C- 25-0551-PP Scania Inchinnan Drive
Renfrewshire Council · 20 January 2026
Back to Planning and Climate Change Policy Board — 20 January 2026 and its agenda
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Planning and Climate Change Policy Board: 20 January 2025 Report by Chief Planning Officer Reference No 25/0551/PP Application Type Planning Permission (Local) Proposal Erection of industrial unit to accommodate use classes 5 and 6 with associated yard space, access, and landscaping Location Land To Southeast of roundabout junction with Greenock Road, Inchinnan Drive, Inchinnan Ward 12 - Erskine and Inchinnan Community Council Inchinnan Community Council Applicant Mr Michael McDowall West Ranga Property Group 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=SZ83I2MWJND00 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, Councillors Nicolson, Campbell and Airlie- Nicolson have requested that the application be determined by the Planning and Climate Change Policy Board due to the potential loss of woodland/habitat area with significant local ecology and its location adjacent to a Site of Special Scientific Interest (SSSI), an area of natural habitat and a Special Protection Area (SPA). Proposal This application seeks consent for the erection of an industrial unit to accommodate use classes 5 and 6 with associated yard space, access, and landscaping. The purpose-built vehicle workshop and office facility would be located to the centre of the site, with 51 parking spaces found to the south of the building. The proposal also includes 40 HGV spaces. The industrial unit would have a total floor space of 2,097 square metres. The workshop/office facility would measure approximately 54.8 metres in width by 30 metres in depth and would feature a dual-pitched roof which would measure approximately 8.91 metres in height to the eaves and 10.42 metres to the ridge. The roof would be hidden behind the 10.6 metre parapet walls. The roof of the building would feature a roof ridge ventilator which would bring the overall height of the building to 11.407 metres. The supporting ancillary structures include a store located on the western side of the site, along Inchinnan Drive, and a Cycle Shelter and Smoke Shelter covered in transparent polycarbonate providing 8 cycle spaces in the main car park to the south of the site. Site Description The application site is situated on a space of vacant land which is characterised by an area of woodland and vegetation and is bound by Greenock Road to the north and Inchinnan Drive to the west. The site is located on the boundary between an area of Inchinnan Industrial Estate to the west, including the Category A listed India of Inchinnan offices with an industrial unit to the southwest.
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The site is located to the west of the Site of Importance for Nature Conservation: Black Cart Water, and natural habitat. Access would be taken from Inchinnan Drive to the southwest of the proposed unit. Pre-Application Consultation with Officers The Scottish Government strongly encourages constructive pre-application discussions between prospective applicants and the Planning Authority. Pre-application discussions seek to identify key planning considerations at an early stage and help inform what supporting information is required to support a subsequent application. Pre-application discussions have taken place, focusing on the below: ▪ The scale of the development. ▪ The allocation of the site as a "Development Opportunity Site" within the Inchinnan Business Park Strategic Economic Investment Location under Policy E1 of the Local Development Plan (LDP 2021). ▪ Inchinnan Business Park forming part of the AMIDS. ▪ Potential constraints on the site, including the ecological value of the site and existing tree cover and retention, biodiversity gain and strategy. ▪ The proximity of the site to the Black Cart SPA and potential impact of the development and requirements of appropriate consultations. Negotiated Improvements Following submission, of the application, the proposed planting and tree cover was altered in light of concerns over the loss of trees and habitat to allow for increased planting and tree coverage. Site History The site has no specific planning history. Consultations ▪ Glasgow Airport Safeguarding - No aerodrome safeguarding objection provided conditions are attached to any permission relating to a glint and glare assessment, provision of a planting scheme and Bird Hazard Management Plan, respectively. An advisory note should also be added relating to the usage of cranes during construction. ▪ Environment, Health and Infrastructure (Environmental Protection) -. No objections subject to conditions relating to site investigation and contaminated land. ▪ Chief Executive's (Roads Development) - No objections subject to conditions relating to provision of an adoptable 3m wide shared cycleway with 0.5m verge separation across the frontage of the site, details of improvements proposed to pedestrian facilities on Inchinnan Road, a Travel Plan and cycle parking. ▪ National Air Traffic Services (NATS) - No safeguarding objections. ▪ NatureScot – No objections subject to mitigation secured by conditions to protect the interests of the internationally important natural heritage. ▪ Councils External Ecology and Biodiversity Advisor (Ironside Farrar) - Consulted to review the submitted Preliminary Ecological Appraisal, Tree Survey and Landscape Plans. Did not raise any objections and concluded that the documents were considered to demonstrate adherence to relevant policies and guidance. ▪ Scottish Water - No objections.
