. Buildings and Design The single storey structure would have a shallow dual pitched roof that would measure approximately 4.6 metres in height to the eaves and 5.2 metres to the ridge. Consequently, the section of building closest to the eastern and western site boundaries would be only 1.3 metres higher than existing buildings found at the site. While the combined footprint of structures within the site would increase from 330 square metres to 385 square metres, such an increase is not considered excessive and the extent of the development would remain acceptable given the overall size of the application site. In addition, the appearance of the site would improve as a result of the development as the new building would replace a collection of single storey units that have been developed in a piecemeal fashion. Consequently, the proposal would not result in the overdevelopment of the plot and would improve the general appearance of the site. Although the proposed structure is taller than the buildings it would replace, it would be set further back from both the eastern and western boundaries than the current buildings are. As such, a desktop daylight test shows that the overshadowing experienced by the properties to the west would remain the same while the overshadowing experienced by those to the east would decrease. In both instances, the overshadowing would also be limited in duration. Existing and proposed fencing would mean window and door openings would not raise any privacy concerns for neighbouring properties. A condition can be applied to ensure full details of all proposed fencing is supplied prior to the commencement of development and in place prior to the building being brought into use. The structure would be finished with grey cladding and would feature dark grey windows and doors while the shallow pitched roof would be finished in dark grey cladding. The choice of finishing materials raises no design concerns. Given the above the proposal is considered to comply with Policy P1 of the LDP as well as 26 of NPF4 in that the development would not have a significant impact on the amenity afforded to neighbouring properties. Given the development would not be detrimental to the amenity of the surrounding area in respect of design it is considered to comply with Policy 14 of NPF4. Context and Character Commercial activity is long established at the site and predates the construction of the residential development found to the north, south and west. Commercial activity can also continue to take place regardless of whether this application is approved. The commercial yard, and the larger Hawkhead Local Industrial Area found to the northeast, are therefore an integral part of the character of the wider area found along both sides of Hawkhead Road.
Page 7
PUBLIC It is considered that, within the context set out above, rationalising existing operations at the site by constructing a single storey structure would be consistent with the character of the area. Layout and Form The structure would be located to the south of the site and would replace a collection of existing single storey units that have been developed in a piecemeal fashion. Parking would be found to the north of the building and the amount of hardstanding within the site would not change as a result of the development. Such a layout is considered to make best use of the space available while protecting the amenity afforded to neighbouring properties. Representations The potential for the development to affect house prices or to impact views from nearby properties are not material planning considerations. Given the scale of the development and the existing use of the land it is not considered that the proposal would raise any air pollution concerns. All other issues have been addressed in the above report. Planning Obligations The Council is required to provide a summary of the terms of any planning obligation which is required to be entered into under Section 75 of the Town and Country Planning (Scotland) Act in relation to the grant of permission for the proposed development: None. Conclusion In view of the above, it is considered that the proposal would comply with Policy P1 of the LDP as well as Policy 26 of NPF4 in that it would result in a single storey office and storage building being constructed within an existing commercial yard. The amenity afforded to neighbouring properties would not be compromised and there are no other material considerations. Planning permission should therefore be granted subject to conditions. Recommendation Grant Subject to Conditions. Reason(s) for Recommendation 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. That the development hereby permitted must be begun within three years of the date of this permission. Reason: To be in compliance with Section 58 of The Town and Country Planning (Scotland) Act 1997 as amended by Section 32 of The Planning (Scotland) Act 2019. 2. No development shall commence on site until written approval of: a) a Site Investigation report (characterising the nature and extent of any soil, water and gas contamination within the site); and, if remedial works are recommended therein
Page 8
PUBLIC b) a Remediation Strategy and Implementation Plan setting out the proposed methods for implementing all remedial recommendations contained with the site investigation report and including (where relevant) a materials management plan and a phasing plan showing how the site is to be subdivided for the purposes of remedial implementation and/or verification reporting prepared in accordance with current authoritative technical guidance, has been provided by the Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. 3. Prior to occupation of the unit: a) a Verification Report confirming completion of the works specified within the approved Remediation Strategy and Implementation Plan; and/or b) where remediation works are not required but soils are to be imported to site, a Verification Report confirming imported materials are suitable for use shall be submitted to the Planning Authority and approved in writing. Reason: To demonstrate that works required to make the site suitable for use have been completed. 4. Full details of any lighting to be installed at the site shall be submitted to, and approved by, the Planning Authority prior to installation. The submission shall include details of: - the height, type, shape, design and luminous flux of the lights - the luminance levels, both horizontal and vertical, on the illuminated part of the site to demonstrate that obtrusive light and glare does not adversely affect neighbouring properties - the direction and aiming angle of each light and the upward waste light ratio for each light - the Environmental Zone, as defined in the Institution of Lighting Engineers Publication - Guidance Notes for the Reduction of Obtrusive Light, within which the site falls Thereafter, only the approved lighting shall be installed. Reason: In the interests of residential amenity. 5. Prior to the commencement of development, confirmation shall be submitted in writing to the Planning Authority and certified by a suitable qualified person that a scheme to treat the surface water arising from the site has been prepared in accordance with the principles and practices contained in "The SuDS Manual" (CIRIA report C753, published in November 2015). Thereafter, the certified scheme shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interests of securing a suitable SuDs scheme for the treatment of surface water runoff. 6. Prior to the building being brought into use, the cycle store with space for 6 adult bikes shown on plan 02-001 (REV E) shall be installed to the front of the building and maintained thereafter for the lifetime of the development unless otherwise agreed in writing by the Planning Authority.
Page 9
PUBLIC Reason: To ensure the provision of adequate cycle parking facilities. 7. Prior to the commencement of development, full details of the design of all fences, walls and gates to be erected on the site shall be submitted to, and approved by, the Planning Authority. Reason: These details have not been submitted. 8. Prior to the building being brought into use, the 2.4 metre high fence shown on plan 02-001 (REV E) shall be installed and maintained thereafter for the lifetime of the development in accordance with the design approved under condition 7 to the satisfaction of the Planning Authority. Reason: In the interests of residential amenity. 9. Prior to the commencement of development, full details of all energy efficiency measures and technologies to be implemented at the site shall be submitted to, and approved by, the Planning Authority. Thereafter, the agreed measures and technologies shall be implemented to the satisfaction of the Planning Authority, unless otherwise agreed in writing. Reason: To promote and implement low carbon measures at the site. Advisory Note(s) 1. None required. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title 00-001 Location Plan 00-002 A Block Plan as Existing & Proposed 00-003 F Site Section A-A as Proposed 02-001 E Site Plan as Proposed 02-002 C Ground Floor Plan as Proposed 02-004 C Roof Plan as Proposed 02-005 E North & West Elevations as Proposed 02-006 D South & East Elevations as Proposed For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk