B 22-0178-PP - Florish Road Residential
Renfrewshire Council · 20 January 2026
Back to Planning and Climate Change Policy Board — 20 January 2026 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Page 1
Planning and Climate Change Policy Board: 20 January 2026 Report by Chief Planning Officer Reference No 22/0178/PP Application Type Planning Permission Proposal Residential development comprising fifty-seven dwellinghouses and eighteen flats, including access, drainage, landscaping and associated works Location Site Between Sandieland Wood and Florish Road, Erskine Ward 12 - Erskine and Inchinnan Community Council Inchinnan Community Council Applicant Trustees Of the Blyswood 1969 Trusts & Stewart Milne Group Ltd. Recommendation Grant Subject to Conditions & Legal Agreement 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=R8IQ8OMWFLB00 This report fulfils the requirements of regulation 16, Schedule 2, paragraphs 3(c) and 4 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, the application relates to a major development as defined within the Town and Country Planning (Hierarchy of Development) (Scotland) Regulations 2009. Proposal This planning application for this site was initially lodged in March 2022 by Stewart Milne Homes (SMH), who subsequently entered administration in 2023. The application for the erection of an 83 unit residential development was previously considered by the Planning and Climate Change Policy Board in November 2022 where it was decided that the Board were minded to grant planning permission subject to conditions and the conclusion of a Section 75 legal agreement. However, the legal agreement was never concluded, and the consent never issued, due to Stewart Milne going into administration. In 2025, Cala Homes assumed control of the site, with confirmation from the appointed Administrator that the company was authorised to progress the planning application. Cala Homes has submitted a revised site layout (amending the number of units and housing mix) and a package of updated supporting documentation, which has been the subject of appropriate statutory re-notification, re-advertisement and re-consultation alongside additional courtesy notifications. Concurrently, the Council sought legal advice to determine whether a new round of statutory pre-application consultation activity (associated with the Proposal of Application Notice process) would be required, and were advised that no additional requirements applied, as the existing application was being progressed. The application has been assessed based on this updated information. This application seeks planning permission for the erection of a residential development comprising of fifty-seven dwellinghouses and eighteen flats with associated infrastructure and landscaping. Pedestrian and vehicular access would be taken from Florish Road to the west, with the development structured around a permeable road layout.
Page 2
A mixture of two storey detached and terraced dwellinghouses would be located across the site. Two blocks of three storey flats and associated parking would be located towards the entrance of the development. The flats would be designated as affordable homes. A SUDS basin and children's play area would be located to the east of the site while soft landscaping would be found throughout the development. Site Description The application site extends to approximately 3.7 hectares and is located to the east of Erskine. Residential properties are found to the north, south and west while agricultural land is found to the east. The land is relatively flat but falls away gently to the east. The site is predominantly comprised of grassland or former farmland while trees are found along the northern and western site boundaries. A small portion of Sandieland Wood, which is protected by a Tree Preservation Order (TPO), is located within the eastern corner of the site. 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. Discussions have taken place since CALA Homes assumed control of the site, focusing on the position of individual dwellings within the layout, securing improved landscaping, softening of the eastern site boundary and improving access arrangements into the play area. Negotiated Improvements Following CALA's submission, changes have been made to further reduce the extent of the 1.8 metre high timber fencing that would run along sections of the eastern site boundary while additional improvements to the surrounding road and footway network have been secured. Changes were also made during the assessment of the previous Stewart Milne submission, with three revised layouts submitted throughout its consideration. Most notably, the blocks of flats were repositioned from the south of the site to the entrance and a children's play area was incorporated into the development. 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: 21/1587/PN Description: Erection of residential development including access, drainage, landscaping and associated works Decision: Accepted Application No: 21/1647/EA Description: EIA Screening Opinion Decision: Environmental Assessment Not Required Application No: 23/0146/PP
Page 3
Description: Installation of surface water drainage outfall pipe to serve residential development Decision: Grant subject to conditions Consultations ▪ The Mining Remediation Authority (formerly The Coal Authority) - no objection, subject to an advisory note relating to potential coal mining related hazards. ▪ National Air Traffic Services (NATS) - no objection. ▪ West Of Scotland Archaeology Service (WoSAS) - no objection, subject to conditions. ▪ Scottish Water - no objection. ▪ Glasgow Airport Safeguarding - no objection, subject to a condition requiring the submission of a Bird Hazard Management Plan. ▪ Environment, Housing & Infrastructure (Environmental Protection) - no objection, subject to conditions relating to the remediation of potentially contaminated land. ▪ Chief Executive's (Roads Development) - no objection, subject to conditions and offsite improvements such as the provision of a zebra crossing on Florish Road. ▪ Education (Children's Services) - no objection, subject to a financial contribution in respect of the impact the development would have on Park Mains High School and Trinity High School. ▪ NatureScot - no objection. ▪ Inchinnan Community Council - object on procedural grounds and ecological impact. In addition, the proposal has insufficient information to allow it to be fully assessed and does not meet the requirements of various policies. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received following the initial notification and advertisement process undertaken following the submission of the application by Stewart Milne: ▪ Object – 54 ▪ Support – 0 ▪ Neutral – 0 The following representations were received following the re-notification and re- advertisement process carried out after the amendments to the application by CALA Homes: ▪ Object – 7 ▪ Support – 0 ▪ Neutral – 0 The issues raised across all representations can be summarised as follows: 1. Nearby facilities such as schools, GPs and dentists are at capacity 2. Loss of greenbelt land 3. Negative impacts on biodiversity and wildlife 4. Loss of carbon sequestered at the site 5. Loss of native woodland and trees
Page 4
6. The ecological information provided by the applicant is insufficient 7. Noise pollution from the development 8. Air pollution issues caused by an increase in vehicles 9. Air pollution issues caused by the airport 10. Poor public transport connections to/from the site 11. Inadequate shopping and community facilities nearby 12. Lack of police presence 13. The roundabout is designed for cars, not active travel 14. Impact on views 15. The housing would not be affordable 16. Impact on privacy afforded to nearby houses 17. Construction would negatively impact residential amenity 18. The blocks of flats are too big for the location 19. The submitted plans are incorrect 20. The surrounding road network cannot accommodate additional vehicles 21. There is no demand for flats in the area 22. The proposal does not incorporate an adequate greenbelt buffer 23. The development would increase the risk of littering/dumping of waste 24. The development would increase the risk of fire setting 25. The cumulative impact of recent residential developments has not been considered 26. A new EIA screening opinion should be issued 27. The proposal would fragment existing habitats 28. No guarantee mitigation measures will be maintained in the long term or be effective 29. Compensatory planting would be insufficient and contains non-native specimens 30. The development should be set back from woodland habitat 31. Construction may damage nearby properties 32. The condition of the road surface at the roundabout is poor 33. Reports submitted by the applicant are out of date 34. Overshadowing concerns 35. The proposal would breach neighbouring resident’s human rights 36. No meaningful civic space within the area 37. The development is close to housing that is being built in Dargavel Policy Context In making any determination under the Planning Acts, regard is to be had to the development plan unless material considerations indicate otherwise. In this instance the Development Plan consists of National Planning Framework 4 (NPF4) and the Renfrewshire Local Development Plan (2021) (LDP). The following provisions of the Development Plan are considered relevant to the determination of this application: National Planning Framework 4 ▪ Policy 1 - Tackling the climate and nature crises ▪ Policy 2 - Climate mitigation and adaptation ▪ Policy 3 - Biodiversity ▪ Policy 4 - Natural places ▪ Policy 6 - Forestry, woodland and trees ▪ Policy 9 - Brownfield, vacant and derelict land and empty buildings ▪ Policy 11 - Energy ▪ Policy 12 - Zero waste ▪ Policy 13 - Sustainable transport ▪ Policy 14 - Design, quality and place ▪ Policy 15 - Local Living and 20 minute neighbourhoods ▪ Policy 16 - Quality homes
Page 5
▪ Policy 18 - Infrastructure first ▪ Policy 20 - Blue and green infrastructure ▪ Policy 21 - Play, recreation and sport ▪ Policy 22 - Flood risk and water management Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy ENV2 - Natural Heritage ▪ Policy P1 - Renfrewshire's Places ▪ Policy P2 - Housing Land Supply ▪ Policy P3 - Housing Mix and Affordable Housing ▪ Policy I1 - Connecting Places ▪ Policy I3 - Flooding and Drainage ▪ Policy I4 - Renewable and Low Carbon Energy Developments ▪ Policy I5 - Waste Management ▪ Policy I8 - Developer Contributions Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Delivering the Infrastructure Strategy - Connecting Places ▪ Delivering the Infrastructure Strategy - Flooding and Drainage ▪ Delivering the Infrastructure Strategy - Renewable and Low Carbon ▪ Delivering the Infrastructure Strategy - Provision for Waste Recycling in New Developments ▪ Delivering the Infrastructure Strategy - Developer Contributions ▪ Delivering the Places Strategy - Creating Places ▪ Delivering the Places Strategy - Open Space Provision in New Developments ▪ Delivering the Environment Strategy - Trees, Woodlands and Forestry ▪ Delivering the Environment Strategy - Biodiversity ▪ Delivering the Environment Strategy - Natural Heritage ▪ Renfrewshire Planning and Development Tree Policy ▪ Scottish Government Planning Guidance: Biodiversity ▪ Renfrewshire's Places Residential Design Guide ▪ Site Development Brief: Land East of Florish Road, Erskine ▪ National Roads Development Guidance ▪ Renfrewshire Strategic Housing Investment Plan 2026 to 2031 ▪ Letter from the Chief Planner and Minister for Public Finance - Planning for Housing (June 2024) ▪ Letter from the Chief Planner and Cabinet Secretary for Housing - Housing Emergency Action Plan & the Planning System (September 2025) Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Affordable Housing Statement - Sets out details of the affordable housing provision within the development. ▪ Arboricultural Impact Assessment (October 2025) - Provides justification for the works required to implement the development and details how existing trees should be protected during construction.
Page 6
▪ Bridgewater Housing Association Letter of Support (July 2025) - Outlines Bridgewater Housing Association's support for the inclusion of 18 affordable flats within the development. ▪ Design and Access Statement (August 2025) - Explains the development parameters, design concepts and principles that have shaped and informed a detailed layout for the site. ▪ Drainage Strategy Report (August 2025) - Examines existing drainage arrangements at the site and sets out how the proposed drainage strategy would meet the requirements of Renfrewshire Council, SEPA and Scottish Water. ▪ Ecological Appraisal (July 2025) - Considers the impact the development would have on the natural environment. ▪ Education Planning Obligations Appraisal (August 2025) - Provides the applicant's response to the Council's Developer Contributions (Education) Planning Guidance and the relevant provisions of the Development Plan. ▪ Flood Risk Assessment Report (August 2025) - Explores whether the development would be at risk of flooding or increase the risk of flooding to others. ▪ Florish Road Walkover (October 2025) - Presents the results of a walkover survey that explored possible upgrades in the surrounding road and footway network. ▪ Landscape & Visual Impact Assessment (LVIA) (August 2025) - Considers the impact of the development on the wider landscape. ▪ PAC Report (March 2022) - Provides details of the Pre Application Consultation process and its outcomes. ▪ Planning Statement (August 2025) - Provides justification for the proposal against the relevant provisions of the Development Plan. Includes the applicant's Statement of Community Benefit. ▪ Report on Site Investigations (January 2022) - Considers the condition of the land in respect of potential contamination and historic coal mining. ▪ Transportation Assessment (August 2025) - Examines the impact the development would have on the wider road network, explores possible active travel links and details how the proposal would comply with relevant policies and guidance. ▪ Tree Survey Report (October 2025) - Details the condition of trees found within the application site boundary. Scottish Ministers Direction In determining a planning application, the Council is required to provide details of any Direction made by Scottish Ministers under Regulation 30 (Directions requiring consultation), Regulation 31 (Directions requiring information), Regulation 32 (Directions restricting the grant of planning permission) and Regulation 33 (Directions requiring consideration of condition) of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, or under Regulation 50 (that development is EIA development) of The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017.
Page 7
None. Planning Assessment Introduction The application site was allocated as a Policy P2 housing site with an indicative capacity of 90 units by the Scottish Government as part of their assessment of the adopted Renfrewshire Local Development Plan (LDP). In response to the Council's previous concerns around the weakening of the greenbelt boundary, the Scottish Government Reporter who examined the LDP noted that "given the low lying nature of the site, together with a lack of visibility of the eastern edge of the site, the potential for a loss of containment should not be a significant concern". The Reporter subsequently concluded that the site would be "suitable for development from a greenbelt perspective". The recommendations of the Scottish Government in respect of allocating the land as a Policy P2 housing site were accepted by the Council at a meeting of the Communities, Housing and Planning Services Board in April 2021. A planning application was subsequently submitted by Stewart Milne Homes in March 2022 for a residential development comprising of 59 dwellinghouses and 24 flats. This application was considered by the Planning and Climate Change Policy Board in November 2022 where the Board was minded to grant the application subject to conditions and the conclusion of a Section 75 legal agreement. However, Stewart Milne went into administration before the legal agreement could be concluded and the consent was never issued. CALA Homes have subsequently taken control of the site from the appointed administrator. CALA Homes have submitted a revised site layout and a package of updated supporting documentation that has been the subject of appropriate statutory re-notification, re- advertisement and re-consultation alongside additional courtesy notifications. As outlined earlier in the report, the Council sought legal advice to determine whether a new round of statutory pre-application consultation activity (associated with the Proposal of Application Notice process) would be required but were advised that no additional requirements applied as the existing application was being progressed. The assessment of the application has been based on this updated information. The housing emergency declared by the Scottish Government in May 2024 is relevant to the assessment of the application. Letters from the Cabinet Secretary for Housing, Planning Minister and Chief Planner in June 2024 and September 2025 have reiterated the key role the planning system has to play in the delivery of new housing that will help address the emergency. In particular, the Ministers and Chief Planner have emphasised the importance of the proportionate assessment of applications and reiterated that applications must be assessed against the Development Plan as a whole. Contradictions between individual policies are to be expected and must be weighed up by the decision maker. Assessment Policy 16 a) of NPF4 provides support for new homes on land allocated for housing in the LDP. As the land is allocated as a Policy P2 housing site in the LDP the erection of a 75 unit residential development would comply with both Policy 16 a) of NPF4 and Policy P2 of the LDP. The site is also covered by Policy P1 of the LDP. Policy P1 supports the continuance of built form, where the development would be compatible with, and complementary to, surrounding
Page 8
uses. Similarly, Policy 14 of NPF4 provided support for proposals that are consistent with the six qualities of successful places. To consider whether the proposal is compatible with surrounding uses and complies with other relevant policies and guidance such as the Site Development Brief, it is appropriate to assess the application against the five criteria for creating successful place that are set out in the New Development Supplementary Guidance. Access and Connectivity Pedestrian and vehicular access into the development would be taken from an existing roundabout at the eastern end of Florish Road. No concerns have been raised by Roads Development with regard to the suitability of the access or the roundabout's ability to cope with increased traffic, subject to a condition ensuring the junction is formed in line with the requirements of the National Roads Development Guidance. Upgrades completed by CALA Homes as part of their adjoining development would provide direct connections from the site to the existing footway network and would help ensure the junction is safe for pedestrians. A Construction Traffic Management Plan can be requested via condition to ensure the delivery of the development would not have an unacceptable impact on the existing road network. All properties would engage positively with the road network within the development, creating a well defined streetscape that would benefit from passive overlooking. Parking would be provided in line with the requirements of the National Roads Development Guidance. The permeable layout would allow both vehicles and pedestrians to move easily through the development, with 2-metre-wide footways found on both sides of the carriageway across the site. Raised tables and the selective narrowing of the carriageway in specific locations would help reduce vehicle speeds, contributing to the creation of a pleasant place to live in line with the requirements of Policy 14 of NPF4. The proposal would also comply with Policy 21 e) of NPF4 in that the public realm has been designed to enable children and young people to move around safely and independently. Roads Development requested that the option of providing a pedestrian link between the application site and the existing CALA development to the west be explored. However, this was considered disproportionate as the link would have sat in close proximity to the proposed pedestrian access and would not have resulted in a significant reduction in journey times for those walking between the two developments. Roads Development also requested that a pedestrian footpath through Sandieland Woods be provided to connect the site with Greenock Road to the south. This was also considered to be disproportionate relative to the benefit such a link would provide, with it considered that it would be more beneficial to focus connectivity enhancements on the existing adopted road network to the west of the site. The applicant has agreed to provide a formal crossing point in the form of a zebra crossing on Florish Road, approximately 350 metres to the west of the application site. The crossing point would link into the existing footway and footpath network in the surrounding area, providing active travel connections from the development towards local schools and Erskine Town Centre. Additional offsite upgrades identified by Roads Development, such as the provision of the dropped kerb crossing across Torran Drive and the resurfacing of the Florish Road roundabout, can be delivered via condition. Existing residential properties would also benefit from the provision of a formal crossing point and the other offsite upgrades. The
Page 9
permeable layout and offsite upgrades would help allow the occupants of the development to benefit from, and contribute to, local living in line with Policy 15 of NPF4. Following comments from Roads Development, discussions were held with the applicant with a view to providing additional subsidy to allow bus route 521A to operate for a longer period. However, the applicant was not agreeable to providing additional funds, noting that there is no policy within the Development Plan that requires a financial contribution to be made for a development of this size. Such a position is accepted and it is therefore not reasonable for the Planning Authority to pursue the matter further. In respect of public transport provision more generally, the development would be within easy walking distance of existing bus stops on Newshot Drive, with the offsite upgrades discussed above encouraging the use of existing services. Furthermore, the addition of fifty seven dwellings and the gentle increase in density provided by the eighteen flats would help support bus services in the area and would help make services viable in the long term without the need for time limited subsidies. Given the above, the proposal complies with Policy 13 of NPF4 and Policy I1 of the LDP in that transport requirements have been considered in line with sustainable travel hierarchies. The site has been designed, and offsite enhancements secured, to improve active travel and public transport connectivity and reduce reliance on private cars. Environment and Community Policy 1 of NPF4 requires development proposals to give significant weight to the climate and nature crises. Policy 3 b) of NPF4 states that major developments will only be supported where it can be demonstrated that the proposal would conserve, restore and enhance biodiversity. Policy 3 b) goes on to state that proposals should be based on an understanding of the existing characteristics of the site and its ecological context prior to development and that potential negative effects should be fully mitigated in line with the mitigation hierarchy prior to identifying enhancements. Policy 3 d) of NPF4 also requires adverse impacts on biodiversity, including cumulative impacts, to be minimised through careful planning and design. Policy 4 of NPF4 requires consideration to be given to the impact the proposal would have on designated sites and protect species while Policy 6 supports the retention and enhancement of tree cover. Similarly, Policy ENV2 of the LDP seeks to minimise the impact developments would have on the natural environment while the associated Supplementary Guidance states that proposals should not significantly affect existing species or habitats and should be appropriately designed to improve habitat connectivity. The applicant has submitted a suite of documents that examine the current condition of the site in respect of biodiversity. These have been used to inform the development proposal and any mitigation and enhancement measures required. The Ecological Appraisal submitted as part of the application has been reviewed by the Council’s external ecologist and, subject to conditions relating to the provision of an overwintering bird survey and Biodiversity Enhancement and Management Plan, found to be acceptable. The majority of the site is comprised of habitat that is not uncommon in the surrounding landscape, such as modified grassland and arable farmland, while higher quality features such as the tree belts found along the northern and western boundaries and mature specimens covered by the TPO would be retained. The retention of the tree belts is of particular importance given they would allow wildlife to travel through the site and across the wider landscape. The retention of the majority of tree
Page 10
cover would ensure potential negative impacts on wildlife, and in particular species such as birds and bats, are avoided in line with the mitigation hierarchy. The proposal would then enhance conditions for wildlife via the creation of a SUDS basin and native tree and hedge planting. The creation of a SUDS basin that would incorporate planting suited to the location would introduce standing water into the site, creating a new type of habitat that would be beneficial for species such as birds and bats that would make use of the retained tree cover. Integrating the SUDS basing with existing and proposed green infrastructure would comply with Policies 20 b) and 22 c) of NFP4 and would contribute towards the creation of a pleasant residential environment in line with Policy 14 of NPF4. While no bat roosts were found at the site and only three trees were identified as being suitable to host roosts, the installation of 170 bat boxes across the development would increase the likelihood that bats would roost at the site and take advantage of the new and retained habitats. The installation of 170 bird boxes would perform the same role for birds. Openings would also be created in the bottom of fences to allow animals such as hedgehogs to move across the site via the retained tree belts. In addition, no lighting would be installed around the SUDS basin or play area in line with the recommendations of the Ecological Appraisal to help to prevent disturbance to bats and other wildlife at night. A condition can be added to ensure compliance with the aforementioned measures. As such, the proposal would comply with Policy 4 of NPF4 and Policy ENV2 of the LDP in respect of protected species. In respect of designated sites, Teucheen Wood SINC (Site of Importance for Nature Conservation) is located approximately 100 metres to the south while the Inner Clyde SSSI (Site of Special Scientific Interest) and SPA (Special Protection Area) is located 500 metres to the north. The Black Cart SPA is located approximately 1 kilometre to the south. Given the separation distance between the development and each designated site as well as the fact existing housing and roads are found in between it is not considered that the proposal would have a negative impact on any designated site. NatureScot have not objected to the proposal, noting that the development is unlikely to have a significant direct or indirect effect on the Black Cart or Inner Clyde SPAs. NatureScot have also advised that an Appropriate Assessment is not required given the development would not negatively impact on any designated sites. An overwintering bird survey was recommended by the Council's external ecologist in order to understand how the proposal would impact species, such as Whooper Swans and redshank, that could use the land for overwinter grazing. However, NatureScot's consultation response takes into account habitat and overwinter grazing provision across all land in the vicinity of the designated sites and they have not requested any additional surveys. As such, it is not considered proportionate to request an overwintering bird survey. The development would therefore not have an unacceptable impact on nearby designated sites in line with Policy 4 of NPF4, Policy ENV2 of the LDP and the associated supplementary guidance. The Tree Survey Report and Arboricultural Impact Assessment submitted by the applicant have also been reviewed and found to be acceptable. The outer edge of the trees found along the northern and western site boundaries would be thinned as the development would infringe upon these specimens. The reduction in tree cover would be small in relation to overall tree cover found along the boundaries and