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▪ Scottish Environmental Protection Agency (SEPA) – No locus or remit to provide a consultation response. ▪ Inchinnan Community Council - Report submitted which highlighted concerns with omissions in the submission of the application. Concerns that the proposal fails to comply with the Development Plan as a whole, and with the Local Development Plan. ▪ Historic Environment Scotland (HES) - No comments. ▪ Scottish Forestry – No objections but advised that where woodland is identified for removal, compensatory planting equal to that which is being removed is required. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: ▪ Object - 2 ▪ Support - 0 ▪ Neutral - 0 The issues raised can be summarised as follows: 1. The submitted plans fail to meet the correct criteria for validation. 2. Concerns on lack of clarify on use classes and omissions from the description of the application. 3. Concerns of loss of biodiversity and adverse impacts on locally important habitats and species. 4. Concerns of clearance of unmanaged woodland and loss of trees removing carbon sequestration and cooling. 5. Drainage does not incorporate blue-green infrastructure or nature-based solutions. 6. Concerns of cumulative impact on climate mitigation, loss of biodiversity and landscape character. 7. The site was subject to a TPO request which is to be reconsidered. 8. Concerns of detrimental impact on the adjacent listed buildings - Category A India of Inchinnan Officers and Category C Town of Inchinnan Farmhouse, and subsequently the wider historic environment. 9. Concerns of detrimental impact on the landscape. 10. The site directly adjoins the designated Greenbelt, and the proposed development would be of detriment to the landscape setting, visual containment and environmental quality. 11. Concerns of lack of substantive assessment in relation to the energy performance, use of renewable or low-carbon technologies or alignment with requirements of NPF policy. 12. Concerns that the proposal does not meet the requirements of a 'successful place' set out by Policy 14 of NPF4. 13. Concerns that the drainage strategy is heavily reliant on engineered infrastructure and does not represent a fully integrated, above ground blue-green solution. 14. Concerns relating to the lack of a Noise Impact Assessment or Lighting Impact Assessment despite the HFV intensive nature of the use, and concerns that this would have a detrimental impact on the greenbelt and residential amenity. 15. The proposal is located on land that is owned by Scottish Enterprise and prior to the application, the Inchinnan Development Trust actively sought purchase of the land with the purpose of safeguarding its ecological, biodiversity and visual value for community benefit. 16. The proposal fails to demonstrate any community benefit and displace rather than enables opportunity for community ownership.
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17. A recent survey was promoted by Inchinnan Development Trust and Inchinnan Community Council in relation to the proposed development highlighting concerns of the impact of the proposal on the local community. 18. The allocation of the site for business and industry is historic and has been rolled forward through successive plans without any up-to-date assessment of the site's changed baseline conditions. 19. The application fails to take full account of environmental constraints and surrounding amenity in conflict with wider objectives on climate mitigation. 20. The proposal has potential Human Right implications for neighbours. 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 ▪ 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 13 - Sustainable transport ▪ Policy 14 - Design, quality and place ▪ Policy 22 - Flood risk and water management ▪ Policy 23 - Health and safety ▪ Policy 26 - Business and industry Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy E1 - Renfrewshire's Economic Investment Locations ▪ Policy E2 - City Deal Investment Framework ▪ Policy ENV2 - Natural Heritage ▪ Policy I1 - Connecting Places ▪ Policy I3 - Flooding and Drainage ▪ Policy I7 - Zero and Low Carbon Buildings Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ New Development Supplementary Guidance 2022 ▪ Delivering the Places Strategy - Creating Places ▪ Renfrewshire Planning and Development Tree Policy 2022 ▪ Delivering the Spatial Strategy - Economy Submitted Reports and Assessments The following reports and assessments were submitted in support of the application:
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▪ Planning Statement - Provides details of the site and context, planning history, pre- application consultation, description of development and planning policy context and assessment. ▪ Design and Access Statement - outlines the design of the proposed development in relation to the context of the setting and local environment. Details the consideration of the site in relation to sustainable forms of transport. ▪ Drainage Strategy and Flood Risk Assessment - Provides details on site access, internal arrangement, parking provision, development trip generation and anticipated highway impacts. Concludes that the site is not located in an area which is at risk from flooding from river and coastal waters. ▪ Preliminary Ecological Appraisal - Outlines potential impact to local habitats and protected species, as well as nearby designated sites including the Black Cart SPA/SSSI and the Inner Clyde SPA/RAMSAR/SSSI. Concludes that with the implementation of recommended mitigation measures, seasonal restrictions ▪ Habitats Regulations Assessment - Report to inform Appropriate Assessment. The assessment concluded that the Proposed Development would not adversely affect the integrity of the Black Cart SPA and Inner Clyde SPA and Ramsar. It is considered that the proposed development would not have an adverse effect on the integrity of the Habitats sites either alone or in combination with other plans of project dependent on mitigation measures being secured by planning conditions. Subject to the application being granted and the mitigation measures secured, it is considered that the proposed works do not have the capacity of causing an adverse effect on the site. ▪ Energy Statement - Demonstrates how passive and active design measures have been considered in the proposed development in line with local and national policy to limit operational energy demands and carbon dioxide emissions. ▪ Preliminary Environmental Risk Assessment - Summarises historic and current land use in an environmental context regarding the suitability of the proposed development and recommends mitigation measures to minimise potential impact of the development. ▪ Topographical Survey - Details the topography of the site as existing. ▪ Transport Statement - Concludes that the proposed development can be accommodated into existing transport infrastructure with minimal impact. Outlines that the development will not have a detrimental impact on the local and strategic road network with no requirement for additional road's infrastructure above the proposed access arrangements. ▪ Tree Survey Report - Provides details of a tree survey outlining the trees present on site and their quality. ▪ Arboricultural Impact Assessment - Concludes that the proposed schedule of removal will have minimal impact on the amenity value and scene of the wider surrounding area, and that there will be minimal impact on the trees to be retained and they will continue to provide a degree of screening from outside the site. States that the proposals meet local and national planning policies from an arboricultural perspective. ▪ Noise Impact Assessment - Includes a description of the existing noise environment in and around the site, noise surveys undertaken and results used to verify predictions of the short term and long-term effects of noise. Findings show that noise from the