Page 11
carrying out the works in a controlled manner is preferable to the trees being damaged during construction. Small pockets of trees would also be removed around the entrance to the site and along the southern site boundary as they would be incompatible with the layout of the development. The removal of these trees to facilitate the creation of an acceptable layout is accepted and would be compensated for as part of the proposed landscaping strategy. 6 mature specimens would be removed from Sandieland Wood which is covered by a TPO. Of those to be removed, some are severely damaged, others display signs of ash dieback while one is dead. No high quality mature specimens would be removed and the majority of the woodland would not be affected by the development. Several self seeded understory trees would also be removed to facilitate the formation of the SUDS basin and children's play area. The specimens that would be removed are unlikely to grow into high quality, mature specimens due to overcrowding. The wider benefits of creating space for the SUDS basis and children's play area are discussed elsewhere in the report. Overall, the majority of trees at the site would be retained and would be incorporated into the design of the development. A condition can be added to ensure no additional trees are removed without the approval of the Planning Authority and to ensure those that would remain are adequately protected during construction. 89 trees would be planted across the development to compensate for those that would be removed and to increase overall tree cover as part of a broader landscaping strategy. The use of standard and heavy standard specimens would help provide instant impact while the use of a variety of native broadleaf specimens is welcome from a biodiversity perspective. While all planting would be beneficial to biodiversity, the planting along the eastern site boundary is of particular importance. The rear curtilages of plots 42 and 44 have been set back from the site boundary by a minimum of 2 metres at the request of the Planning Authority to create space for tree planting. 11 standard or heavy standard specimens consisting of native species such as whitebeam, maple and birch would be planted while an understory would be created using species such as willow and hazel. As no trees are currently found in this part of the site, the planting would create a corridor that would connect Sandieland Wood to existing trees on the northern and western site boundaries as well as provide a link from the woodland to the SSSI and SPA to the north. As this land would be located outwith the curtilage of the residential properties it would be allowed to establish over time and would become a key corridor for wildlife within the landscape. Overall, the proposal would comply with Policy 6 of NPF4, the New Development Supplementary Guidance on Trees and the Council's tree policy in that the majority of tree cover at the site would be retained and enhanced to the benefit of biodiversity. The proposal is also consistent with the approved Site Development Brief in respect of tree cover. The retention of the majority of tree cover across the site and the proposed landscaping would also contribute to the creation of a pleasant built environment, in line with Policy 14 of NPF4. In particular, the way planting has been used to break up areas of hardstanding is welcome. Given the site's proximity to Glasgow Airport, a condition can be added requesting the submission of a Bird Hazard Management Plan. This would allow the airport to ensure the species planted would not attract significant numbers of birds that could impact their operations.
Page 12
Overall, the proposal raises no concerns in respect of its impact on wildlife or the natural environment. The retention of the majority of tree cover across the site combined with measures such as the formation of a SUDS basin, additional native planting and the installation of bird and bat boxes would ensure the development would help enhance biodiversity at the site. As such, the proposal complies with Policy 3 of NPF4 and the Scottish Government's Planning Guidance on Biodiversity as well as Policy ENV 2 of the LDP and its associated supplementary guidance. Policy 22 of NPF4 as well as Policy I3 of the LDP and its associated supplementary guidance state that proposals must not increase the risk of flooding to others or be at risk of flooding themselves. A Flood Risk Assessment and Drainage Strategy Report have been submitted in support of the application which conclude that the development would not be at risk of flooding and could be drained in a sustainable manner. The report has been reviewed by the Council’s external flood and drainage consultant and, in principle, it is accepted that all aspects of the Council's guidance can be fully complied with. The drainage strategy has also been designed to cope with the impacts of heavier rainfall brought about by climate change, in line with the requirements of Policy 2 b) of NPF4. As such, it is considered that the proposal complies with Policy 22 of NPF4 as well as Policy I3 of the LDP and the associated supplementary guidance. A condition can be added to ensure a full drainage strategy is submitted for approval prior to the commencement of development and that all drainage measures are in place prior to the occupation of the first dwelling and maintained thereafter to the satisfaction of the Planning Authority. Foul waste would connect to the existing sewer while drinking water would be provided from the mains supply in line with the requirements of Policy 22 d) of NPF4. Scottish Water have not objected to the proposal. Environmental Protection have requested that conditions are applied in respect of potentially contaminated land while the Mining Remediation Authority have not objected to the proposal. As such, the site could be made safe for development in line with the requirements of Policy 9 of NPF4. The West of Scotland Archaeological Service has requested that a programme of archaeological works is carried out prior to the commencement of development to ensure any historic artefacts buried at the site are recovered and recorded. A condition can be added to ensure compliance. Context and Character The application site is located on the western edge of Erskine, with the site bound to the north, south and west by existing residential properties. The proposal would not significantly extend the settlement boundary beyond its current maximum extent and the proposal would represent a small addition to the existing settlement. The development would not introduce a new use into the area that would disturb the amenity of neighbouring properties while the density of the development would be in keeping with the surrounding built environment. The development would not look out of place when viewed from the existing settlement or from individual neighbouring residential properties given the site is bound by the existing built environment on three sides. No concerns have been raised by Environmental Protection in respect of noise from the nearby airport or possible air pollution caused by increased traffic on the road network.