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proposed development would result in a neutral effect at all identified noise sensitive receptors. ▪ Lighting Impact Assessment - Outlines the external lighting located within the site in relation to health and safety, including the levels of illumination, hours of illumination, impact on residential dwellings and controls 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 Section 25 of the Town and Country Planning (Scotland) Act requires decisions on planning applications to be made in accordance with the Development Plan unless material considerations indicate otherwise. In this instance, the Development Plan comprises the National Planning Framework 4 (2023) and the adopted Local Development Plan 2021. Key matters in the assessment of this application are its location between the greenbelt and industrial estate, the requirement for a workshop on the site and impacts on the environment and infrastructure. Policy E1 of the Local Development Plan supports the development of Class 4 Business, Class 5 General Industry and Class 6 Storage and Distribution development as well as airport related uses and ancillary service provision, along with support for a wider range of employment generated uses. As the proposed development is for Class 5 and 6 use, it is considered an appropriate use for this site on this basis. The proposed development is located within a Strategic Economic Investment Location (SEIL) as part of the Advanced Manufacturing and Innovation District Scotland (AMIDS), where the role and function are allocated to as Distribution and Logistics/Manufacturing/Engineering/Green, Technologies/Life, Sciences/Research and Development/Airport related uses. On the proposals map the site is identified as a Development Opportunity Site. As the proposed use is a workshop, it is considered to fit this allocation and to be compatible with the surrounding industrial character of the area. Proposals in Policy E1 locations should align with the criteria set out in the New Development Supplementary Guidance 2022. One criterion in the Supplementary Guidance is that development proposals must support sustainable and inclusive economic growth as well as allowing diversification or transition into new economic sectors or clusters in response to changing markets and/or demand. Scania are an established business within Renfrewshire and this development would allow for the business to relocate and expand. This in turn would result in the creation of employment within the Inchinnan area and allow for sustainable economic growth of the AMIDS site and surrounding areas. The site shows evidence of previous development and was subject to drainage lines and materials from the India Tyre factory. Therefore, the site is considered to be a brownfield site. In accordance with Policy 9 of NPF4, the proposal would sustainably reuse previously used land and integrate with the surrounding and historic land use. Policy 9 states that proposals
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on brownfield land which has naturalised should be taken into account. The contribution of the use of brownfield land in conjunction with the proposed planting schedule presents the opportunity to enhance biodiversity in the area to improve wellbeing and the environment. Matters relating to biodiversity are addressed in the below section of the report. As the site is allocated for development and is supported by the policies in the LDP it is considered to be acceptable and in accordance with the strategy and spirit of the wider development plan. Moreover, this proposal would bring an industrial use to an area which is characterised by its industrial past and present. Due to the nature of the proposal and its position, the proposal is not considered to have a detrimental impact existing surrounding uses or potential economic investment within the area. The specific criteria for waste management infrastructure is not relevant to this proposal. Furthermore, due weight is afforded to the fact that this proposal would see the relocation of the Scania business from its previous location on Clyde Street, Renfrew on an allocated housing site, freeing the land for more appropriate uses in accordance with Policy P2 of the Local Development Plan where a 5-year supply of housing land will be required to be maintained at all times, which supports the delivery of sustainable mixed communities throughout Renfrewshire. Policy E2 of the Local Development Plan states that City Deal Investment aims to make a significant contribution to the Renfrewshire economy and sustainable and inclusive economic growth including increased employment; the health of Renfrewshire's centers; the delivery of new homes; the visitor economy; and enhanced accessibility and connectivity across Renfrewshire. The proposal is considered to comply with these policies as the move from the Renfrew location would open opportunities for housing provision in more appropriate areas within Renfrewshire while also allowing for job retention and economic sustainability within the Council itself, highlighting Renfrewshire as an attractive location for commercial activity. Proposals must not impact upon the existing uses or potential economic investment within the area. As the proposal is situated on a currently vacant site and in close proximity to the Inchinnan Business Park, it is not considered to impact upon the existing uses or potential economic investment within the area as outlined in the Delivering the Spatial Strategy - Economy section of the Local Development Plan. Policy 14 of NPF4 seeks to ensure that proposals are designed to improve the quality of an area whether in urban or rural locations and regardless of scale. The nature of the proposed development and the character of the surrounding site are compatible as the site is surrounded by compatible and similar uses including Class 4, 5 and 6. The western side of Inchinnan Drive is characterised by buildings of varying scale occupied by business, industrial and other related uses. The scale, finish, design, and layout of the proposed development is commensurate with the appearance of the area and in keeping with the industrial character. Due to the proximity of the site to the Category A listed India of Inchinnan offices, Historic Environment Scotland (HES) were consulted on the proposal and provided no comments in response. There will be no detrimental impact on surrounding residential amenity or the natural or historic environment. Therefore, in this regard, the development is also considered to be compatible with Policy ENV3 of the LDP 2021. The yard areas are appropriately screened from external vantage points on the surrounding roads by retained and planted trees and therefore, there are no significant concerns of detrimental impact on the visual amenity of the area as a result. In view of the above, the development is compliant with Policies E1 of the LDP and 26 of NPF4.
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Policy 26 supports proposals for business and industry on LDP allocated sites where compatible with business function and character on LDP allocated sites. As the proposal is located on a Development Opportunity Site, it is considered to comply with the policy in this regard. The policy outlines that development proposals for business and industry must take into account the impact on surrounding residential amenity, sensitive uses and the natural and historic environment. As outlined above, the proposal takes consideration of the adjacent SPA and SSI and the historic assets including India of Inchinnan, therefore the proposal is considered to be compliant with this policy in this view. With regards to residential amenity, there are no residential properties in the direct vicinity of the site and therefore there are no significant concerns of detrimental impact on amenity. The Council’s Environmental Protection service have been consulted on the proposal and initially submitted a holding objection to the proposal subject to the submission of a Noise Impact Assessment which required to identify and mitigate any noise impact on residential amenity or the greenbelt. Following this, a Noise Impact Assessment was submitted and this confirmed that the proposal would not have an adverse impact on residential amenity in relation to noise. Environmental Protection subsequently provided a re-consultation response confirming no objections subject to conditions. Proposals in E1 locations must demonstrate that the development does not have an adverse effect on the integrity of any European sites. Regarding European Sites, a Habitats Regulations Appraisal (HRA) and Appropriate Assessment (AA) have been undertaken, and mitigation in the form of planning conditions are required to ensure the qualifying interests of the Black Cart SPA are protected. The conditions would restrict construction works to the summer months. If winter working were to take place, a condition is also proposed for an Ecological Clerk of Works to be appointed to oversee the works and ensure the qualifying interests of the SPA are protected. Additionally, conditions are also proposed to secure mitigation which would ensure that there are no whooper swans within the area during the construction period. The consultation response from NatureScot aligns with the above, and they have recommended planning conditions. The Councils External Ecology Advisor (Ironside Farrar) have also reviewed the development and the supporting ecological information and have confirmed they have no objections. Climate, Nature, and Biodiversity It is important to recognise that the site is in close proximity to sites of ecological importance, the Black Cart Special Protection Area (SPA) which is classified for its population of non- breeding (wintering) whooper swans qualifying interests. However, NatureScot were consulted on the proposal, and it was highlighted as part of this that the area of land to which this application related appears to be currently covered by rough grassland and scrubby trees. Therefore, it has been established that the site is not considered to include any habitat which could be utilised by the whooper swans at present, and therefore there would be no direct loss of whooper swan habitat as a result of the proposal. It was concluded and agreed with NatureScot that subject to the conditions provided, that beyond any reasonable scientific doubt there will be no adverse effect on the integrity of the site either on its own or in conjunction with other policies. The Black Cart SSI shares the same boundary as the SPA. The mitigation advised for the SPA would also be considered significant to ensure the objectives of designation would not be compromised. NatureScot have also confirmed that if the mitigation measures provided were to be implemented it is possible that the measures could contribute to enhancing biodiversity on the site, and retaining connections to the wider landscape, including the Black Cart Water
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riparian environment to the south to facilitate the movement of wildlife. It is important to note the proximity of the site to the SSSI and any impact that would be created as a result of the development. Notwithstanding this, the mitigations in place to protect the SPA are also relevant to the SSSI and subject to appropriate planning conditions, there will be no direct impact on these designations. Therefore, subject to the appropriate conditions, the application is considered to comply with Policy 3 and Policy 4 of NPF4 as it has the opportunity to enhance biodiversity within a site of European significance. As outlined above, an Appropriate Assessment has been undertaken as part of this application, and an independent audit of the documents submitted with the application has also been carried out, concluding that the proposed development will not adversely affect the integrity of the SPA, and the Conservation Objectives for the Black Cart SPA will continue to be met should the planning application be consented provided that the mitigation measures are applied as detailed above. Therefore, through the imposition of the appropriate planning conditions, this would allow for the proposal to comply with Policy ENV2 of the LDP. Beyond the above and more broadly, it is relevant to note that the proposal has also been screened against The Town and Country Planning Environmental Impact Assessment) (Scotland) Regulations 2017 and concluded that an Environmental Impact Assessment (EIA) is not required in this instance. Policy 6 of NPF4 and Policy ENV2 of LDP 2021 are similar in that they both outline a commitment to support the protection, expansion and improvement of tree and woodland cover for its nature conservation value. The relevant New Development Supplementary Guidance encourages the positive management of trees while Renfrewshire's Planning & Development Tree Policy provides additional guidance. The retention of trees along the eastern and northern boundaries of the site, along with compensatory additional planting will ensure that the development is acceptable with regard to the character of the place as it will screen the development from Inchinnan Drive and Greenock Road whilst also ensuring that the environmental quality of the site is retained in accordance with the aforementioned policies. In addition to the above, it is also relevant to note that the trees located within the application site have been subject to a separate Tree Preservation Order (TPO) request process. The independent arboricultural assessment undertaken as part of this request concluded that the trees in this case do not merit being subject to a TPO. Scottish Forestry have been consulted on the proposed development and have raised no objections but have advised that where woodland is identified for removal, compensatory planting equal to that which is being removed should be provided. However, as the application site is allocated for industry, and as supported by the external audit of the documents submitted with the application, the development is considered to be in alignment with National and Local policies. The tree survey identifies 36 trees with no Category A trees and 3 individual trees and 1 group recorded as Category B. Most of the mature trees run along the boundaries of the site which the development footprint avoids, and therefore most mature trees will be retained on site and provide screening for the development mitigating against visual impact. A replanting plan has been submitted, and the applicant has sought to maximise opportunities for new planting and biodiversity across the site. As outlined in the Tree Management Plan most of the trees situated on the site are located along the eastern boundary adjacent to the proposed structure and therefore overall, most of the existing woodland character will be retained. On balance, this is considered to be acceptable with due weight given to the development layout, the compensatory planting and
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the economic benefits and compliance with economic policies as outlined in the above assessment. Policy 9 of NPF4 states that development proposals that will result in the sustainable reuse of brownfield land will be supported. It is stated that Greenfield development will only be supported if within a site allocated for development or supported by policies of the LDP. While there is no planning history, and the site has remained vacant for several years, as outlined above, there is evidence of past development on the site. Moreover, the site is allocated for development and therefore is also supported by Policy I1 of the Local Development Plan Therefore, the proposal is considered to be compliant with Policy 9 of NPF4 which requires the value of regenerated sites to be considered as done so in this proposal. Additionally, the proposal has been reviewed by the Council’s external ecology and biodiversity consultee/advisor (Ironside Farrar) highlighting that the Preliminary Ecological Appraisal submitted with the proposal is robust and well justified. This consultee advises that the proposed tree planting is deemed sufficient to compensate for the vegetation being removed and which, together with the retained trees would provide screening which would allow for the integration of the development into the surroundings. It is also noted that the species for the new planting areas will contribute to supporting biodiversity and allow for the visual containment of the proposed. It was highlighted that there is particular notice to the proposed 'flowering lawn mix' and wildflower seeding which could further support the Pollinator Strategy for Scotland as the site is located within a Buglife target 'insect pathway'. Therefore, this is supportive of Policy 3 and Policy ENV2. An energy design analysis, with provision for the incorporation of renewable or low carbon energy technology has been submitted in support of the application. This will also ensure compliance with Policy 1 of NPF4 and Policy I7 of the LDP 2021. A drainage and flood risk assessment has been submitted with the application which shows the proposal is compliant with Policies I3 of the LDP and 22 of NPF4, respectively. Surface water would be managed through a SUDS system which incorporates permeable paving, swales, below-ground attenuation and soft landscape infiltration which supports biodiversity in the area and ensures that water quality is retained without the risk of river or surface water flooding. Therefore, the proposal is compliant with Policy 2. Transport and Accessibility Policy 13 of NPF4 and Policy I1 of LDP 2021 are similar in that they both promote the development of places which prioritise active travel by walking, wheeling, cycling and public transport, and ensure accessibility and integration with active travel routes. It is also highlighted that development must avoid significant impacts on the operation of local and trunk roads. The proposed development can be accessed directly from Inchinnan Drive and Greenock Road which is considered capable for serving the development. The site is in close proximity to bus stops on Inchinnan Drive and Greenock Road (A8), and the recent upgrades to the A8 to provide cycle path and pedestrian connected to Inchinnan and beyond to AMIDS and Renfrew. Therefore, on this basis the site has good accessibility to sustainable transport in line with the above policy. In accordance with the consultation from Roads Development, it is proposed that a dedicated pedestrian access is provided to ensure safe and direct connectivity. Appropriately worded planning conditions can be added to this application to ensure that the development is compliant with the active travel requirements of the Development Plan.