Page 13
Although the land immediately to the east of the site is designated as greenbelt, the erection of a residential development would not impact on the greenbelt designation and the proposal would not fragment the greenbelt, limit its use or otherwise harm its environmental qualities. The development would share a 345 metre long border with the greenbelt which, for privacy and practical reasons, would be marked with fencing. 1.8 metre high timber fencing would be used to screen the rear curtilage of properties found along this boundary. However, only 95 metres of the boundary would be comprised of timber fencing and the longest continuous stretch would measure only 57 metres in length. The remaining 250 metres of boundary would be marked with a post and wire fence. The post and wire fencing would, when combined with landscaping that would be comprised of native species, soften the appearance of the development when viewed from the land to the east. A section of 1.8 metre high timber fencing that would have been located between units 20 and 21 has been replaced with post and wire fence at the request of the Planning Authority to help break up the extent of timber fencing and to allow for views out into the greenbelt from within the development. In addition, the road and parking area that would serve the electricity substation and wastewater pump station have been finished in grasscrete at the request of the Planning Authority. Reducing the amount of hardstanding in close proximity to the boundary would further minimise the visual impact the development and would increase the amount of permeable surfaces in line with Policy c) 22 of NPF4. It is therefore considered that the development would be compatible with the greenbelt designation and would not have an unacceptable visual impact when viewed from within the greenbelt. Children's Services have no objection to the proposal, subject to the developer paying a financial contribution for the following schools as they are operating at above 85% capacity. The contribution has been calculated in line with the Council's Developer Contributions (Education) Planning Guidance and works out as follows for each school: ▪ Park Mains High School - £285,600 ▪ Trinity High School - £128,800 The applicant has agreed to pay the contribution and an appropriate legal agreement can be entered into to ensure compliance. As such, the proposal complies with Policy 18 of NPF4 and Policy I8 of the LDP in that the impacts of the development on infrastructure can be mitigated. Overall, the proposal would be in keeping with the character of the surrounding area and would be consistent with the adopted spatial strategy. Buildings and Design The proposed development would create a varied streetscape, with a variety of detached and terraced dwellings as well as flats found across the site. The mix of house types and sizes means the proposal would comply with Policy P3 of the LDP and Policy 16 c) of NPF4 in that it would help widen the choice available to those looking to live in the area. 18 elderly amenity flats would be erected as part of the development and would be used by Bridgewater Housing Association to allow older tenants to reside independently with an element of support. Bridgewater Housing Association have written a statement in support of the application and this has been lodged as part of the package of the revised planning submission. Funding for the construction of these flats would be provided through the Renfrewshire Strategic Housing Investment Plan (SHIP) that was approved by the
Page 14
Communities and Housing Policy Board in August 2025. The proposal is therefore considered to comply with Policy 16 of NPF4 as well as Policy P3 of the LDP and the associated supplementary guidance in that up to 25% of the units on the site would be affordable homes that would help diversify housing stock provision within the area. All buildings, including the blocks of flats, would be of a size and design that is acceptable for the location and would not result in the overdevelopment of the site. The proposal raises no privacy or overlooking concerns and an acceptable amount of garden ground would be provided for all dwellings. Both the dwellings and blocks of flats would be finished in a combination of white render and stone while each of the buildings would have a pitched roof finished with grey roof tiles. The use of a common palette of materials is welcome. Both Policy 21 d) of NPF4 and the Council's supplementary guidance on open space provision require new developments to incorporate good quality, accessible play provision into their design. Policy 21 f) of NPF4 goes on to state that, as far as possible, new play provision should: ▪ provide stimulating environments ▪ provide a range of play experiences including opportunities to connect with nature ▪ be inclusive ▪ be suitable for different ages of children and young people ▪ be easily and safely accessible by children and young people independently, including those with a disability ▪ incorporate trees and/or other forms of greenery ▪ form an integral part of the surrounding neighbourhood ▪ be well overlooked for passive surveillance ▪ be linked directly to other open spaces and play areas A play area featuring both formal play equipment such as a slide and agility trail and pockets of open amenity space would be formed on the edge of Sandieland Wood, in the space created following the removal of trees discussed earlier in the report. The formal play equipment would have a natural timber finish that would not look out of place when viewed against the backdrop of the woodland. Children would also benefit from the opportunity to play in the portion of woodland that sits within the existing site but a post and wire fence would prevent access to the wider woodland and farmland beyond. Although the children's play area would be located in close proximity to the SUDS basin, a post and wire fence would prevent unauthorised access. The play area and open space would benefit from passive overlooking from housing to the west but would not raise any amenity issues for those living in these properties. The chosen location would ensure the woodland forms an integral part of the development layout while pillars on either side of the footpaths that lead into the area would create a gateway feature that further contributes to the overall quality of the layout. The construction of the sections of footpath that would connect the play area to the wider site would involve the installation of a no-dig cellular system on top of the existing land to avoid ground disturbance. Although the route of the paths has been designed to avoid the root protection zones of existing mature specimens, the cellular system would further protect the trees as well as the surrounding landscaping as it grows and matures. These sections of footpath would be finished with a recycled rubber and natural stone aggregate mix that would be appropriate for the setting. A condition would ensure the footpath is delivered to the approved specification. The provision of formal play equipment and open amenity space within a woodland setting is considered to comply with Policy 21 d) and f) of NPF4 and would contribute to the creation of
Page 15