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A Transport Statement has been submitted in support of the application which highlights that the proposed development will not have a detrimental impact on the capacity or operation of the surrounding local and trunk road networks and outline. Roads Development have been consulted on the proposal and have provided no objections with regard to traffic generation, road safety or the capacity of the local road network, subject to conditions to improve cycle connectivity and pedestrian services in the interests of promoting safe and sustainable transport to the site in compliance with Policy I1 and 13, respectively. With regards to Policy 23 of NPF4, which states that development proposals with adverse impact on the health and safety of people and the environment will not be supported, an External Lighting Impact Assessment, which outlines mitigation measures against light pollution, and a Noise Impact Assessment (NIA) have been submitted with the application. While Environmental Health originally submitted a holding objection with the requirement of the NIA to be submitted, following its submission and review, it was deemed satisfactory, and the holding objection was removed. As the proposal is expected to have a neutral impact, the proposal is considered to comply with Policy 23. Representations The majority of the matters raised in the letters of representation have been addressed in the foregoing assessment however a summary of the points raised is also set out below with a response below each highlighted in bold. 1. The submitted plans fail to meet the correct criteria for validation The application was validated in line with the requirements of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. The plans were considered to clearly identify the site and the scope of the proposal. 2. Concerns on lack of clarify on use classes and omissions from the description of the application. The submitted description was considered adequate and covered the scope of the proposal. 3. Concerns of loss of biodiversity and adverse impacts on locally important habitats and species. The matters relating to biodiversity have been addressed in the foregoing assessment. The Preliminary Ecological Appraisal and Tree Management Plans have been assessed by both the Councils external Ecology Advisor (Ironside Farrar) and NatureScot and the information submitted is considered to be robust and accurate. As above, the proposal has the potential to enhance biodiversity in the area. 4. Concerns of clearance of unmanaged woodland and loss of trees removing carbon sequestration and cooling. As previously stated, the proposal includes the retention of trees and compensatory planting to offset trees which require to be removed to accommodate the development. The Tree plan has been reviewed by the Councils external Ecology and Biodiversity Advisor (Ironside Farrar) and they have confirmed it as being sufficient for the proposal and not to have a detrimental impact on the area.
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5. Drainage does not incorporate blue-green infrastructure or nature-based solutions. Matters relating to drainage have been addressed in the foregoing assessment. 6. Concerns of cumulative impact on climate mitigation, loss of biodiversity and landscape character. As stated in the foregoing assessment, the proposal has the opportunity to enhance biodiversity in the area and is not considered to be detrimental to the character of the surrounding landscape. 7. The site was subject to a TPO request which is to be reconsidered. The trees located within the application site have been subject to a separate Tree Preservation Order (TPO) request process. The independent arboricultural assessment undertaken as part of this request concluded that the trees in this case do not merit being subject to a TPO. 8. Concerns of detrimental impact on the adjacent listed buildings - Category A India of Inchinnan Offices and Category C Town of Inchinnan Farmhouse, and subsequently the wider historic environment. Historic Environment Scotland were consulted on the proposals and had no comments to make. Due to the nature of the site and the distance from the aforementioned listed buildings, there are no concerns of direct or indirect detrimental impact on the setting of wider historic environment. 9. Concerns of detrimental impact on the landscape. The proposal is considered to be in keeping with the surrounding industrial character of the area. 10. The site directly adjoins the designated Greenbelt, and the proposed development would be of detriment to the landscape setting, visual containment and environmental quality. The application site is allocated for development in the Council's adopted Local Development Plan. 11. Concerns of lack of substantive assessment in relation to the energy performance, use of renewable or low-carbon technologies or alignment with requirements of NPF policy. An Energy Statement has been submitted with the application which outlines how passive and active design measures have been considered and integrated into the proposed development in accordance with the Development Plan. The proposed development includes passive design measures to limit the operational energy demands of the building and includes local Low and Zero Carbon Generating Technologies (LZCGTs) in the form of solar PV and air sourced heat pumps. 12. Concerns that the proposal does not meet the requirements of a 'successful place' set out by Policy 14 of NPF4. The proposal has been assessed against this policy in the foregoing assessment.
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13. Concerns that the drainage strategy is heavily reliant on engineered infrastructure and does not represent a fully integrated, above ground blue-green solution. Matters relating to drainage have been addressed in the foregoing assessment. 14. Concerns relating to the lack of a Noise Impact Assessment or Lighting Impact Assessment despite the HFV intensive nature of the use, and concerns that this would have a detrimental impact on the greenbelt. A Lighting Impact Assessment has been prepared addressing any light pollution created by the proposed development. A Noise Impact Assessment has also been submitted, which shows that the proposed development will have a neutral impact in relation to noise. This has been reviewed by the Council’s Environmental Protection Team, who have deemed it to be satisfactory. Therefore, there are no significant concerns of impact on residential amenity in this regard. 15. The proposal is located on land that is owned by Scottish Enterprise and prior to the application, the Inchinnan Development Trust actively sought purchase of the land with the purpose of safeguarding its ecological, biodiversity and visual value for community benefit. The ownership of the land is not a material planning consideration. The applicant has expressed interest in future community benefits within the Council area, and the use would generate employment and economic benefit to the area. 16. The proposal fails to demonstrate any community benefit and displace rather than enables opportunity for community ownership. A recent survey was promoted by Inchinnan Development Trust and Inchinnan Community Council which opposes the development. As above, the applicant has expressed interest in community benefit and collaboration in the future. The application is an allocated site for industrial use and the proposal is considered appropriate for this site in this regard. 17. The allocation of the site for business and industry is historic and has been rolled forward through successive plans without any up-to-date assessment of the site's changed baseline conditions. The proposal must be assessed against the current adopted Local Development Plan. In this regard, the proposal is considered to comply with the site, relevant policy and surrounding land uses. 18. The application fails to take full account of environmental constraints and surrounding amenity in conflict with wider objectives on climate mitigation The impact on climate related policy has been addressed in the foregoing assessment. 19. The proposal has potential Human Rights implications for neighbours in regard to interference of privacy, home or family life and peaceful enjoyment of their possessions The proposal is on an allocated site and is considered to comply with the relevant policies. 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
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those provisions under The Town and Country Planning (Scotland) Act in relation to the grant of permission for the proposed development: None required. Conclusion In view of the above, it is considered that the proposal would accord with the relevant provisions of the Development Plan. The proposal is on site allocated for industry in accordance with Policy E1, and there is significant weight to the economic benefits which would be brought as a result. While the development would result in the loss of some trees, the implementation of compensatory planting and appropriate ecological mitigation conditions would result in an improvement to biodiversity in the area, with no direct impact on either the SPA or SSSI. The proposal will utilise good transport links to active travel connections and will have no adverse impact on residential amenity. On balance, the development is considered to be acceptable 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. 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 Renfrewshire Council as Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. 3. Prior to occupation of any 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 and approved in writing by Renfrewshire Council as Planning Authority.
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Reason: To demonstrate that works required to make the site suitable for use have been completed. 4. Notwithstanding the details shown on the approved plans, no solar panel(s) shall be installed within this development until a Glint and Glare Assessment against all aviation receptors, which has been produced in compliance with industry standard, demonstrating that any solar panel(s) will not have a detrimental impact on the safe and efficient operation of Glasgow Airport has been submitted to and approved in writing by Renfrewshire Council as Planning Authority in consultation with Glasgow Airport. Should the materials, number, layout or orientation of proposed solar panel(s) be subsequently changed, a further Glint and Glare Assessment, which meets the same criteria as previous, shall be required. Reason: In the interest of aviation safety. 5. Prior to the implementation of any soft landscaping within the site, a revised planting scheme showing full details of soft and water landscaping works shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority in consultation with Glasgow Airport. Such details shall demonstrate compliance with CAST Advice Notes 1 and 3 (available at https://www.caa.co.uk/combined-aerodrome-safeguarding-team-cast/cast- publications/cast-advice-notes/) and shall include specific details of the species, number and spacing of trees and shrubs. Thereafter, the soft landscaping shall be implemented in strict accordance with the approved revised planting scheme. No subsequent alterations to the approved landscaping scheme are to take place unless submitted to and approved in writing by Renfrewshire Council as Planning Authority in consultation with Glasgow Airport. 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. 6. Prior to the commencement of development on site, a revised planting schedule which minimises bird attractants and bird strike risk shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority in consultation with Glasgow Airport. Thereafter, the approved revised planting schedule shall be implemented as approved following completion of the industrial unit and shall remain in force for the lifetime of the development. No subsequent alterations are to be made to the implemented approved planting schedule without first being submitted to and approved in writing by Renfrewshire Council as Planning Authority in consultation with Glasgow Airport. Reason: in the interests of safeguarding. 7. No development shall commence until a Bird Hazard Management Plan has been submitted to and approved in writing by Renfrewshire Council as Planning Authority in consultation with Glasgow Airport. The submitted plan shall include details of: ▪ Management of any flat/shallow pitched/green roofs on buildings within the site which may be attractive to nesting, roosting and "loafing" birds. ▪ Monitoring of any standing water within the site temporary or permanent;
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▪ Earthworks, soil stripping or excavation works. ▪ Compliance with CAST Advice Notes 1 and 3 (available at https://www.caa.co.uk/combined-aerodrome-safeguarding-team-cast/cast- publications/cast-advice-notes/) The approved Bird Hazard Management Plan shall be implemented as approved 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 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 operation of Glasgow Airport. 8. All construction works shall take place out with the wintering period from October to April inclusive when whooper swans are likely to be feeding and roosting in and around the Black Cart SPA. Notwithstanding this, if activities related to the construction of this development unavoidably have to be undertaken in the 'winter' months between October and April inclusive, no such works of any kind will take place until either: - a) Visual and acoustic screening has been installed around the entirety of the works site during the period of the year - May to September inclusive - when whooper swans are absent from the area. Details of the proposed screening shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority in consultation with NatureScot before any such works take place. Such details shall show screening which is adequate as to screen all site machinery/plant and operatives from any swans that are feeding within a 200- metre radius of the development site. The approved screening shall thereafter be implemented prior to works being undertaken and shall be maintained adequately for this purpose throughout the duration of any works relating to this development that must unavoidably take place during the whooper swan wintering period of October to April inclusive. Or - b) An appropriately qualified and adequately empowered Ecological Clerk of Works has confirmed in writing to Renfrewshire Council as Planning Authority in consultation with NatureScot that there are no whooper swans feeding anywhere within a 200m radius of the development site. This Ecological Clerk of Works shall be empowered with sufficient authority to pause or reschedule development operations in the event that feeding whooper swans are observed in locations where they are likely to be displaced by planned works (i.e. within a 200m buffer distance from the relevant works location). Records shall be kept of all decisions to proceed or postpone made by the appointed Ecological Clerk of Works as well as the reasons for these decisions, to be made available to Renfrewshire Council as Planning Authority and NatureScot post-construction. Reason: In the interests of maintaining the integrity of the SPA and conservation objectives for the Black Cart SPA and SSSI. 9. Prior to the commencement of development, plans shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority in consultation with the Councils Roads Development which show the following: ▪ An adoptable 3m wide shared cycleway with 0.5m verge separation shall be provided across the frontage of the site on Inchinnan Drive and shall extend
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to the south tangent point of the new site access and include dropped kerbs crossing both sides to facilitate a connection to the footway opposite. ▪ Details of improvements proposed to pedestrian facilities on Inchinnan Road to improve pedestrian facilities to connect with the existing network of footways and bus stops on Inchinnan Road. Thereafter, these approved details shall be implemented as approved prior to the industrial unit becoming operational and maintained as such for the lifetime of the development unless otherwise agreed in writing by Renfrewshire Council as Planning Authority in consultation with the Councils Roads Development. Reason: in the interests of Road Safety and the promotion of sustainable transport. 10. Prior to occupation of the industrial unit hereby approved, a Travel Plan that looks to reduce car dependency and promote sustainable travel by setting specific objectives and modal shift targets shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority in consultation with the Councils Roads Development. The Travel Plan shall include a system of management, monitoring, review and reporting, in respect of the sustainable modes of transport identified with timescales to be agreed in writing by the Planning Authority. Thereafter, the approved Travel Plan and all associated measures and proposals shall be implemented and maintained for the lifetime of the development otherwise agreed in writing by the Planning Authority. Reason: To ensure that a cohesive approach is taken to sustainable travel. 11. The approved cycle parking shown on the approved plan XX SCA1-ASA-00- EX.SI-D-A-0016_(SO-P03) shall be implemented prior to the industrial unit becoming operational and once installed shall be maintained for the lifetime of the development unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of promoting active travel. 12. Prior to the commencement of development, a plan detailing the forward sightline arrangements for drivers approaching the roundabout on the A8 Greenock Road to the step off area that accords with the safe stopping distance required for the speed of the road shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority in consultation with the Councils Roads Development Thereafter, the approved sightline details shall be implemented as approved prior to the industrial unit becoming operational and maintained as such for the lifetime of the development unless otherwise agreed in writing by Renfrewshire Council as Planning Authority in consultation with the Councils Roads Development. Reason: In the interest of road safety. 13. Prior to the commencement of development, a detailed design of the access into the site shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority in consultation with the Councils Roads Development. The access details provided shall ensure sightlines of 9m x 60m x 1.05m are provided from the centre of the proposed access in either direction. A full street lighting design of the new access shall also be provided and include an electronic lighting design (Lighting Reality format) showing the proposed layout,
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light levels, and other relevant details. Thereafter, the approved access details shall be implemented as approved prior to the industrial unit becoming operational and maintained as such for the lifetime of the development unless otherwise agreed in writing by Renfrewshire Council as Planning Authority in consultation with the Councils Roads Development. Reason: In the interests of Road Safety. 14. That the development hereby approved shall operate at all times in strict accordance with the recommendations and mitigation measures listed in the approved Noise Impact Assessment by Tetra Tech dated October 2025 unless otherwise agreed by Renfrewshire Council as Planning Authority. Reason: in the interests of the amenity of neighbouring properties. Advisory Note(s) 1. 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.htm2. 2. The Bird Hazard Management Plan must ensure that flat/shallow pitched roofs be constructed to allow access to all areas by foot using permanent fixed access stairs ladders or similar. The owner/occupier must not allow gulls, to nest, roost or loaf on the building. Checks must be made weekly or sooner if bird activity dictates, during the breeding season. Outside of the breeding season gull activity must be monitored and the roof checked regularly to ensure that gulls do not utilise the roof. Any gulls found nesting, roosting or loafing must be dispersed by the owner/occupier when detected. The owner/occupier must remove any nests or eggs found on the roof. The breeding season for gulls typically runs from March to June. The owner/occupier must obtain the appropriate licences where applicable Scottish Natural Heritage (SNH) before the removal of nests and eggs. For further information please contact Anna McGlone, Development Standards Team, Email: anna.mcglone@renfrewshire.gov.uk