a pleasant and distinctive environment in line with Policy 14 of NPF4. A condition can be added to ensure the play provision is constructed to the satisfaction of the Planning Authority. The choice of finishing materials for all areas of hardstanding would be acceptable and a condition can be added to ensure all areas are completed to the satisfaction of the Planning Authority. The applicant's sustainability statement notes that the development would exceed the requirements of current Building Regulations while technologies such as solar panels, air source heat pumps and EV charging facilities would be installed across the development. As such, the proposal would comply with Policies 1, 2 and 11 of NPF4 and Policy I4 of the LPD in that the proposal makes use of low and zero carbon technologies to reduce emissions. Provision for the storage and disposal of waste across all properties is considered acceptable in line with the requirements of Policy 12 of NPF4 as well as Policy I5 of the LDP and the relevant supplementary guidance. As such, the design of the development and the appearance and impact of the buildings contained within it are considered acceptable. Layout and Form The form of the proposed development would reflect the surrounding built environment. Properties would be built around the edge of the site while two small blocks would be located in the centre, creating a well-connected, permeable layout. The height introduced by the blocks of flats would help define the entrance to the development when viewed from the roundabout and existing streetscape. Hedging, standalone trees and small pockets of landscaping would be located across the site. The landscaping would soften the appearance of the development and would assist in the creation of a pleasant place to live in line with the requirements of Policy 14 of NPF4. The extent of boundary treatments visible from the streetscape would be limited while the sections that would be visible would be constructed using both timber fencing and stone pillars to improve the overall visual quality. A condition can be added to ensure all fences and boundary walls to be erected across the development are completed to the satisfaction of the Planning Authority. Retaining walls that would reach a maximum height of 2.45 metres would be located in several of the plots and would be used to provide level garden ground and an acceptable level of privacy for all properties. There are no concerns in respect of the height of the walls and a condition can be added to ensure full details of their design is provided prior to the commencement of development. Overall, the layout and form of the development raise no concerns. Representations All drawings and supporting information submitted by the applicant was considered sufficient by the Planning Authority and all relevant consultees to allow the application to be assessed in line with both The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 and the Development Plan. In respect of the claim that the proposal would result in the loss of greenbelt land, the site is not within the greenbelt. Instead, the land is an allocated housing site within the LDP.
Page 16
The limited environmental impact from the loss of sequestered carbon would be more than offset by the compensatory planting proposed by the applicant. Furthermore, the majority of tree cover at the site would be retained. In respect of the claim that facilities such as schools, GPs and dentists cannot cope with additional housing, the site is allocated as a housing site within the LDP. Through the preparation of the plan relevant consultees and interested parties would have been consulted and given the opportunity to raise concerns. In addition, a financial contribution from the developer would mitigate the impact the development would have on the education estate. The cumulative impact of recent residential developments in the area have been assessed through the LDP, as has how the allocation of the site for housing would interact with ongoing housebuilding in Dargavel. The risk of fire, risk of fly tipping, lack of a police presence in the area and potential impact on views are not material planning considerations. The potential for damage to occur to existing properties or for construction to harm the amenity of nearby properties are also not material planning considerations. The affordability or need for the housing is not a material planning consideration. However, it is noted that the proposal would increase supply in the area and 18 of the units would be taken on by Bridgewater Housing Association who have provided a bespoke statement as part of this application and indicated that there is a need for such properties. The existing Environmental Impact Assessment (EIA) Screening Opinion issued when the application was first received is still valid and the proposal would not have a significant effect on the environment. It is not accepted that the erection of a residential development in a residential area on a site that has been allocated as a housing site in the LDP and is consistent with all relevant criteria in the adopted Development Plan would breach anyone’s human rights. 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(s) and any associated legal agreement(s) and/or mechanism(s) required to secure them including those provisions under The Town and Country Planning (Scotland) Act in relation to the grant of permission for the proposed development. As detailed above, an appropriate form of legal agreement/mechanism would be required to secure the following planning obligations: ▪ £285,600 financial contribution towards Park Mains High School ▪ £128,800 financial contribution towards Trinity High School ▪ The provision of 18 flats that would be used as elderly amenity accommodation by Bridgewater Housing Association 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 and an appropriate form of legal agreement to secure the planning obligations discussed above. Recommendation
Page 17
Grant Subject to Conditions and the provision of a form of Legal Agreement/mechanism to secure planning obligations. 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 b) a Remediation Strategy and Implementation Plan identifying the proposed methods for implementing all remedial recommendations contained with the site investigation report 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 the occupation of any unit within an identified phase of development, the developer shall submit for the written approval of the Planning Authority: a) a Verification Report confirming completion of the works specified within the approved Remediation Strategy for that phase of development; or b) if remediation works are not required but soils are to be imported to site, a Verification Report confirming imported soils are suitable for use on the site shall be submitted to the Planning Authority and approved in writing Reason: To demonstrate that the works necessary to make the site suitable for use have been completed. 4. Prior to the commencement of development, a Construction Traffic Management Plan shall be submitted to, and approved in writing by, the Planning Authority. The approved Construction Traffic Management Plan shall be implemented prior to development commencing and remain in place until the development is complete. Reason: In the interests of road safety. 5. The vehicular and pedestrian access into the development shall be constructed in line with the requirements of the National Roads Development Guidance. Reason: In the interests of road safety.
Page 18
6. Prior to the commencement of development, full details of the following offsite upgrades that are identified in the Florish Road Walkover report (October 2025) shall be submitted to, and approved by, the Planning Authority: ▪ Provision of a dropped kerb crossing across Torran Drive ▪ Resurfacing of the Florish Road roundabout ▪ Provision of a zebra crossing to the west of Wrightlands Cresent ▪ Installation of a dropped kerb on the footway between 17 and 18 Sandielands Avenue Thereafter, all offsite upgrades shall be completed prior to the occupation of the final dwelling to the satisfaction of the Planning Authority, unless otherwise agreed in writing. Reason: To improve pedestrian connectivity. 7. No development shall take place 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 by the applicant, agreed by the West of Scotland Archaeology Service, 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 in agreement with the West of Scotland Archaeology Service. Reason: To ensure appropriate consideration of any archaeology given the possibility of such interest within the site. 8. Prior to the commencement of development, the applicant shall submit for the written approval of the Planning Authority: a) a timetable for the implementation of all soft landscaping and the footpaths through the area of open space shown on approved drawings "Landscape Proposal - Sheets 1-6 (June 2025)" b) a timetable for the implementation of the formal play equipment shown on the approved drawing "Play Area Design (June 2025)" c) a strategy for the future management and maintenance of all landscaped areas, footpaths and the play equipment, including provision for replacement planting if individual plants were to become diseased, die, become seriously damaged or are removed within 5 years of being planted All landscaping, footpaths and the formal play equipment shall thereafter be implemented in line with the aforementioned drawings and the agreed timetable, unless otherwise agreed in writing with the Planning Authority. The landscaping, footpaths and the formal play equipment shall also be maintained in line with the approved management statement for the lifetime of the development, unless otherwise agreed in writing with the Planning Authority. Reason: To ensure a robust landscaping strategy is implemented in the interests of visual amenity. 9. Tree removal shall only occur in line with approved drawing 182348-GIS002 (Tree Protection Plan) and no additional trees shall be removed unless agreed in writing in advance with the Planning Authority.
Page 19
All existing trees to be retained as part of the development shall be protected in line with the recommendations of the approved October 2025 Arboricultural Impact Assessment. For the avoidance of doubt, any retained trees which, within a period of five years from the completion of the development die, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless Renfrewshire Council as Planning Authority gives written consent to any variation. Reason: In the interests of visual amenity and nature conservation. 10. Prior to the commencement of development, the developer shall submit for the written approval of the Planning Authority, a Biodiversity Enhancement and Management Plan that sets out how the development would enhance biodiversity at the site in the long term. The plan shall set out timescales for the implementation of all measures identified in the report. Thereafter, all measures identified in the report shall be implemented to the satisfaction of Renfrewshire Council as Planning Authority in accordance with the agreed timescales, unless otherwise agreed in writing. Reason: To ensure appropriate provision is made for the long term enhancement of nature at the site. 11. Prior to the occupation of the final dwelling, all biodiversity measures shown on drawing 0321-PL-005C (Biodiversity Layout) shall be implemented to the satisfaction of Renfrewshire Council as Planning Authority, unless otherwise agreed in writing. Reason: To ensure appropriate provision is made for the long term enhancement of nature at the site. 12. Prior to the commencement of development, details of the design and finish of all retaining walls to be erected across the development shall be submitted to, and approved by, the Planning Authority. Thereafter, all retaining walls shall be constructed in line with the approved details to the satisfaction of Renfrewshire Council as Planning Authority, unless otherwise agreed in writing. Reason: In the interests of visual and residential amenity 13. Prior to occupation of any particular dwellinghouse or flat, any fence or wall to be erected in association with that plot shall be erected in accordance with approved drawing 0321-PL-003G, unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of visual and residential amenity. 14. Prior to occupation of the final dwelling, all fencing, walls and pillars to be erected in communal areas shall be erected in accordance with approved drawing 0321-PL-003G, unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of visual and residential amenity.
Page 20
15. Prior to the commencement of development, a Drainage Strategy shall be submitted to, and approved by, Renfrewshire Council as Planning Authority. The Drainage Strategy shall accord with the 'Council's Drainage Assessment - Notes for Guidance'. Thereafter, the approved Strategy shall be implemented in full 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. 16. The development shall be implemented in line with the approved Flood Risk Assessment (August 2025). Reason: To ensure the site is not at risk of flooding. 17. 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: a) monitoring of any standing water within the site temporary or permanent b) earthworks, soil stripping or excavation works c) sustainable urban drainage schemes (SUDS) d) maintenance of planted and landscaped areas 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. 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. 18. No development shall take place until full details of soft and water landscaping works have been submitted to and approved in writing by the Planning Authority, details must comply with Advice Note 3 ‘Potential Bird Hazards from Amenity Landscaping & Building Design’ (available at www.aoa.org.uk/publications/safeguarding.asp). These details shall include: a) The species, number and spacing of trees and shrubs b) Drainage details including SUDS – Such schemes must comply with Advice Note 6 ‘Potential Bird Hazards from Sustainable urban Drainage Schemes (SUDS) (available at www.aoa.org.uk/publications/safeguarding.asp ). No subsequent alterations to the approved landscaping scheme are to take place unless submitted to and approved in writing by the Planning Authority in consultation with Glasgow Airport. The scheme shall be implemented as approved. Reason: To avoid endangering the safe movement of aircraft and the operation of Glasgow Airport through the attraction of birds and an increase in the bird hazard risk of the application site. Advisory Note(s) 1. The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is
Page 21
encountered during development, this should be reported immediately to the Mining Remediation Authority on 0345 762 6846 or if a hazard is encountered on site call the emergency line 0800 288 4242. 2. 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 For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk