Agenda Document Pack - Planning and Climate Change Policy Board - 20/01/2026
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.
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13/01/2026 Notice of Meeting and Agenda Planning and Climate Change Policy Board Date Time Venue Tuesday, 20 January 2026 13:00 Council Chambers (Renfrewshire), Council Headquarters, Renfrewshire House, Cotton Street, Paisley, PA1 1AN Membership Councillor Jim Paterson (Convener): Councillor Bruce MacFarlane (Depute Convener): Councillor Jennifer Adam: Councillor Alison Ann-Dowling: Councillor Andy Doig: Councillor Chris Gilmour: Councillor Edward Grady: Councillor Neill Graham: Councillor Anne Hannigan: Councillor Kenny MacLaren: Councillor Marie McGurk: Councillor John McNaughtan: Councillor Iain Nicolson: Councillor John Shaw: Councillor Ben Smith: Members of the Press and Public Members of the press and public wishing to attend the meeting should report to the customer service centre where they will be met and directed to the meeting. Further Information This is a meeting which is open to members of the public. A copy of the agenda and reports for this meeting will be available for inspection prior to the meeting at the Customer Service Centre, Renfrewshire House, Cotton Street, Paisley and online at http://renfrewshire.cmis.uk.com/renfrewshire/CouncilandBoards.aspx For further information, please email democratic-services@renfrewshire.gov.uk Hybrid Meeting Please note that this meeting is scheduled to be held in the Council Chambers. However, it is a hybrid meeting and arrangements have been made for members to join the meeting remotely should they wish. MARK CONAGHAN Head of Corporate Governance
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13/01/2026 Webcasting of Meeting This meeting will be filmed for live or subsequent broadcast via the Council’s internet site – at the start of the meeting the Convener will confirm if all or part of the meeting is being filmed. To find the webcast please navigate to https://renfrewshire.public-i.tv/core/portal/home
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13/01/2026 Items of business Apologies Apologies from members. Declarations of Interest and Transparency Statements Members are asked to declare an interest or make a transparency statement in any item(s) on the agenda and to provide a brief explanation of the nature of the interest or the transparency statement. 1 Revenue and Capital Budget Monitoring 2025/26 as at 14 November 2025 Joint report by Chief Executive and Directors of Finance & Resources and Environment, Housing & Infrastructure. 1 - 10 2 Service Standards - Building Standards Report by Chief Executive. 11 - 18 3 Tree Preservation Order Requests (Various Sites) Report by Chief Executive. 19 - 66 4 Ecocide (Scotland) Bill Report by Chief Executive. 67 - 74 5 Renfrewshire Local Development Plan 3 - Outcome of Gate Check Review Report by Chief Executive. 75 - 78 6 Glasgow Airport Airspace Change Proposal Report by Chief Executive. 79 - 82 7 Consultation on Scotland’s draft Climate Change Plan Report by Director of Environment, Housing & Infrastructure. 83 - 102 8 Planning Applications Planning applications to be determined by the Policy Board.
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13/01/2026 8(a) 25/0643/PP - Treeworks comprising of crown reduction of 5 trees, removal of 2 trees and associated maintenance works at Ground Between Normandy Hotel and Blythswood Industrial Estate, West Lodge Road, Renfrew by Ewan Mackay. 103 - 110 8(b) 22/0178/PP Residential development comprising fifty- seven dwellinghouses and eighteen flats, including access, drainage, landscaping and associated works at Site between Sandieland Wood and Florish Road, Erskine by Trustees of the Blyswood 1969 & Stewart Milne Group Ltd 111 - 132 8(c) 25/0551/PP Erection of industrial unit to accommodate use classes 5 and 6 with associated yard space, access, and landscaping at Land to Southeast of Roundabout Junction with Greenock Road, Inchinnan Drive, Inchinnan by Michael McDowall West Ranga Property Group 133 - 150 8(d) 25/0834/PP Use of land for open storage (Class 6), erection of fencing and associated works at West Lodge Road, Renfrew by Ewan Mackay 151 - 158
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PUBLIC ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 20 January 2026 ___________________________________________________________________ Report by: Chief Executive, Director of Finance and Resources and Director of Environment, Housing & Infrastructure ___________________________________________________________________ Heading: Revenue and Capital Budget Monitoring 2025/26 as at 14 November 2025 ___________________________________________________________________ 1. Summary 1.1 At the close of reporting Period 8 on 14 November 2025, the projected revenue outturn at 31 March 2026 for those services reporting to the Planning and Climate Change Policy Board was an underspend position of £0.032m (3.7%) against the revised budget for the year. 1.2 The projected capital outturn at 31 March 2026 for projects reporting to the Planning and Climate Change Policy Board, is a break-even position. 1.3 This is summarised in the table below and further detail is provided in the report and appendices. Revised Annual Budget £000 Projected Outturn £000 Budget Variance (Adv)/Fav £000 Budget Variance % Revenue Chief Executive’s Service (Planning Services) 642 610 32 5.0% Environment, Housing & Infrastructure (Climate) 214 214 0 0.0% Total 856 824 32 3.7% Capital Climate 875 875 0 0.0% Item 1 PACC200126 Page 1 of 158
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PUBLIC 2. Recommendations 2.1 Members are requested to: a) Note the projected Revenue outturn underspend position of £0.032m; and b) Note the projected Capital outturn break even position. 3. Revenue Budget Projection – underspend of £0.032m by 31 March 2026 3.1 The tables in Appendix 1 present the projected year-end position for all services reporting to this board, by both subjective analysis (what the budget is spent on) and objective analysis (which division is spending the budget). Significant variances affecting the projected position are analysed further below. 3.2 It should be noted that the projected outturn position reported here is based on the latest information available, which is subject to change during the financial year. The impact of any change on this projection will be updated at each board cycle until the close of reporting Period 10. 4. Objective Analysis – Significant Variances 4.1 There are no significant objective analysis variances to report at this stage in the financial year for the services reporting to this board. The variances within Planning Services reflect the financial impact of staff turnover and income under-recovery outlined in the subjective analysis. 5. Subjective Analysis – Significant Variances 5.1 Employee Costs – £0.192m underspend by 31 March 2026 The underspend, mainly within Planning Services, reflects the projected impact of increased levels of staff turnover in the first half of the financial year. Recruitment is ongoing to ensure teams operate at full capacity and expected start dates have been reflected in the projected outturn. 5.2 Income – £0.157m overspend (under-recovery) by 31 March 2026 This reflects the impact of a projected under-recovery in Planning Services income of £0.157m (8.7%). This income stream is very demand-led and impacted by the current economic and financial climate. At this stage in the financial year both Planning and Building Standards income levels remain marginally behind expected targets, with projected under-recoveries of £0.027m (4.3%) and £0.130m (11.7%) respectively. In previous financial years both income streams have experienced an upturn in fee levels in the Page 2 of 158
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PUBLIC final quarter of the financial year, and this will be closely monitored and updated, if required, in the next board report. 6. Revenue Budget Virements 6.1. Under the Council’s financial regulations, Directors and their nominated officers, in consultation with the Director of Finance and Resources, have certain delegated authority to transfer sums between subjective budget headings within a service division to enable budget management throughout the financial year. This is known as ‘budget virement’. 6.2. Transfers between divisions of the same service / department in excess of £100,000, and transfers between services / departments must be authorised by the respective service Director/Chief Executive and the Director of Finance and Resources for submission to the relevant policy board for approval. Future reports may therefore ask the board to approve budget adjustments that are deemed necessary for good budget management. There are no such requests this period. 7. Capital Budget Projection – break-even position by 31 March 2026 7.1. The approved Capital Investment Programme 2025/26 to 2029/30 for Planning and Climate Change is £0.875m. Further information on the projects listed in Appendix 2 was reported to the Board in May 2025. 7.2. The in-year Capital budget is forecast to break even by 31 March 2026. There are no budget adjustments to report. Page 3 of 158
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PUBLIC Implications of the Report 1. Financial The projected budget outturn position for the Planning and Climate Change Revenue budget is an underspend position of £0.032m (3.7%) at 31 March 2026. Income and expenditure will continue to be monitored closely for the rest of the financial year and as far as possible, steps will be taken to mitigate any overspend. The projected outturn position for the Planning and Climate Change Capital budget is break-even. 2. HR & Organisational Development While staffing budgets form a significant proportion of the Council’s revenue budgets, there are no direct implications arising from the recommendations in this report. 3. Community/Council Planning Community Plan Our Renfrewshire is thriving The Council’s revenue and capital spend ensures that its facilities are fit for purpose and safe for the community, to maximise accessibility. Our Renfrewshire is well Our Renfrewshire is fair Our Renfrewshire is safe Council Plan Reshaping our place, our economy, and our future The Council’s revenue and capital spend ensures that its facilities are fit for purpose and safe for the community, to maximise accessibility. Building strong, safe, and resilient communities Tackling inequality, ensuring opportunities for all Creating a sustainable Renfrewshire for all to enjoy Ongoing revenue and capital budget monitoring is a tool to enable good financial management so that the Council has resources now and in the future for continued service delivery. Working together to improve outcomes 4. Legal There are no direct implications arising from the recommendations in this report. Page 4 of 158
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PUBLIC 5. Property/Assets There are no direct implications arising from the recommendations in this report. 6. Information Technology There are no direct implications arising from the recommendations in this report. 7. Equality & Human Rights There are no direct implications arising from the recommendations in this report. 8. Health & Safety There are no direct implications arising from the recommendations in the report. 9. Procurement While Procurement is an important consideration prior to the Council incurring any revenue or capital spend, there are no direct implications arising from the recommendations in this report. 10. Risk The potential financial risk that the Council will overspend its approved revenue budgets for the year is managed at a Council-wide level by the Chief Executive and Directors. 11. Privacy Impact There are no direct implications arising from the recommendations in this report. 12. Cosla Policy Position N/a 13. Climate Change The establishment of the Sustainability Team and the Climate related capital projects noted in Appendix 2 will contribute to the Council’s target of reducing its carbon and other emissions to net zero by 2030. 14. Children’s Rights There are no direct implications arising from the recommendations in this report. Page 5 of 158
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PUBLIC List of Background Papers • Revenue Budget and Council Tax 2025/26, Council 27 February 2025 • The Capital Investment Programme 2025/26 to 2029/30, Council 27 February 2025 • Update on Renfrewshire’s Climate Change Action, Planning and Climate Change Policy Board 20 May 2025 Authors: Revenue - Valerie Howie, Finance Business Partner and Lisa Dickie, Finance Business Partner Capital - Linsey McGregor, Capital Accountant Page 6 of 158
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PUBLIC Appendix 1 RENFREWSHIRE COUNCIL REVENUE BUDGET MONITORING STATEMENT 2025/26 1 April 2025 to 14 November 2025 POLICY BOARD: PLANNING AND CLIMATE CHANGE Objective Summary Annual Budget at Period 6 Budget Adjustments Revised Annual Budget at Period 8 Projected Outturn Budget Variance (Adverse) or Favourable Previous Projected Outturn Variance Movement £000 £000 £000 £000 £000 % £000 £000 Chief Executive's Service (Planning Services) 643 (1) 642 610 32 5.0% 15 17 Environment, Housing and Infrastructure (Climate) 214 0 214 214 0 0.0% 0 0 NET EXPENDITURE 857 (1) 856 824 32 3.7% 15 17 Subjective Summary Annual Budget at Period 6 Budget Adjustments Revised Annual Budget at Period 8 Projected Outturn Budget Variance (Adverse) or Favourable Previous Projected Outturn Variance Movement £000 £000 £000 £000 £000 % £000 £000 Employees 2,012 77 2,089 1,897 192 13.5% 58 134 Premises Related 1 (1) 0 1 (1) 0.0% 0 (1) Transport Related 15 0 15 15 0 0.0% 0 0 Supplies and Services 220 (1) 219 230 (11) (34.3%) (8) (3) Third Party Payments 0 0 0 0 0 0.0% 0 0 Transfer Payments 92 1 93 84 9 9.8% 0 9 Support Services 317 0 317 317 0 0.0% 0 0 Depreciation and Impairment Losses 0 0 0 0 0 0.0% 0 0 GROSS EXPENDITURE 2,657 76 2,733 2,544 189 6.9% 50 139 Income (1,800) (77) (1,877) (1,720) (157) (8.7%) (35) (122) NET EXPENDITURE 857 (1) 856 824 32 3.7% 15 17 Page 7 of 158
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PUBLIC Appendix 1 RENFREWSHIRE COUNCIL REVENUE BUDGET MONITORING STATEMENT 2025/26 1 April 2025 to 14 November 2025 POLICY BOARD: PLANNING AND CLIMATE CHANGE - CHIEF EXECUTIVE'S SERVICE (PLANNING SERVICES) Objective Summary Annual Budget at Period 6 Budget Adjustments Revised Annual Budget at Period 8 Projected Outturn Budget Variance (Adverse) or Favourable Previous Projected Outturn Variance Movement £000 £000 £000 £000 £000 % £000 £000 Planning Strategy & Place 594 0 594 513 81 13.6% 23 58 Development Management 279 (1) 278 282 (4) (1.4%) (5) 1 Building Standards (230) 0 (230) (185) (45) (19.6%) (3) (42) NET EXPENDITURE 643 (1) 642 610 32 5.0% 15 17 Subjective Summary Annual Budget at Period 6 Budget Adjustments Revised Annual Budget at Period 8 Projected Outturn Budget Variance (Adverse) or Favourable Previous Projected Outturn Variance Movement £000 £000 £000 £000 £000 % £000 £000 Employees 1,758 77 1,835 1,652 183 10.0% 50 133 Premises Related 1 (1) 0 1 (1) 0.0% 0 (1) Transport Related 15 0 15 15 0 0.0% 0 0 Supplies and Services 193 (1) 192 194 (2) (1.0%) 0 (2) Third Party Payments 0 0 0 0 0 0.0% 0 0 Transfer Payments 91 1 92 83 9 9.8% 0 9 Support Services 317 0 317 317 0 0.0% 0 0 Depreciation and Impairment Losses 0 0 0 0 0 0.0% 0 0 GROSS EXPENDITURE 2,375 76 2,451 2,262 189 7.7% 50 139 Income (1,732) (77) (1,809) (1,652) (157) (8.7%) (35) (122) NET EXPENDITURE 643 (1) 642 610 32 5.0% 15 17 Page 8 of 158
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PUBLIC Appendix 1 RENFREWSHIRE COUNCIL REVENUE BUDGET MONITORING STATEMENT 2025/26 1 April 2025 to 14 November 2025 POLICY BOARD: PLANNING AND CLIMATE CHANGE - ENVIRONMENT, HOUSING & INFRASTRUCTURE (CLIMATE) Objective Summary Annual Budget at Period 6 Budget Adjustments Revised Annual Budget at Period 8 Projected Outturn Budget Variance (Adverse) or Favourable Previous Projected Outturn Variance Movement £000 £000 £000 £000 £000 % £000 £000 Climate 214 0 214 214 0 0.0% 0 0 Subjective Summary Annual Budget at Period 6 Budget Adjustments Revised Annual Budget at Period 8 Projected Outturn Budget Variance (Adverse) or Favourable Previous Projected Outturn Variance Movement £000 £000 £000 £000 £000 % £000 £000 Employees 254 0 254 245 9 3.5% 8 1 Premises Related 0 0 0 0 0 0.0% 0 0 Transport Related 0 0 0 0 0 0.0% 0 0 Supplies and Services 27 0 27 36 (9) (33.3%) (8) (1) Third Party Payments 0 0 0 0 0 0.0% 0 0 Transfer Payments 1 0 1 1 0 0.0% 0 0 Support Services 0 0 0 0 0 0.0% 0 0 Depreciation and Impairment Losses 0 0 0 0 0 0.0% 0 0 GROSS EXPENDITURE 282 0 282 282 0 0.0% 0 0 Income (68) 0 (68) (68) 0 0.0% 0 0 NET EXPENDITURE 214 0 214 214 0 0.0% 0 0 Page 9 of 158
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PUBLIC Appendix 2 Prior Years Approved Budget Revised Projected Total Approved Projected Expenditure Budget Adjustments Budget Outturn Budget Outurn Project Title to 31/03/2025 2025-26 since previous 2025-26 2025-26 to 31-Mar-30 to 31-Mar-30 Board report £000 £000 £000 £000 £000 £000 £000 CLIMATE PROJECTS 0 35 0 35 35 0 0% 327 327 0 0% Airgon Units Implementation 0 35 0 35 35 0 0% 35 35 0 0% Electric Vehicle Fleet Expansion 0 140 0 140 140 0 0% 140 140 0 0% EV Infrastructure Improvements/Expansion 0 140 0 140 140 0 0% 140 140 0 0% Linwood Moss Solar Farm 0 50 0 50 50 0 0% 50 50 0 0% Marketing and Communications 0 50 0 50 50 0 0% 50 50 0 0% Set Up Costs for Recycling Related Projects 0 25 0 25 25 0 0% 25 25 0 0% Solar PV(Photovoltaic) Expansion 0 0 0 0 0 0 0% 0 0 0 0% Windfarm Feasability 0 100 0 100 100 0 0% 100 100 0 0% Building Management Systems(BMS) 0 300 0 300 300 0 0% 300 300 0 0% TOTAL PLANNING AND CLIMATE CHANGE BOARD 0 875 0 875 875 0 0% 1,167 1,167 0 0% RENFREWSHIRE COUNCIL CAPITAL INVESTMENT STRATEGY - NON-HOUSING SERVICES 1st April to 14th November 2025 POLICY BOARD: PLANNING & CLIMATE CHANGE Current Year 2025-26 Full Programme - All years Budget Variance (Adverse) or Favourable Budget Variance (Adverse) or Favourable Page 10 of 158
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2 PUBLIC ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 20 January 2026 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Service Standards – Building Standards ___________________________________________________________________ 1. Summary 1.1 This report seeks to outline the proposed service standards as they apply to the Building Standards Service. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board agree the Service Standards outlined in Appendix 1 of this report. _________________________________________________________ 3. Service Standards 3.1 The Building Standards Service is a statutory function and is responsible for delivering a wide range of services. 3.2 The service is primarily responsible for the processing, consideration and determination of building warrant applications, issuing of completion certification and undertaking relevant enforcement under the Building (Scotland) Act 2003. The team are also responsible for Dangerous Buildings, matters relating to the Safety of Sports Grounds Act, and temporary raised structures (stage for events). 3.3 In order to ensure the service provides a high-quality customer service and meets key performance indicators it is considered important to outline the service standards which apply to the Building Standards Service at Renfrewshire. Item 2 PACC200126 Page 11 of 158
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3 PUBLIC 3.4 Appendix 1 outlines the service standard as it applies to the Building Standards Team. 3.5 The service standards seek to ensure that the service is responsive, helpful and meeting the needs of all our customers. 3.6 In order to ensure applications for building warrants and other such applications are processed in an efficient and effective manner the service standards outline what can be expected when submitting an application. 3.7 In addition, it should be noted that the service standards outline circumstances whereby applications will be returned, or potentially refused, owning to invalid submissions or the lack of information provided. 3.8 Expectations are also detailed in relation to the reporting of potentially unauthorised works and the reporting of dangerous buildings. ___________________________________________________________________ 4. Monitoring and Review 4.1 The Service Standards will be monitored and reviewed on a regular basis to ensure they remain fit for purpose and meet the needs of both the service and our customers. ___________________________________________________________________ Implications of the Report 1. Financial – None. 2. HR & Organisational Development – None 3. Community/Council Planning – None. 4. Legal – None. 5. Property/Assets – None. 6. Information Technology – None. 7. Equality & Human Rights - The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report 8. Health & Safety – None. 9. Procurement – None. Page 12 of 158
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4 PUBLIC 10. Risk – None. 11. Privacy Impact – None. 12. Cosla Policy Position – None. 13. Children’s Rights – None. 14. Climate Risk – None. Author: David Love, Chief Planning Officer. Tel: 07483410182; Email: david.love@renfrewshire.gov.uk Page 13 of 158
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5 PUBLIC APPENDIX 1 Service Standards – Building Standards Introduction This Charter details what the Building Standards Service does and sets out what our customers can expect when engaging with us in relation to building standards matters. The Building Standards Team is responsible for the processing, consideration and determination of building warrant applications, issuing of completion certification and undertaking relevant enforcement under the Building (Scotland) Act 2003. The team are also responsible for Dangerous Buildings, matters relating to the Safety of Sports Grounds Act, and temporary raised structures (stage for events). Page 14 of 158
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6 PUBLIC Overall Expectations We will: ▪ Always be polite, respectful, professional and helpful; ▪ Deal with all customers equally; ▪ Ensure that suitably experienced staff are able to deal with each respective query; ▪ Seek, where possible, to resolve enquires at the first point of contact; ▪ Direct customers to the relevant person/department should the Planning and Building Standards Service not be able to assist. ▪ Use plain English when communicating with customers and avoid the use of any technical language or jargon. ▪ Direct customers to further information which may be available online. ▪ Be honest, open and accountable for our actions. ▪ Listen to our customers and consult with others. ▪ Promote a culture of continuous improvement in our processes, procedures and services. If you contact us by telephone, we will: ▪ Answer your call promptly. ▪ Introduce ourselves. ▪ Help you on the spot if we can. ▪ Direct you to further information online where relevant, including online forms and guidance. ▪ Where we are unable to resolve your query on the spot we will take further details and call you back at a convenient time. We will return calls between 9am-12.30pm, Monday to Friday. If you write or email, we will: ▪ Provide a full response within 10 working days, or we will tell you if a longer timescale will apply. ▪ Reply in plain English which is free from technical language or jargon. ▪ Direct you to further information online where relevant, including online forms and guidance. ▪ Provide the name and contact details of the person dealing with your query. If you visit us, we will: ▪ Agree an appointment time which is convenient to you. ▪ Wear identification badges. ▪ Direct you to further information online where relevant, including online forms and guidance. ▪ Provide follow up details within a timescale agreed at the meeting. When we visit you, we will: ▪ Visit at a time which is convenient to you. ▪ Wear identification badges. ▪ Seek to keep our appointment time, however should this not be possible or we are delay we will inform you as soon as it is possible to do so. Page 15 of 158
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7 PUBLIC Building Standards The Building Standards Team are responsible for the processing of applications for building warrants, issuing completion certificates and conducting enforcement under the Building (Scotland) Act 2003. Responsibility for Dangerous Buildings, the Safety at Sports Grounds Act, and temporary raised structures (stages for events) also falls within the remit of the team. We would encourage everyone to submit all applications via the Scottish Government ePlanning website at https://www.edevelopment.scot/eDevelopmentClient/default.aspx. What you can expect from us when submitting a building warrant application: ▪ Within 3 workings days of submitting your application we will aim to acknowledge receipt and register your application. ▪ Within 5 working days of submitting your application we will aim review your application and advise of any issues which would prevent the application being registered as a valid application. ▪ Within 20 working days of validation, we will aim to undertake a full technical check of all valid applications. In the event that we do not achieve this initial 20 working day target we will inform you of our failure to do so and we will aim to responding within a further 15 working days. ▪ In the unlikely event that we should fail to respond to your application within 35 working days of the submission of a valid building warrant application you have the right to request a resolution to this matter. In the first instance this may be achieved by contacting our Building Standards Manager. ▪ Within 10 working days, following receipt of satisfactory revised/updated information which responds to previous technical requests, we will issue a building warrant approval. ▪ In the event that all requested information is not satisfactorily received within 9 months of the submission of the building warrant application we will consider how best to proceed which may include refusing the application due to a lack of information. ▪ Within 14 working days of a completion request, we will aim to respond and/or undertake appropriate assessments. What can you expect when reporting a dangerous building: ▪ We will aim to undertake site visit within 2 working days, depending on the circumstances of the report received. ▪ We aim to take appropriate action immediately should the building in question be considered dangerous. ▪ We will consider how best to proceed which may include refusing the application due to a lack of information. Page 16 of 158
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8 PUBLIC What can you expect when reporting potentially unauthorised works: ▪ We will not accept any anonymous reports of potentially unauthorised works. It should however be noted that the details of those reporting unauthorised works will kept confidential. ▪ We will aim to undertake a site visit within 5 working days. ▪ In the event that unauthorised works are identified, we will aim to issue appropriate notices within 5 working days. ▪ We will aim to keep you updated on the progress of any investigation and advise of the outcome. Page 17 of 158
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PUBLIC ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 20 January 2026 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Tree Preservation Order Requests ___________________________________________________________________ 1. Summary 1.1 This report seeks to provide an update to the Tree Preservation Order (TPO) requests which were considered at previous meetings of the Planning and Climate Change Policy Board. 1.2 In addition, this report also seeks to respond to requests to apply a TPO designation to various sites throughout Renfrewshire. 1.3 The requests submitted are considered in line with the relevant legislation, namely, Section 160 of The Town and Country Planning (Scotland) Act 1997 as amended by the Planning etc (Scotland) Act 2006, and within the procedures set out in the Town and Country Planning (Tree Preservation Order and Trees in Conservation Areas) (Scotland) Regulations 2011. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: (i) Note that the TPO designation agreed at the meeting of the Planning and Climate Change Board in August 2025 in respect of the site at Braids Road, Paisley is currently subject to a period of public consultation. The TPO designation as it applies to the site will be returned to a future meeting of the Planning and Climate Change Policy board for confirmation or otherwise of the order. Item 3 PACC200126 Page 19 of 158
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PUBLIC (ii) Approve the need for a tree preservation order in respect of trees at Hollybush and agree that officers proceed to prepare the order, serve it on relevant parties and make the order available to the public and seek representations. (iii) Note that an assessment was undertaken of a tree at 35 Haining Road, Renfrew and that the tree in question was found not to meet the criteria for a tree preservation order. (iv) Note that an assessment was undertaken of trees at a site at Inchinnan Business Park and that the trees in question were found not to meet the criteria for a tree preservation order. (v) Approve the need for a tree preservation order in respect of a tree at Paisley Grammar and agree that officers proceed to prepare the order, serve it on relevant parties and make the order available to the public and seek representations. (vi) Note that an assessment was undertaken of trees at a site at Ladyacres Way, Inchinnan and that the trees in question were found not to meet the criteria for a tree preservation order. _________________________________________________________ 3. Tree at Braids Road, Paisley 3.1 At the meeting of the Planning and Climate Change Policy board in August 2025 it was agreed that a TPO designation would be placed on a tree at Braids Road, Paisley. 3.2 In respect of the site in question and in line with the Renfrewshire Planning and Development Tree Policy 2022, and the relevant legislation relating to Tree Preservation Orders, Officers have undertaken the following: ▪ Prepared the relevant orders and made them available online for review; ▪ Served the orders on relevant parties including landowners; ▪ Published public notices in the local press advising of the orders; and ▪ Provided an opportunity for comments to be made by any interested party in relation to either of the orders. 3.3 The 28 day consultation period has not yet concluded and as such interested parties are still able to make comment on the orders. 3.4 Following the conclusion of the consultation period any comments received will be considered and a further report brought back to a future meeting of the Planning and Climate Change Policy Board to confirm or otherwise the tree preservation orders. ___________________________________________________________________ Page 20 of 158
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PUBLIC 4. TPO Requests Trees at Hollybush 4.1 A request for a tree preservation order has been received in respect of a group of trees at a site known as Hollybush, located to the south west of Dykebar Hospital. 4.2 A TEMPO assessment of the woodland has been undertaken in respect of the site by an independent arboriculturist. 4.3 The assessment notes the principal tree species on site include oak, beech, ash and sycamore with the dominant tree species being oak which reproduces freely at the site. In addition, the reports notes that all age ranges are present which ensures a good supply of successor trees. 4.4 The majority of the sycamores and beeches present on site are found to be veteran trees which appear to be of planted origin and not freely reproducing although some young, self-sown sycamores are identified. 4.5 The report notes that one mature beech tree was found to be extensively decayed while another has an advanced infection by decay fungus. In addition most of the ash trees on site were found to be suffering to a greater or lesser extent from the fungal infection known as ash dieback. 4.6 Notwithstanding the above, the report notes that otherwise the overall quality of the tree cover is fair to good, with abundant new growth arising where conditions allow. 4.7 The site achieved a TEMPO score of 33 indicating that it definitely merits the making of a woodland Tree Preservation Order. The report also notes that any future order should be made to include ‘mixed hardwoods consisting mainly of Pedunculate oak’. 4.8 A copy of the assessment undertaken is detailed as Background Paper 1 as attached to this report. 4.9 In light of the above it is recommended that a TPO designation is progressed in relation to the woodland in question. Tree at 35 Haining Road, Renfrew 4.10 A request for a tree preservation order has been received in respect of a tree at 35 Haining Road, Renfrew. 4.11 A TEMPO assessment of the tree has been undertaken in respect of the site by an independent arboriculturist. 4.12 The tree is found to be a semi mature Copper Beech tree which is growing within the rear garden of 35 Haining Road, Renfrew towards the rear boundary. Page 21 of 158
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PUBLIC The tree is of a spreading form with a multi-stemmed crown developing above a single stem. 4.13 The report notes that the crown vigour appears to be normal and overall the tree appears to be in satisfactory health and good structural condition with no obvious defects. 4.14 The tree achieved a TEMPO score of 13 indicating that should there be a threat to the tree a Tree Preservation Order would be defensible. 4.15 Notwithstanding the above, the independent arboriculturist report notes that when making a TPO consideration should also be given to the necessity and expediency of making the tree subject of an order. It is understood from the TPO request (by the property owner) that the perceived threat to the tree in question is not from felling but from actions taken by third parties to cut back branches and entering the property to carry out such work without the owners permission. 4.16 In light of the above, the independent reports also notes the following: Under Common Law (i.e. without a TPO in place), neighbours have a right to prune back any tree branches or roots crossing the boundary line (although they may not enter the property to do so). This right does not apply where a tree is subject to a TPO or in a Conservation Area, where such works normally require the formal consent of the Local Planning Authority. However under Section 160(6) (b) of The Town and Country Planning (Scotland) Act 1997 as amended by the Planning etc. (Scotland) Act 2006, felling or lopping of trees covered by a Tree Preservation Order is exempt from the need for formal consent if the work is necessary for the prevention or abatement of a nuisance. Whether or not the encroachment of branches constitutes nuisance in the legal sense is a matter for a solicitor, not an arboriculturist. Mere encroachment is not, in itself, considered to be an actionable nuisance in the legal sense. However if a tree is having an unreasonably detrimental effect on the living conditions of neighbours and restricts their full use and enjoyment of their properties, that could be regarded as being a nuisance and the neighbours could proceed without the need for formal consent. That would make a TPO pointless if it's purpose was solely to prevent such action. It would also be inappropriate use of the legislation and be bad practice on the part of the Council. Even if the neighbours were to make a formal application to the Council and have the consent refused, they would almost certainly win on appeal to the Scottish Ministers. Unauthorised entry into the property to carry out pruning without the owners permission would be a criminal act, regardless of whether or not a TPO is in force. The correct course of action in such a case would be to call the police, not the Council. 4.17 In all regards, the TEMPO scoring is noted and it would be appropriate to make the tree subject of a TPO if it was under threat of being felled. Given that there Page 22 of 158
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PUBLIC is no such threat it is recommended that it would not be expedient for the Council to make an order. 4.18 A copy of the assessment undertaken is detailed as Background Paper 2 as attached to this report. 4.19 In light of the above it is recommended that a TPO designation is not progressed in relation to the tree in question. Inchinnan Business Park 4.20 Trees at a site at Inchinnan Business Park were considered at the August 2025 meeting of the Planning and Climate Change Policy Board. It was agreed to continue the request to enable clarification to be sought in respect of the TEMPO assessment in respect of the management of the site. 4.21 The independent arboriculturist who undertook the assessment has confirmed that they consider the site to be managed on behalf of Scottish Enterprise (the landowners) and therefore the site is not unmanaged. 4.22 In light of the above, a further independent assessment was undertaken by a different arboriculturist. 4.23 The TEMPO assessment was undertaken of the woodland in question. 4.24 The woodland is found to comprise a species mix of predominantly broadleaf including alder, ash, birch, hazel, oak, poplar, sycamore and willow. In addition, a handful of conifers are also noted. 4.25 The report notes that the woodland was originally planted as a shelterbelt and appears to have had minimum intervention in recent years with substantial natural regeneration throughout the woodland. 4.26 The site achieved a TEMPO score of 6 indicating that imposing a Tree Preservation Order on the woodland would be indefensible. 4.27 A copy of the assessment undertaken is detailed as Background Paper 3 as attached to this report. 4.28 In light of the above it is recommended that a TPO designation is not progressed in relation to the woodland in question. Tree at Paisley Grammar School 4.29 A request for a Tree Preservation Order has been received in respect of a tree within the grounds of Paisley Grammar. 4.30 A TEMPO assessment of the tree has been undertaken in respect of the site by an independent arboriculturist. Page 23 of 158
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PUBLIC 4.31 The tree is found to be a Turkey Oak located within the playground of Paisley Grammar School close to the eastern boundary and overhanging Crossflat Crescent. 4.32 The tree is estimated to be of a height around 23 metres with an average crown radius of 12 metres and a trunk diameter of around 1 metre. 4.33 The overall health and vitality of the tree is found to be good for its age and maturity. The tree has a predicted safe future life expectancy of over 40 years. 4.34 The tree achieved a TEMPO score of 22 indicating that it definitely merits a Tree Preservation Order. 4.35 A copy of the assessment undertaken is detailed as Background Paper 4 as attached to this report. 4.36 In light of the above it is recommended that a TPO designation is progressed in relation to the tree in question. Woodland at Ladyacres Way, Inchinnan 4.37 A request for a Tree Preservation Order has been received in respect of a woodland located adjacent to Ladyacres Way, Inchinnan. 4.38 A TEMPO assessment of the tree has been undertaken in respect of the site by an independent arboriculturist. 4.39 The woodland is found to consist of a relatively young shelterbelt of mostly native broadleaved species panted to screen the residential development at Ladyacres Way. The woodland consists of pole stage goat willow, common alder, silver birch, ash, rowan and a few Noray spruce. 4.40 The independent arboriculturist commented as follows in respect of the woodland: Many of the trees have been roughly reduced in height by 'topping' or pollarding, presumably to contain their size due to light blockage and/or a perception that they were getting too large for their location close to residential properties and gardens. Unfortunately the reduction work has not been carried out in a sympathetic or professional manner, and most of the trees which have been treated in this way are of species unsuited to the practice. As a result, their amenity value and future life expectancies have been severely diminished. In addition, many trees have suffered breakage or failure in storms, and most of the ash are infected by the fungus Hymenoscyphus fraxineus which causes Chalara Ash Dieback. As a result, there are very few individual trees present which have good future life expectancies. 4.41 The woodland achieved a TEMPO score of 5 indicating that a Tree Preservation Order would be indefensible. Page 24 of 158
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PUBLIC 4.42 In light of the above it is recommended that a TPO designation is not progressed in relation to the woodland in question. ___________________________________________________________________ 5. Next Steps 5.1 Separate TPO’s are prepared in respect of the woodland at Hollybush and the tree at Paisley Grammar. Thereafter the orders will be served on the respective landowners and made available to the public for comment. 5.2 Following a period of public consultation, the TPO’s will be returned to Board to take account of any comments received and to confirm, or otherwise the orders. ___________________________________________________________________ Implications of the Report 1. Financial – None. 2. HR & Organisational Development – None. 3. Community/Council Planning – • Reshaping our place, our economy and our future – the TPO designation will offer protection to a tree and protect it in the long term for the benefit of the local area. • Creating a sustainable Renfrewshire for all to enjoy – the TPO designation will offer protection to a tree which contributes to the amenity of the local area. 4. Legal - The recommendations in the report would require tree preservation order to made in relation to the woodland in question. Should the order be confirmed it would require to be lodged with the Land Register of Scotland. 5. Property/Assets – In the event that maintenance work is required to be undertaken in respect of the tree/woodland within the ownership of the Council, permission to undertake the works would be required via the submission of a treeworks application. 6. Information Technology – None. 7. Equality & Human Rights - The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report. If required following implementation, the actual impact of the recommendations and the mitigating actions will be reviewed and monitored, and the results of the assessment will be published on the Council’s website. 8. Health & Safety – None. Page 25 of 158
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PUBLIC 9. Procurement – None. 10. Risk – None. 11. Privacy Impact – None. 12. Climate Risk – None. 13. Children’s Rights – None. 14. Cosla Policy Position – None. _______________________________________________________ List of Background Papers (a) Background Paper 1 – TEMPO Assessment trees at Hollybush (b) Background Paper 2 – TEMPO Assessment of tree at 35 Haining Road, Renfrew (c) Background Paper 3 - TEMPO Assessment of woodland at site at Inchinnan Industrial Estate, Inchinnan (d) Background Paper 4 – TEMPO Assessment of Turkey Oak at Paisley Grammar School (e) Background Paper 5 - TEMPO Assessment of woodland at Ladyacres Way, Inchinnan ___________________________________________________________________ Author: David Love, Chief Planning Officer Tel: 07483410182; Email: david.love@renfrewshire.gov.uk Page 26 of 158
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Crownhead, Stobo, Scottish Borders, EH45 8NX t: 01721 760268 e: mail@treeconsultancygroup.com www.treeconsultancygroup.com Principal Consultant: Kenneth Harvey MICFor. M.Arbor.A. Dip.For. Chartered Arboriculturist Tree Consultancy Group Arboriculture - Urban Forestry - Planning 'TEMPO' ASSESSMENT OF WOODLAND AT 'HOLLYBUSH' DYKEBAR RENFREWSHIRE Client: Renfrewshire Council Date: 15th December 2025 Background Paper 1 Page 27 of 158
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1 INSTRUCTIONS 1.1 We have been instructed by Mr David Love, Head of Planning at Renfrewshire Council, to assess the suitability of a site known as Hollybush, to the south-west of Dykebar Hospital, for inclusion within a Tree Preservation Order (TPO). The assessment to be carried out using the TEMPO evaluation method developed by Julian Forbes-Laird MICFor. The information is required to assist with long-term planning for the area. 1.2 To assist in our appraisal, we have been supplied with a very helpful and informative report on the site prepared by Kirsty Menzies, titled "Hollybush - Ancient Woodland in need of protection" dated 21st November 2024. This thoroughly researched and well-presented work gives the historical background to the woodland, identifies the majority of the most significant trees present and extensively details the very wide range of plant, animal and bird species found. We have relied heavily on its contents and conclusions in making our assessment of the woodland and in the preparation of this report. 2 BACKGROUND 2.1 A TPO suitability assessment starts with an appraisal carried out from places to which the public have access, as the purpose of protecting trees by a TPO is primarily to preserve their visual amenity in the landscape. This process involves identifying the most significant trees, groups or woodlands and then considering the expediency of making them the subjects of a TPO. 2.2 In order to be able to decide which trees are suitable for inclusion in a TPO and which aren't, the use of some kind of system is recommended to ensure, as far as possible, that selection is carried out in a fair, consistent, objective, and repeatable manner. It helps the Council explain to landowners why their trees have been included in a TPO, and also helps to avoid including large numbers of low value trees within the TPO system which the Council then has to manage. 2.3 The most widely used appraisal system developed for this purpose is the Tree Evaluation Method for Tree Preservation Orders - TEMPO. It is an easy to use field guide to decision-making which also provides a written record of the process. It is presented as a single-page pro forma, and allocates scores to various relevant criteria. When these scores are added together, it gives a total figure which informs whether the tree merits protection by a TPO and, if so, whether the making of a TPO is justifiable (i.e. defensible). As with any such system, its efficacious use is predicated on the assessor having a thorough understanding and knowledge of the subject matter. 2.4 As Woodland TPOs are essentially different in nature and intent to 'normal' TPOs, TEMPO has been produced in two forms - one for individual trees and groups of trees, and one for woodlands. In the assessment of the trees at Hollybush, we have used the woodland version. 3 SITE VISIT AND METHODOLOGY 3.1 We visited the site to carry out an assessment on 12th November 2025. The trees were assessed to establish their general condition, character, longevity and visibility in the wider area. 3.2 The tree cover was initially considered in the terms of individual trees, groups of trees and woodland as might be deemed appropriate. However, while many trees present are fully worthy of protection as individuals in their own right or as part of identifiable groups, their value was considered to be primarily as part of a collective whole along with the many younger trees of lesser Hollybush TEMPO 1125 1 Page 28 of 158
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apparent value which would not be included in such designations but which will, in time, succeed the older trees. As woodlands are more than just a collection of trees and also include their associated flora and fauna, we discounted the use of individual and group designations and considered the site solely as a woodland. 4 ASSESSMENT FINDINGS 4.1 The principal tree species noted include Pedunculate oak Quercus robur, beech Fagus sylvatica, ash Fraxinus excelsior and sycamore Acer pseudoplatanus. The dominant tree species is easily Pedunculate oak, which reproduces freely at the site. All age ranges are present, ensuring a good supply of successor trees. The majority of the sycamores and beeches present are veteran trees which appear to be of planted origin and are not freely reproducing, although some young, self-sown sycamores were noted. 4.2 Most of the ash are suffering to a greater or lesser extent from the fungal infection known as Ash Dieback Hymenoscyphus fraxineus, (commonly called Chalara) which is likely to result in the loss of most of them over the next few years. Young regeneration of ash is particularly susceptible to the fungus and most of those found were already infected or dead. 4.3 Of the three mature beech recorded by Ms Menzies, one was found to be extensively decayed and another has advanced infection by the decay fungus Meripilus giganteus. Both of these are likely to be only short-term components as failure in storms becomes increasingly likely. Otherwise the overall quality of the tree cover is fair to good, with abundant new growth arising where conditions allow. 5 CONCLUSIONS 5.1 The TEMPO evaluation for the site produced a total score of 33 points, indicating that it definitely merits the making a Woodland Tree Preservation Order if there is any risk of loss or fragmentation. Any future Order should be made to include "Mixed hardwoods consisting mainly of Pedunculate oak" in Schedule 1. 5.2 An aerial plan of the site marked with the recommended boundaries for a Tree Preservation Order is attached along with the relevant TEMPO score sheet. Kenneth Harvey MICFor. Dip.For. Chartered Arboriculturist 15th December 2025 Hollybush TEMPO 1125 2 Page 29 of 158
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Figure 1 - Recommended extent of Woodland Tree Preservation Order (W1). Hollybush TEMPO 1125 3 Page 30 of 158
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WOODLAND EVALUATION METHOD FOR PRESERVATION ORDERS (WOODLAND TEMPO) SURVEY DATA SHEET & DECISION GUIDE Date: Surveyor: Woodland details TPO Ref (if applicable): Location:/OSGR: Owner (if known): Composition: REFER TO GUIDANCE NOTE FOR ALL DEFINITIONS Part 1: Amenity assessment a) Condition & suitability for TPO 10) Unmanaged – good/fair condition Highly suitable 8) Unmanaged – poor condition Very suitable 5) Excessively managed Suitable 2) Under good management Barely suitable 1) Derelict Unlikely to be suitable 0) Dead/dying/dangerous* Unsuitable Score & Notes * Relates to existing context and is intended to apply to majority of main stand trees having severe irremediable defects b) Naturalness & suitability for TPO Score & Notes 10) Ancient / ASN Highly suitable 8) Recent semi-natural Very suitable 5) Replanted ancient Suitable* 2) Recent native plantation Barely suitable 1) Pioneer dominant Unlikely to be suitable 0) Recent exotic plantation Unsuitable * If few old growth trees present & little or no regen consider TEMPO tree/group assessment c) Size (ha) & suitability for TPO Score & Notes 10) 100 + Extremely suitable 8) 10 - <100 Highly suitable 5) 5 - <10 Very Suitable 2) 0.25 to <5 Suitable 1) 0.1 – <0.25 Barely suitable 0) < 0.1 Unsuitable (consider TEMPO tree/group assessment) d) Cultural factors Woodland must have accrued 13 or more points (with no zero score) to qualify Score & Notes 10) Historical record / vital landscape feature / ≥10% veteran tree population present 8) SSSI or other national designation; significant landscape / habitat importance 5) Woodland with local designation / high public use / identifiable habitat value 2) Woodland with internal public access (use light or unknown) / some habitat value 1) Woodland adjacent to highway or with external public access / low habitat value 0) Woodland with none of the above additional features inc. minimal habitat value Part 2: Expediency assessment Woodland must have accrued 15 or more points to qualify 5) Immediate threat to overall woodland 4) Immediate risk of significant loss / severe fragmentation 3) Foreseeable risk of significant loss / severe fragmentation 2) Foreseeable risk of partial loss / fragmentation 1) Precautionary only Score & Notes Part 3: Decision guide Add Scores for Total: Decision: Any 0 Do not apply TPO 1-12 TPO indefensible 13-15 Does not merit TPO 16-20 TPO defensible 21 + Definitely merits TPO November 2025 K Harvey MICFor. Dip.For. N/a NS492611 Unknown Mixed woodland of Pedunculate oak, beech, sycamore, ash & hawthorn Unmanaged in fair condition Highly suitable 10 points Ancient semi-natural (woodland existed prior to 1750) Highly suitable 10 points Approximately 3.0ha Suitable 2 points Historic woodland containing <10% veteran trees but with significant landscape and habitat importance 8 points Woodland with foreseeable risk of significant loss or severe fragmentation 3 points 33 points Definitely merits a TPO Page 31 of 158
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Crownhead, Stobo, Scottish Borders, EH45 8NX t: 01721 760268 e: mail@treeconsultancygroup.com www.treeconsultancygroup.com Principal Consultant: Kenneth Harvey Dip.For. Chartered Arboriculturist Tree Consultancy Group Arboriculture - Urban Forestry - Planning 'TEMPO' ASSESSMENT OF COPPER BEECH AT 35 HAINING ROAD RENFREW PA4 0AH Client: Renfrewshire Council Date: 17 December 2025 Background Paper 2 Page 32 of 158
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1 INSTRUCTIONS 1.1 We have been instructed by Mr David Love, Head of Planning at Renfrewshire Council, to assess the suitability of a tree growing in the rear garden of 35 Haining Road, Renfrew for inclusion within a Tree Preservation Order (TPO). The assessment was to be carried out using the TEMPO evaluation method developed by Julian Forbes-Laird MICFor. A request to consider giving the tree statutory protection has been received from the owners, following unauthorised pruning carried out by a third party. 2 BACKGROUND 2.1 A TPO suitability assessment starts with an assessment carried out from places to which the public have access, as the purpose of protecting trees by a TPO is primarily to preserve their visual amenity in the landscape. This process involves identifying the most significant trees, groups or woodlands and then considering the expediency of making them the subjects of a TPO. 2.2 In order to be able to decide which trees are suitable for inclusion in a TPO and which aren't, the use of some kind of system is recommended to ensure, as far as possible, that selection is carried out in a fair, consistent, objective, and repeatable manner. It helps the Council explain to landowners why their trees have been included in a TPO, and also helps to avoid including large numbers of low value trees within the TPO system which the Council then has to manage. 2.3 The most widely used appraisal system developed for this purpose is the Tree Evaluation Method for Tree Preservation Orders - TEMPO. It is an easy to use field guide to decision-making which also provides a written record of the process. It is presented as a single-page pro forma, and allocates scores to various relevant criteria. When these scores are added together, it gives a total figure which informs whether the tree merits protection by a TPO and, if so, whether the making of a TPO is justifiable (i.e. defensible). As with any such system, its efficacious use is predicated on the assessor having a thorough understanding and knowledge of the subject matter. 2.4 As Woodland TPOs are essentially different in nature and intent to 'normal' TPOs, TEMPO has been produced in two forms - one for individual trees and groups of trees, and one for woodlands. In the assessment of the tree at 35 Haining Road we have used the individual version. 3 SITE VISIT AND METHODOLOGY 3.1 We visited the site to carry out an assessment on 12th November 2025. The tree was assessed from the pavement on Haining Road and from Rosshall Place to establish its general condition, character, and visibility in the wider area. We did not enter the property to carry out a detailed inspection as it was not considered to be necessary and no appointment had been made with the owners. 4 ASSESSMENT FINDINGS 4.1 The tree is a semi-mature Copper beech Fagus sylvatica Purpurea, growing within the rear garden of Number 35 towards the rear boundary. It is of spreading form with a multi-stemmed crown developing above a single stem. Crown vigour appears to be normal and overall it seems to be in satisfactory health and good structural condition with no obvious significant defects. 4.2 The tree has significant visual amenity, being clearly visible from many viewpoints in the surrounding locality. The TEMPO assessment (copy attached) gave the tree a total score of 13 points, which suggests that should there be any threat to the tree, a Tree Preservation Order would be defensible. 1 Page 33 of 158
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4.3 While the TEMPO assessment score indicates that the tree is worthy of protection if it was under threat, that is only the first part of the process of considering the suitability of a tree for statutory protection by a TPO. The second part of the process has to consider the necessity and expediency of making it the subject of an Order. From the information made available (from the tree's owners), we understand that the perceived threat to the tree is not from felling but from actions taken by third parties to cut back branches (presumably those overhanging the boundary) and entering the property to carry out such work without the owners' permission. 4.4 Under Common Law (i.e. without a TPO in place), neighbours have a right to prune back any tree branches or roots crossing the boundary line (although they may not enter the property to do so). This right does not apply where a tree is subject to a TPO or in a Conservation Area, where such works normally require the formal consent of the Local Planning Authority. However under Section 160(6) (b) of The Town and Country Planning (Scotland) Act 1997 as amended by the Planning etc. (Scotland) Act 2006, felling or lopping of trees covered by a Tree Preservation Order is exempt from the need for formal consent if the work is necessary for the prevention or abatement of a nuisance. Whether or not the encroachment of branches constitutes nuisance in the legal sense is a matter for a solicitor, not an arboriculturist. Mere encroachment is not, in itself, considered to be an actionable nuisance in the legal sense. However if a tree is having an unreasonably detrimental effect on the living conditions of neighbours and restricts their full use and enjoyment of their properties, that could be regarded as being a nuisance and the neighbours could proceed without the need for formal consent. That would make a TPO pointless if it's purpose was solely to prevent such action. It would also be inappropriate use of the legislation and be bad practice on the part of the Council. Even if the neighbours were to make a formal application to the Council and have the consent refused, they would almost certainly win on appeal to the Scottish Ministers. 4.5 Unauthorised entry into the property to carry out pruning without the owners permission would be a criminal act, regardless of whether or not a TPO is in force. The correct course of action in such a case would be to call the police, not the Council. 5 CONCLUSIONS 5.1 The TEMPO evaluation for the tree shows that it would be appropriate to make it the subject of a Tree Preservation Order is it was under threat of being felled. As there is currently no such threat, it would not be expedient for the Council to make an Order. Kenneth Harvey Dip.For. Chartered Arboriculturist 17th December 2025 2 Page 34 of 158
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Figure 1 - The tree as seen from Haining Road Figure 2 - Aerial view of the tree in leaf 3 Page 35 of 158
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TREE EVALUATION METHOD FOR PRESERVATION ORDERS ‐ TEMPO SURVEY DATA SHEET & DECISION GUIDE REFER TO GUIDANCE NOTE FOR ALL DEFINITIONS Part 1: Amenity assessment a) Condition & suitability for TPO 5) Good Highly suitable 3) Fair/satisfactory Suitable 1) Poor Unlikely to be suitable 0) Dead/dying/dangerous* Unsuitable * Relates to existing context and is intended to apply to severe irremediable defects only b) Retention span (in years) & suitability for TPO 5) 100+ Highly suitable 4) 40‐100 Very suitable 2) 20‐40 Suitable 1) 10‐20 Just suitable 0) <10* Unsuitable *Includes trees which are an existing or near future nuisance, including those clearly outgrowing their context, or which are significantly negating the potential of other trees of better quality c) Relative public visibility & suitability for TPO Consider realistic potential for future visibility with changed land use 5) Very large trees with some visibility, or prominent large trees Highly suitable 4) Large trees, or medium trees clearly visible to the public Suitable 3) Medium trees, or large trees with limited view only Suitable 2) Young, small, or medium/large trees visible only with difficulty Barely suitable 1) Trees not visible to the public, regardless of size Probably unsuitable d) Other factors Trees must have accrued 7 or more points (with no zero score) to qualify 5) Principal components of formal arboricultural features, or veteran trees 4) Tree groups, or principal members of groups important for their cohesion 3) Trees with identifiable historic, commemorative or habitat importance 2) Trees of particularly good form, especially if rare or unusual 1) Trees with none of the above additional redeeming features (inc. those of indifferent form) ‐1) Trees with poor form or which are generally unsuitable for their location Part 2: Expediency assessment Trees must have accrued 10 or more points to qualify 5) Immediate threat to tree inc. s.211 Notice 3) Foreseeable threat to tree 2) Perceived threat to tree 1) Precautionary only Part 3: Decision guide Any 0 Do not apply TPO 1‐6 TPO indefensible 7‐11 Does not merit TPO 12‐15 TPO defensible 16+ Definitely merits TPO Tree details TPO Ref (if applicable): Tree/Group No: Species: Owner (if known): Location: Score & Notes Score & Notes Score & Notes Score & Notes Add Scores for Total: Date: Surveyor: Score & Notes Decision: 15/12/2025 K Harvey Dip.For. n/a Mr&Mrs Hamilton n/a Text Copper beech 35 Haining Rd., Renfrew PA4 0AH Satisfactory 3 points 40 - 100 4 points Medium - clearly visible 4 points No additional redeeming features 1 point No direct threat - precautionary only 1 point 13 points TPO defensible Page 36 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 1 Tree Evaluation Report Prepared for: Renfrewshire Council On the instruction of: Amy Brady Completed by: Stuart Glen BSc (Hons) MSc Ph.D. Date: 30 December 2025 Project Reference: CTC/2025/023 Background Paper 3 Page 37 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 2 Contents Evaluation of Trees at Inchinnan Drive 3 1. Instructions 3 1.1. Received from 3 1.2. Terms of reference 3 2. Introduction 4 3. Methodology 6 4. My Findings 8 5. Conclusions 9 6. Recommendations 10 Appendix 1 11 References 11 Appendix 2 12 Tree Survey Plan 12 Appendix 3 13 TEMPO assessment 13 Appendix 4 14 Photographic record 14 Page 38 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 3 Evaluation of Trees at Inchinnan Drive 1. Instructions 1.1. Received from Amy Brady, Planner (Development Management) with Renfrewshire Council, Renfrewshire House, Cotton Street, Paisley PA1 1JD. 1.2. Terms of reference To assess the suitability of an area of woodland at Inchinnan Business Park, Inchinnan Drive for inclusion within a Tree Preservation Order (TPO). The assessment was to be carried out using the TEMPO evaluation method developed by Julian Forbes-Laird, Principal Consultant with the Forbes-Laird Arboricultural Consultancy, for CBA Trees Ltd. Page 39 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 4 2. Introduction 2.1. A Tree Preservation Order (TPO) suitability assessment starts with a walkover appraisal carried out from places to which the public have access, as the purpose of protecting trees by a TPO is primarily to preserve their visual amenity in the landscape. This process involves identifying the most significant trees, groups or woodlands and then considering the expediency of making them the subjects of a TPO. 2.2. In order to be able to decide which trees are suitable for inclusion in a TPO and which aren't, the use of some kind of system is recommended to ensure, as far as possible, that selection is carried out in a fair, consistent, objective, and repeatable manner. This should assist Council representatives, • In explaining to landowners why their trees have been included in a TPO, and • Helps to avoid including large numbers of low value trees within the TPO system, which the Council then has to manage. 2.3. A widely used appraisal system developed for this purpose is the Tree Evaluation Method for Preservation Orders (TEMPO). It is an easy to use field guide to decision-making which also provides a written record of the process. It is presented as a single-page pro forma, and allocates scores to various relevant criteria. When these scores are added together, it gives a total value which informs whether the tree merits protection by a TPO and, if so, whether the making of a TPO is justifiable (or defensible). As with any such system, its efficacious use is predicated on the assessor having a thorough understanding and knowledge of the subject matter. 2.4. As woodland TPOs are essentially different in nature and intent to peri- urban TPOs, TEMPO has been produced in two forms – one for individual trees and groups of trees, and one for woodlands. 2.5. This report is based upon data collected on a visit to the site in question on Sunday, 7 December 2025 and Sunday, 4 January 2026. Weather conditions were overcast on 7 December 2025 and cold and bright with clear skies on 4 Page 40 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 5 January 2026. The weather conditions did not hinder my ability to inspect the trees. 2.6. A TEMPO assessment had been carried out previously on the trees of Inchinnan Business Park by Keneth Harvey of Tree Consultancy Group in June 2025. Page 41 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 6 3. Methodology 3.1. The tree assessment comprised of a visual inspection carried out from ground level, using only hand tools where appropriate. No below ground, invasive or destructive tests where undertaken. No soil or root samples were taken for analysis. 3.2. The assessment was carried out in accordance with arboricultural best practice, namely the guidance contained in the Forbes-Laird Arboricultural Consultancy publication TEMPO: Tree evaluation method for preservation orders. 3.3. TEMPO is designed as a field guide to decision-making, and is presented on a single side of A4 as an easily completed pro forma. As such, it stands as a record that a systematic assessment has been undertaken. 3.4. TEMPO is a three-part assessment system, • Part 1. The Amenity assessment • Part 2. The Expediency assessment • Part 3. The Decision Guide 3.5. The trees were assessed to establish their general condition, character, longevity and visibility in the wider area. 3.6. The tree cover was considered in the terms of, (a) individual trees (b) groups of trees (c) woodlands as deemed appropriate 3.7. Given the uniform age, recent history and general character of the site, it was considered appropriate that a Woodland TEMPO assessment was carried out. Page 42 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 7 3.8. It is important to stress that the TEMPO evaluation method is not prescriptive, except in relation to 0 scores. TEMPO merely recommends a course of action. 3.9. The recommendations in this report relate to the site as it exists at present, and to the current level and pattern of usage. Page 43 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 8 4. My Findings 4.1. My brief was to inspect all the trees on site for health and vitality, and to assess the suitability of an area of woodland at Inchinnan Business Park for inclusion within a Tree Preservation Order (TPO). 4.2. The area of woodland is located to the south of the village of Inchinnan, and to the southwest of a roundabout intersection with Greenock Road (A8) and Inchinnan Drive. 4.3. The site is a scrubby area of woodland of approximately 3.3 ha in size. The land is, by and large, flat, but heavily waterlogged in places. Originally planted as a shelterbelt, the site would appear to have had minimum intervention in recent years and as such there is substantial natural regeneration throughout the woodland. The species mix is predominantly broadleaf - including alder, ash, birch, hazel, oak, poplar, sycamore and willow - with a handful of conifers present. 4.4. More mature trees are found in the northern half of the site; the site is largely devoid of trees in the southern half. Even in the north, a large number of trees have stem diameters less than 150 mm, meaning that these individuals are unsuitable for TEMPO assessment. There are some windblown specimens in the northern half of the site also. 4.5. The site is clearly visible to the public from the roadside and will be of increasing significance in the wider landscape as the trees mature. The site has some degree of landscape, amenity and ecological value at present. Page 44 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 9 5. Conclusions 5.1. In this instance, the woodland version of the TEMPO assessment was used to assess the area of woodland at Inchinnan Business Park. 5.2. The TEMPO evaluation for the site produced a total score of 6 points, indicating that imposing a Tree Preservation Order on the area of woodland would be indefensible on this occasion (Appendix 3). 5.3. Whilst no individual trees or groups of trees have been detailed of particular merit, the site contains a group of 30-35 early mature alder (Alnus glutinosa) within the woodland. This group of trees is impressive and could be grouped together to allow the Council the widest range of options for negotiated tree retention. However, I do not believe that this group would amass enough points to strongly merit a Tree Preservation Order. Page 45 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 10 6. Recommendations 6.1. I recommend that a Tree Preservation Order is not afforded to this area of woodland at Inchinnan Business Park. Stuart Glen BSc (Hons) MSc Ph.D. Principal Consultant, Callophrys Tree Consultancy Page 46 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 11 Appendix 1 References British Standards Institution (2010). BS 3998:2010. Tree work – Recommendations. British Standards Institution. ISBN 978 0 5805377 76. British Standards Institution (2012). BS 5837:2012. Trees in relation to design, demolition and construction – Recommendations. British Standards Institution. ISBN 978 0 5806991 77. Department for Communities and Local Government (2006). Tree Preservation Orders: A guide to the law and good practice. Helliwell, D. R. (2008). Visual amenity valuation of trees and woodlands. Guidance Note 4. The Arboricultural Association, United Kingdom. ISBN. 978 0 9009784 32 Fay, N., Dowson, D. and Helliwell, D. R. (2016). Tree Surveys: A guide to good practice. Guidance Note 7. The Arboricultural Association, United Kingdom. ISBN. 978 0 9009783 88 Forbes-Laird, J. (2009). TEMPO: Tree evaluation method for preservation orders. Guidance Note for users. Hirons, A. D. and Thomas, P. A. (2018). Applied tree biology. Wiley Blackwell. ISBN 978 1 1182964 00. Lonsdale, D. (1999). Research for Amenity Trees No. 7. Principles of Tree Hazard Assessment and Management. The Arboricultural Association, United Kingdom. ISBN 978 0 9009785 79. The National Tree Safety Group (2024). Common sense risk management of trees. Forestry Commission, United Kingdom. ISBN 978 0 9009787 77. Page 47 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 12 Appendix 2 Tree Survey Plan Figure 1. The illustrative position of the area of woodland at Inchinnan Business Park under tree evaluation assessment. Page 48 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 13 Appendix 3 TEMPO assessment Figure 2. The TEMPO assessment form of the area of woodland at Inchinnan Business Park. Page 49 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 14 Appendix 4 Photographic record Figure 3. The southern boundary of the area of woodland at Inchinnan Business Park. Page 50 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 15 Figure 4. The northern boundary of the area of woodland at Inchinnan Business Park. Page 51 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 16 Figure 5. Pockets of alder (Alnus glutinosa) present in the area of woodland at Inchinnan Business Park. Page 52 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 17 Figure 6. Windblown larch (Larix decidua), indicative of several windblown trees found in the area of woodland at Inchinnan Business Park. Page 53 of 158
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Tree Evaluation Report. Inchinnan Drive Callophrys Tree Consultancy | 18 Page 54 of 158
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Crownhead, Stobo, Scottish Borders, EH45 8NX t: 01721 760268 e: mail@treeconsultancygroup.com www.treeconsultancygroup.com Principal Consultant: Kenneth Harvey. Dip.For. Chartered Arboriculturist Tree Consultancy Group Arboriculture - Urban Forestry - Planning 'TEMPO' ASSESSMENT OF TURKEY OAK AT PAISLEY GRAMMAR SCHOOL PAISLEY PA13RP Client: Renfrewshire Council Date: January 2026 Background Paper 4 Page 55 of 158
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1 INSTRUCTIONS 1.1 We have been instructed by Mr David Love, Head of Planning at Renfrewshire Council, to assess the suitability of a mature Turkey oak growing within the curtilage of Paisley Grammar School for inclusion within a Tree Preservation Order (TPO). The assessment was to be carried out using the TEMPO evaluation method. The school is scheduled for redevelopment and the information is required to assist with long-term planning for the site. 2 BACKGROUND 2.1 A TPO suitability assessment starts with an assessment carried out from places to which the public have access, as the purpose of protecting trees by a TPO is primarily to preserve their visual amenity in the landscape. This process involves identifying the most significant trees, groups of trees or woodlands and then considering the expediency of making them the subjects of a TPO. 2.2 In order to be able to decide which trees are suitable for inclusion in a TPO and which aren't, the use of some kind of system is recommended to ensure, as far as possible, that selection is carried out in a fair, consistent, objective, and repeatable manner. It helps the Council explain to landowners why their trees have been included in a TPO, and also helps to avoid including large numbers of low value trees within the TPO system which the Council then has to manage. 2.3 The most widely used appraisal system developed for this purpose is the Tree Evaluation Method for Tree Preservation Orders - (known by the acronym TEMPO) developed by Julian Forbes-Laird MICFor. It is an easy to use field guide to decision-making which also provides a written record of the process. It is presented as a single-page pro forma, and allocates scores to various relevant criteria. When these scores are added together, it gives a total figure which informs whether the tree merits protection by a TPO and, if so, whether the making of a TPO is justifiable (i.e. defensible). As with any such system, its efficacious use is predicated on the assessor having a thorough understanding and knowledge of the subject matter. 2.4 As Woodland TPOs are essentially different in nature and intent to 'normal' TPOs, TEMPO has been produced in two forms - one for individual trees and groups of trees, and one for woodlands. In the assessment of the tree at Paisley Grammar School, we have used the individual and group version. 3 SITE VISIT AND METHODOLOGY 3.1 We visited the site to carry out an assessment on 18th December 2025. The tree was assessed to establish its general condition, character, longevity and visibility in the wider area. 4 ASSESSMENT FINDINGS 4.1 The tree is a fully mature Turkey oak Quercus cerris growing within the playground of Paisley Grammar school close to the eastern boundary and overhanging Crossflat Terrace. It is one of two trees in this part of the site, the other tree being a slightly smaller early-mature Common lime. 4.2 The oak has an estimated height of around 23 metres with an average crown radius of 12 metres and a trunk diameter of around 1.0 metre. The wide, spreading crown develops above a fork structure at 3.5 metres. Some light branch removal appears to have been carried many years ago to thin the crown and reduce obstruction of overhanging branches over the road, but otherwise it has not been subjected to any major pruning or reduction work. 1 Page 56 of 158
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4.3 Overall health and vitality seem to be good for its age and maturity. There are no obvious defects, storm damage, significant decay cavities or signs of fungal infection. Most of the root system is under tarmac, but it does not seem to be suffering unduly from drought conditions which so often affect trees growing in similar conditions where surface water drainage is too efficient. 4.4 The tree has a predicted safe future life expectancy of over 40 years. Other than maintaining statutory clearance of 5.2 metres over the highway and 2.4 metres over the pavement, no pruning works are likely to be required in the foreseeable future. 4.5 A plan of the site along with the relevant TEMPO score sheet is attached. 5 CONCLUSIONS 5.1 The TEMPO evaluation for the tree produced a total score of 22 points, indicating that it definitely merits a Tree Preservation Order. Kenneth Harvey Dip.For. Chartered Arboriculturist 7th January 2026 2 Page 57 of 158
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Fig. 1 - The tree as seen from Crossflat Crescent 3 Page 58 of 158
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Fig. 2 - Lime on left and Turkey oak on right as seen from south. Fig.3 - Base of tree. 4 Page 59 of 158
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Fig.4 - Google Streetview from June 2024 5 Page 60 of 158
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TREE EVALUATION METHOD FOR PRESERVATION ORDERS ‐ TEMPO SURVEY DATA SHEET & DECISION GUIDE REFER TO GUIDANCE NOTE FOR ALL DEFINITIONS Part 1: Amenity assessment a) Condition & suitability for TPO 5) Good Highly suitable 3) Fair/satisfactory Suitable 1) Poor Unlikely to be suitable 0) Dead/dying/dangerous* Unsuitable * Relates to existing context and is intended to apply to severe irremediable defects only b) Retention span (in years) & suitability for TPO 5) 100+ Highly suitable 4) 40‐100 Very suitable 2) 20‐40 Suitable 1) 10‐20 Just suitable 0) <10* Unsuitable *Includes trees which are an existing or near future nuisance, including those clearly outgrowing their context, or which are significantly negating the potential of other trees of better quality c) Relative public visibility & suitability for TPO Consider realistic potential for future visibility with changed land use 5) Very large trees with some visibility, or prominent large trees Highly suitable 4) Large trees, or medium trees clearly visible to the public Suitable 3) Medium trees, or large trees with limited view only Suitable 2) Young, small, or medium/large trees visible only with difficulty Barely suitable 1) Trees not visible to the public, regardless of size Probably unsuitable d) Other factors Trees must have accrued 7 or more points (with no zero score) to qualify 5) Principal components of formal arboricultural features, or veteran trees 4) Tree groups, or principal members of groups important for their cohesion 3) Trees with identifiable historic, commemorative or habitat importance 2) Trees of particularly good form, especially if rare or unusual 1) Trees with none of the above additional redeeming features (inc. those of indifferent form) ‐1) Trees with poor form or which are generally unsuitable for their location Part 2: Expediency assessment Trees must have accrued 10 or more points to qualify 5) Immediate threat to tree inc. s.211 Notice 3) Foreseeable threat to tree 2) Perceived threat to tree 1) Precautionary only Part 3: Decision guide Any 0 Do not apply TPO 1‐6 TPO indefensible 7‐11 Does not merit TPO 12‐15 TPO defensible 16+ Definitely merits TPO Tree details TPO Ref (if applicable): Tree/Group No: Species: Owner (if known): Location: Score & Notes Score & Notes Score & Notes Score & Notes Add Scores for Total: Date: Surveyor: Score & Notes Decision: 18/12/2025 K Harvey Dip.For. n/a Renfrewshire Council T1 Turkey oak Paisley Grammar School (NS 49198 64094) Good condition - Highly suitable 5 points 40 - 100 - Very suitable 4 points Prominent large tree - Highly suitable 5 points Principal component and possible veteran tree - 5 points Foreseeable threat to tree - 3 points 22 points Definitely merits TPO Quercus cerris Page 61 of 158
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Crownhead, Stobo, Scottish Borders, EH45 8NX t: 01721 760268 e: mail@treeconsultancygroup.com www.treeconsultancygroup.com Principal Consultant: Kenneth Harvey. Dip.For. Chartered Arboriculturist Tree Consultancy Group Arboriculture - Urban Forestry - Planning 'TEMPO' ASSESSMENT OF WOODLAND AT LADYACRES WAY INCHINNAN PA4 9NQ Client: Renfrewshire Council Date: January 2026 Background Paper 5 Page 62 of 158
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1 INSTRUCTIONS 1.1 We have been instructed by Mr David Love, Head of Planning at Renfrewshire Council, to assess the suitability of a small area of woodland adjacent to Ladyacres Way, Inchinnan for inclusion within a Tree Preservation Order (TPO). The assessment was to be carried out using the TEMPO evaluation method developed by Julian Forbes-Laird MICFor. The Council has received a request from a local resident that an Order be made. 2 BACKGROUND 2.1 A TPO suitability assessment starts with a walkover assessment carried out from places to which the public have access, as the purpose of protecting trees by a TPO is primarily to preserve their visual amenity in the landscape. This process involves identifying the most significant trees, groups or woodlands and then considering the expediency of making them the subjects of a TPO. 2.2 In order to be able to decide which trees are suitable for inclusion in a TPO and which aren't, the use of some kind of system is recommended to ensure, as far as possible, that selection is carried out in a fair, consistent, objective, and repeatable manner. It helps the Council explain to landowners why their trees have been included in a TPO, and also helps to avoid including large numbers of low value trees within the TPO system which the Council then has to manage. 2.3 The most widely used appraisal system developed for this purpose is the Tree Evaluation Method for Tree Preservation Orders - TEMPO. It is an easy to use field guide to decision-making which also provides a written record of the process. It is presented as a single-page pro forma, and allocates scores to various relevant criteria. When these scores are added together, it gives a total figure which informs whether the tree merits protection by a TPO and, if so, whether the making of a TPO is justifiable (i.e. defensible). As with any such system, its efficacious use is predicated on the assessor having a thorough understanding and knowledge of the subject matter. 2.4 As Woodland TPOs are essentially different in nature and intent to 'normal' TPOs, TEMPO has been produced in two forms - one for individual trees and groups of trees, and one for woodlands. In the assessment of the trees at Ladyacres Way, we have used the woodland version. 3 SITE VISIT AND METHODOLOGY 3.1 We visited the site to carry out an assessment of the site on 18th December 2025. The trees were assessed to establish their general condition, character, longevity and visibility in the wider area. 4 ASSESSMENT FINDINGS 4.1 Tree cover at the site consists of a relatively young shelterbelt of mostly native broadleaved species planted to screen the residential development of Ladyacres Way. Mostly it consists of pole-stage Goat willow, Common alder, Silver birch, ash, rowan and a few Norway spruce. 4.2 Many of the trees have been roughly reduced in height by 'topping' or pollarding, presumably to contain their size due to light blockage and/or a perception that they were getting too large for their location close to residential properties and gardens. Unfortunately the reduction work has not been carried out in a sympathetic or professional manner, and most of the trees which have been treated in this way are of species unsuited to the practice. As a result, their amenity value and future life expectancies have been severely diminished. In addition, many trees have suffered breakage or failure in storms, and most of the ash are infected by the fungus Hymenoscyphus fraxineus which 1 Page 63 of 158
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causes Chalara Ash Dieback. As a result, there are very few individual trees present which have good future life expectancies. 4.3 Generally the component trees are in poor overall condition with little long-term amenity value. As such, they are not worth protecting by a Tree Preservation Order. 4.4 The relevant TEMPO score sheet is attached. 5 CONCLUSIONS 5.1 The TEMPO evaluation for the site produced a total score of 5 points, indicating that a Tree Preservation Order would be indefensible. Kenneth Harvey Dip.For. Chartered Arboriculturist 8th January 2026 2 Page 64 of 158
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Fig. 1 - Google streetview dated April 2024 3 Page 65 of 158
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WOODLAND EVALUATION METHOD FOR PRESERVATION ORDERS (WOODLAND TEMPO) SURVEY DATA SHEET & DECISION GUIDE Date: Surveyor: Woodland details TPO Ref (if applicable): Location:/OSGR: Owner (if known): Composition: REFER TO GUIDANCE NOTE FOR ALL DEFINITIONS Part 1: Amenity assessment a) Condition & suitability for TPO 10) Unmanaged – good/fair condition Highly suitable 8) Unmanaged – poor condition Very suitable 5) Excessively managed Suitable 2) Under good management Barely suitable 1) Derelict Unlikely to be suitable 0) Dead/dying/dangerous* Unsuitable Score & Notes * Relates to existing context and is intended to apply to majority of main stand trees having severe irremediable defects b) Naturalness & suitability for TPO Score & Notes 10) Ancient / ASN Highly suitable 8) Recent semi-natural Very suitable 5) Replanted ancient Suitable* 2) Recent native plantation Barely suitable 1) Pioneer dominant Unlikely to be suitable 0) Recent exotic plantation Unsuitable * If few old growth trees present & little or no regen consider TEMPO tree/group assessment c) Size (ha) & suitability for TPO Score & Notes 10) 100 + Extremely suitable 8) 10 - <100 Highly suitable 5) 5 - <10 Very Suitable 2) 0.25 to <5 Suitable 1) 0.1 – <0.25 Barely suitable 0) < 0.1 Unsuitable (consider TEMPO tree/group assessment) d) Cultural factors Woodland must have accrued 13 or more points (with no zero score) to qualify Score & Notes 10) Historical record / vital landscape feature / • 10% veteran tree population present 8) SSSI or other national designation; significant landscape / habitat importance 5) Woodland with local designation / high public use / identifiable habitat value 2) Woodland with internal public access (use light or unknown) / some habitat value 1) Woodland adjacent to highway or with external public access / low habitat value 0) Woodland with none of the above additional features inc. minimal habitat value Part 2: Expediency assessment Woodland must have accrued 15 or more points to qualify 5) Immediate threat to overall woodland 4) Immediate risk of significant loss / severe fragmentation 3) Foreseeable risk of significant loss / severe fragmentation 2) Foreseeable risk of partial loss / fragmentation 1) Precautionary only Score & Notes Part 3: Decision guide Add Scores for Total: Decision: Any 0 Do not apply TPO 1-12 TPO indefensible 13-15 Does not merit TPO 16-20 TPO defensible 21 + Definitely merits TPO Page 66 of 158
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2 PUBLIC ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 20 January 2026 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Ecocide (Scotland) Bill ___________________________________________________________________ 1. Summary 1.1 The Scottish Parliament’s Net Zero, Energy and Transport Committee are currently considering a Members Bill – the Ecocide (Scotland) Bill. 1.2 The Bill seeks to prevent mass environmental damage and destruction taking place in Scotland due to crimes of ecocide by putting in place strong punishments associated with this crime. 1.3 The three main objectives of the Bill are: ▪ To ensure that serious environmental offences are treated as criminal offences rather than regulatory breaches. ▪ To act as a deterrent to individuals and companies from committing serious environmental offences, by establishing a specific, stand-alone offence with significant penalties. ▪ To ensure that domestic legislation maintains alignment with the EU, specifically referencing the EU Environmental Crime Directive. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: ▪ Note that correspondence was received inviting us to make comment on the Ecocide (Scotland) Bill. Item 4 PACC200126 Page 67 of 158
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3 PUBLIC ▪ Note that officers reviewed the proposed Bill in its current state and prepared a response for submission to the Net Zero, Energy and Transport Committee. ▪ Note the response [attached to this report], which was issued to the Net Zero, Energy and Transport Committee. _________________________________________________________ 3. Background 3.1 The Ecocide (Scotland) Bill is a Member’s Bill which was introduced by Monica Lennon MSP. The Bill is currently being scrutinised by the Net Zero, Energy and Transport Committee. 3.2 The Bill seeks to prevent mass environmental damage and destruction taking place in Scotland due to the crimes of ecocide by putting in place strong punishments associated with this crime. 3.3 The Bill defines ecocide as causing severe environmental harm in such a way that is either reckless or intentional. Severe is defined as environmental harm that has serious adverse effects and is either ‘widespread’ or ‘long term’. 3.4 The three main objectives of the Bill are as follows: ▪ To ensure that serious environmental offences are treated as criminal offences rather than regulatory breaches. ▪ To act as a deterrent to individuals and companies from committing serious environmental offences, by establishing a specific, stand along offence with significant penalties. ▪ To ensure that domestic legislation maintains alignment with the EU, specifically referencing the EU Environmental Crime Directive. 3.5 The Bill proposes a maximum penalty of a custodial sentence of up to twenty years and an unlimited fine for individuals (and an unlimited fine in the case of an organisation). 3.6 The Bill also proposes that individuals and organisation may be liable for an offence of ecocide and sets out circumstances where responsible individuals of organisations may also be liable. 3.7 It should be noted that the Bill does not provide a defence or exemption where harm is caused by activities that have been consented by a public authority such as planning permission. There is also no exemption provided for a planning authority (or other regulatory body) who granted consent. 3.8 In light of the above it should be noted that the Bill, as currently written, places criminal liability on those consenting developments including officers who may be utilising delegated authority or Elected Members determining planning applications at a Council Board. Page 68 of 158
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4 PUBLIC ___________________________________________________________________ 4. Next Steps 4.1 Officers have reviewed the Bill in its current format and submitted a response to the Net Zero, Energy and Transport Committee in advance of the deadline of 28 November 2025. A copy of the response is detailed in Appendix 1 to this report. 4.2 Members will be aware a Briefing Note and draft response was circulated prior to the submission of the response being issued. 4.3 Unfortunately, given the deadline and the timetable for the Planning and Climate Change Policy Board (January 2026), it was not possible to present the response for formal approval prior to submission. 4.4 In light of the above, the response submitted was undertaken following liaison with the Convenor and indeed a copy of the response being shared with all Board members. __________________________________________________________________ Implications of the Report 1. Financial – None. 2. HR & Organisational Development – None 3. Community/Council Planning – None. 4. Legal – Should the Bill proceed it is likely there may be legal implications relating to aspects of any such Bill. 5. Property/Assets – None. 6. Information Technology – None. 7. Equality & Human Rights - The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report 8. Health & Safety – None. 9. Procurement – None. 10. Risk – None. 11. Privacy Impact – None. 12. Cosla Policy Position – None. Page 69 of 158
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5 PUBLIC 13. Climate Risk – None. Author: David Love, Chief Planning Officer. Tel: 07483410182; Email: david.love@renfrewshire.gov.uk Page 70 of 158
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Chief Executive: Alan Russell CPFA Renfrewshire House, Cotton Street, Paisley, PA1 1WB www.renfrewshire.gov.uk OFFICIAL Edward Mountain MSP Convenor Net Zero, Energy and Transport Committee The Scottish Parliament Edinburgh EH99 1SP Sent via email to netzero.committee@parliament.scot Dear Sir, Ecocide (Scotland) Bill Further to your letter dated 11 November 2025 which was sent to all Scottish Local Authorities I write to provide comments from a Renfrewshire perspective. In this regard I will provide comments in respect of the topics highlighted in your letter. Consented or licensed activities It is submitted that any Bill should provide relevant exemptions in circumstances where planning permission or other relevant permissions or licences have been granted. In addition, any Bill must provide relevant exemptions to criminal liability to those involved in the granting of planning permission or other relevant permissions or licences. Any future Bill must be explicit in detailing the circumstances in which individuals or organisations, including local authorities and their Elected Members and staff, may be exposed to criminal liability. Decision-making and liability The possibility of criminal prosecution could influence the approach of the planning authority and put the ‘plan led system’ at risk. The possibility of a criminal prosecution even where the charge relates to a site identified for development within the Local Development Plan (LDP) is likely to change the approach and indeed significantly change how planning decisions are reached given the potential financial risks which the local authority may face should it be found guilty of environmental ecocide and indeed the risks to individuals who may be involved in the consenting process. The Bill is likely to have a number of impacts on the determination of planning applications and thus impact the wider planning system: ▪ Officers may be more inclined to decline to use delegated authority where there is a fear of a future criminal charge. This is likely to slow the determination of planning applications and result in more applications being considered by board/committee. ▪ Elected Members on the board/committee may be more inclined to refuse applications where there is a fear of a future criminal charge. This is likely to slow the determination of planning applications and result in more applications being considered by the DPEA. ▪ Elected Members may not be willing to serve on the planning board/committee for fear of being involved any a decision which may later be the subject to criminal charge. My Ref: 281125-Ecocide Contact: David Love Telephone: 07483410182 e-mail: david.love@renfrewshire.gov.uk Date: 28 November 2025 APPENDIX 1: Response to Ecocide (Scotland) Bill Page 71 of 158
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Chief Executive: Alan Russell CPFA Renfrewshire House, Cotton Street, Paisley, PA1 1WB www.renfrewshire.gov.uk OFFICIAL In the event that an application is determined by the DPEA or Scottish Ministers will the relevant Minister or indeed the First Minister be subject to criminal charge and the subsequent sentence should they be found guilty? It is submitted that there is significant concern in respect of the Bill and how it would impact the consideration and determination of planning applications and indeed those involved in such processes. Furthermore, we would also note concern in relation to what impact the Bill would have on the wider planning system, the lack of certainty which would be created and indeed the impact on the delivery of future development which may be required to deliver key infrastructure or indeed help respond to the ongoing housing emergency. Threshold of harm The thresholds outlined in the Bill are not considered to be sufficiently clear and workable in the context of planning assessments. The Bill fails to consider the context in which the ‘severe environmental harm’ has taken place. For instance, it could be argued that severe environmental harm could occur as a result of the clearance of a greenfield site to enable future development to take place, while it could also be argued that the removal of a single tree from a homeowners garden could result in ‘severe environmental harm’. It is submitted any defined thresholds require to consider the context in which the ‘harm’ is taking place. In addition, we would raise concern with how ‘severe environmental harm’ is considered in respect of a development which has been the subject of an Environmental Impact Assessment (EIA). How would ‘severe environmental harm’ be considered by an EIA and could mitigation be implemented to overcome such identified harm? Furthermore, would amendments be required to National Planning Framework 4 (NPF4) in order to ensure that ‘severe environmental harm’ forms part of planning considerations? It is submitted that any Bill would require to include clearly defined thresholds and provide greater clarity how these would be applied in the consideration of planning applications against the development plan and also where a development is supported by an EIA report. Cumulative impacts and course of conduct It is not clear from a planning perspective how the Bill might apply to incremental harm. Further detail and clarification would be required especially if the site in question is subject to multiple planning applications over a period of time. In addition, thought should be given to how a large development site which is developed in a phased manner would be considered against the terms of the Bill. An example would be a large development site which benefits from a masterplan approved as part of planning permission in principle and is thereafter subject to multiple applications for the approval of matters specified in condition (AMSC). Would such a phased approach and multiple AMSC applications be considered to cause cumulative harm? It should also be noted that in such circumstances the development in question may have been subject to an Environmental Impact Assessment as part of the application for planning permission in principle. Enforcement and investigation In the event that the Bill will provide enforcement powers to local authorities to investigate ecocide, we would note concern with such arrangements. Local authorities are likely to have been involved in the consenting process relating to planning or other relevant permissions and in this regard any investigation would create a conflict given that those providing consent could also be criminal liable for any ecocide event. It is our opinion that should the Bill proceed in its current form local authorities would be unable to act as an enforcing authority. Page 72 of 158
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Chief Executive: Alan Russell CPFA Renfrewshire House, Cotton Street, Paisley, PA1 1WB www.renfrewshire.gov.uk OFFICIAL Notwithstanding the above we would also raise concern with the inclusion of local authorities as an enforcing authority without any detail as to how an extension of such powers would be funded. Local authorities are already operating under significant financial pressures and in this regard should further powers be extended to local authorities financial assurances would be required to demonstrate how additional expectations in respect of enforcement matters would be funded in the short, medium and long term. I trust the above comments are useful in the consideration of the Bill in question however we would welcome the opportunity to provide further comments as the bill progresses. Yours faithfully, David Love Chief Planning Officer Renfrewshire Council Page 73 of 158
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PUBLIC ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 20 January 2026 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Renfrewshire Local Development Plan 3 – Outcome of Gate Check Review ___________________________________________________________________ 1. Summary 1.1 The Renfrewshire Local Development Plan (LDP3) Evidence Report was approved by Council on 25th September 2025. This report was then submitted to the Scottish Government Planning and Environmental Appeals Division for the Gate Check review. 1.2 On 19th December 2025 the Council received notification that the Gate Check process was complete and that the appointed Reporter was satisfied that the Evidence Report contains sufficient information to enable the planning authority to prepare the next Local Development Plan for Renfrewshire. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: • Notes that the Gate Check process is now complete and that the appointed Reporter has concluded that the Council’s Evidence Report contains sufficient information to enable the planning authority to prepare the next Local Development Plan for Renfrewshire. ___________________________________________________________________ 3. Background 3.1 The Renfrewshire Local Development Plan 3 Evidence Report was approved by Council on 25th September 2025. The Evidence Report sets out the baseline information that will inform the preparation of the new Local Development Plan and contains a summary of what the evidence means for emerging plan. Item 5 PACC200126 Page 75 of 158
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PUBLIC 3.2 The Evidence Report was informed by extensive consultation and engagement with a wide range of stakeholders including residents, young people, community councils, government agencies, local businesses and developers, Council services, OneRen and HSCP. 3.3 Following approval of the Evidence Report, the Council was required to submit the report to Scottish Ministers for the Gate Check review process. Scottish Ministers appointed an independent Reporter to review the evidence and assess whether the report includes a sufficient evidence base to inform the preparation of the new Local Development Plan. 3.4 The Gate Check process is a key step and requires to be passed before the Council can prepare their new Local Development Plan. 4. Outcome of Gate Check Review 4.1 On 19th December 2025 the Council received notification that the Gate Check process was complete. In completing the assessment, the appointed Reporter concludes that the Evidence Report is comprehensive and easy to navigate and contains sufficient information to enable the planning authority to prepare the next Local Development Plan for Renfrewshire. 4.2 This is a significant milestone in the preparation of the new plan. The new process of Preparing an Evidence Report is proving to be a significant challenge for planning authorities across Scotland, with only six of the seventeen Evidence Reports that have been through the Gate Check process so far found to be ‘sufficient’ when initially submitted for Gate Check. 4.2 The Reporter does highlight some parts of the evidence where there is some remaining uncertainty or need for minor clarification in preparing the new Local Development Plan. These largely relate to evidence gaps that the Council identified in the Evidence Report together with steps that will be taken by officers to address these in preparing the Proposed Plan. 4.3 The Reporter’s assessment is available to view online at Scottish Government - DPEA - Case Details. 5. Next Steps 5.1 Officers will now proceed to prepare the next Renfrewshire Local Development Plan (LDP3). Further information on the preparation process is included in the Development_Plan_Scheme_2025.pdf which was approved by the Planning and Climate Change Policy Board on 4th November 2025. Implications of the Report 1. Financial – The Scottish Government Division for Planning and Environmental Appeals have confirmed that the cost of the Gate Check is £6,831.36. Page 76 of 158
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PUBLIC 2. HR & Organisational Development – None. 3. Community/Council Planning – The Local Development Plan is a wide- ranging document and is considered to support the priorities of the Renfrewshire Community Plan and the Council’s strategic outcomes. 4. Legal – The preparation of a Local Development Plan is a statutory requirement for planning authorities. The Council is following statutory procedures in preparing the plan. 5. Property/Assets – None. 6. Information Technology – None. 7. Equality & Human Rights – The new Local Development Plan will be assessed in relation to its impact on equalities and human rights. The impact assessment undertaken to date, which will be updated, has highlighted the need to ensure that certain groups with protected characteristics and from areas of socio-economic disadvantage are involved in the local development plan process. Equalities monitoring of the local development plan participant database and engagement processes will be undertaken to monitor and highlight groups or areas where targeted consultation may be required. A full copy of the Equality Impact Assessment undertaken is available from the report author. 8. Health & Safety – None. 9. Procurement – None. 10. Risk – None 11. Privacy Impact – None. 12. Climate Risk – The Evidence Report includes an evidence base on climate related factors and risks. The Local Development Plan will have regard to and support the implementation of the Council’s Plan for Net Zero. 13. Children’s Rights – None. 14. Cosla Policy Position – None _________________________________________________________ List of Background Papers Renfrewshire Local Development Plan (LDP3) Evidence Report submission - Evidence Report Submission | Renfrewshire LDP3 Renfrewshire Local Development Plan (LDP3) Evidence Report: Gate Check Review Reporter’s recommendations - https://www.dpea.scotland.gov.uk/Document.aspx?id=1147340 Page 77 of 158
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PUBLIC Renfrewshire Local Development Plan (LDP3) Development Plan Scheme and Participation Statement 2025 - Development_Plan_Scheme_2025.pdf ___________________________________________________________________ Author: Alan Williamson, Strategy & Place Manager, alan.williamson@renfrewshire.gov.uk, 07811 053968 Page 78 of 158
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PUBLIC ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 20 January 2026 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Glasgow Airport Airspace Change Proposal ___________________________________________________________________ 1. Summary 1.1 Glasgow Airport is consulting on an Airspace Change Proposal (ACP) to modernise its arrival and departure routes and the surrounding airspace. The main impact on Renfrewshire’s communities of aircraft using Glasgow Airport is noise. Whilst the consultation material provided is useful for assessing the impact of the airspace change proposals on individual properties, it is less useful for assessing the overall impact on Renfrewshire’s communities. Notwithstanding this, from a review of the current and projected noise levels which will arise should the proposal be implemented, it appears likely that there will be a minor disbenefit to a small number of communities which are under the flightpath. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: ▪ Respond to the consultation requesting that the comments and concerns of Renfrewshire residents are given due weight when finalising Glasgow Airport’s Airspace Change Proposal and request that Renfrewshire Council officers are involved in discussions regarding these responses prior to the proposals being finalised. ___________________________________________________________________ Item 6 PACC200126 Page 79 of 158
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PUBLIC 3. Background 3.1 The UK’s airspace is being upgraded as part of the UK Government’s Airspace Modernisation Strategy. Eighteen UK airports are undertaking airspace changes to modernise their routes below 7,000ft, and National Air Traffic Services (NATS) is upgrading the route network that sits above 7,000ft. 3.2 The Airspace Change Organising Group have published ‘the Masterplan’ which is a coordinated implementation plan for airspace changes in the UK to deliver the objectives of the Airspace Modernisation Strategy, which aims to provide quicker, quieter, cleaner journeys across UK airspace. 3.3 As part of this wider process, Glasgow Airport is consulting on an Airspace Change Proposal (ACP) to modernise its arrival and departure routes and the surrounding airspace. This forms part of a wider Scottish Airspace Modernisation proposal, also involving Edinburgh Airport and NATS. 3.4 Glasgow Airport has run extensive consultation on these proposals with 15 drop-in events held in the area affected by the Glasgow Airport airspace, including 5 in Renfrewshire, and 6 public webinars. There is also a dedicated consultation website (https://glasgowairport.consultationonline.co.uk/) 4. Glasgow Airport Airspace Change Proposal 4.1 Glasgow Airport has one runway that can be operated in two directions. Aircraft take off into the wind, which means Glasgow Airport’s runway direction depends on the wind direction. Currently, across an average year, 74% of aircraft take off take off to the south west towards Johnstone, and 26% take off to the north east towards Clydebank. Most departing aircraft are initially required to climb straight ahead, on the same heading as the runway, for at least 5 nautical miles before turning (aircraft weighing 23,000kg or below are turned before 5 nautical miles). After 5 nautical miles, aircraft are vectored, meaning that air traffic control begin to advise on which routes aircraft take, creating dispersal across the airspace. 4.2 For arrivals, currently 26% of aircraft arrive from the south west over areas around Johnstone, and 74% arrive from the north east over areas around Clydebank. Below 7,000 feet, there are no defined routes for aircraft arriving at Glasgow Airport until on their final approach, when aircraft are lined up with the runway and undertaking final descent before landing. This means that aircraft are vectored by air traffic control to final approach which creates dispersion across airspace that decreases as aircraft line up with the runway on final approach. 4.3 The main impact of aircraft using Glasgow Airport on Renfrewshire’s communities is noise. This report therefore focuses on the noise impact of the airport change proposals, with information provided at https://gla-map.airspace- noise.arup.com/. Page 80 of 158
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PUBLIC 4.4 From a noise perspective, the most significant noise metric to consider is LAeq,16h (daytime) and LAeq,8h (night-time). The LAeq is a measure of the total sound energy in decibels (dB) spread over a period of time. It is calculated over a 92-day summer period (from 16 June to 15 September inclusive) where the airport is at its busiest. The LAeq is the most important metric for assessing aviation noise impacts, as research from the UK Civil Aviation Authority (CAA) has shown that the LAeq has the strongest correlation with noise and health effects. The noise contours on https://gla-map.airspace- noise.arup.com/ are shown above the lowest observed adverse effect level (LOAEL), 51dB LAeq,16h daytime and 45dB LAeq,8h night-time. This is the level above which adverse effects on health and quality of life can be detected. From a land use planning perspective noise above 57dB level is significant as within Renfrewshire new houses are not usually allowed to be built within this contour. 4.5 Changes to noise levels appear subtle at a Renfrewshire level but what can be seen on https://gla-map.airspace-noise.arup.com/ is that without the airspace change proposal, and just based on predicted operational changes at Glasgow Airport, by 2027 and again by 2036, there will be an increase in the areas affected by daytime noise exceeding 57dB. With reference to residential areas, Johnstone appears to be the area most affected by this. With the airspace change proposal, the areas predicted to be affected by daytime noise exceeding 57dB contract slightly. There are no concentrated areas of residential properties in which nighttime noise currently, or is proposed to, exceed 57dB, either with or without airspace change. 4.6 Another noise metric to consider is the number of noise threshold exceedances, which is the number of times aircraft noise exceeds 65dB daytime and 60dB nighttime. Based on operational changes at the airport alone, the areas affected by exceedances are expected to increase, with the increase slightly less with the airspace change proposal implemented. 4.7 A further metric to consider is the number of overflights. Without airspace change, just based on operational changes at the airport, the number of overflights affecting Renfrewshire is expected to increase by 2027 and 2036. With airspace change in both 2027 and 2036, the main difference observed is that more, but still a limited number of flights, will fly over Kilbarchan and Bridge of Weir. However, daytime noise levels are modelled to be less than 51dB in the areas affected because of the height the aircraft will be at this point. There would be less flights over parts of Linwood and Houston. 4.8 The consultation material provided is extensive, but also technical in nature, and whilst it offers the feature of being able to check the impact of the airspace change proposal at an individual property level, it is difficult to analyse at an area wide level. Notwithstanding this and from the website information, it appears likely there will be a minor disbenefit to small areas of communities which are under the flightpath including Kirklandneuk in Renfrew and around John Lang Street in north west Johnstone, whereby these locations will have a small increase in the number of houses within the margins of the 57.0-59.0 dB contour. Renfrewshire Council officers will continue to engage with Glasgow Airport staff involved in the airspace change proposal to fully understand the Page 81 of 158
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PUBLIC potential impacts on communities within Renfrewshire to attempt to influence the proposals to the overall betterment of Renfrewshire where possible. 4.9 It is therefore recommended that the Renfrewshire Council response to the consultation requests that the comments and concerns of Renfrewshire residents and organisations are given due weight when finalising the airspace change proposal and that an opportunity is given for Renfrewshire Council officers to discuss these responses with Glasgow Airport prior to the finalising of the proposals. Implications of the Report 1. Financial – None 2. HR & Organisational Development – None. 3. Community/Council Planning – None 4. Legal – None 5. Property/Assets – None. 6. Information Technology – None. 7. Equality & Human Rights – The report does not relate to a policy or proposal of Renfrewshire Council. 8. Health & Safety – None. 9. Procurement – None. 10. Risk – None 11. Privacy Impact – None. 12. Climate Risk – N/a 13. Children’s Rights – None. 14. Cosla Policy Position – None _______________________________________________________ List of Background Papers Glasgow Airport Airspace Change Proposal consultation website - https://glasgowairport.consultationonline.co.uk/ Glasgow Airport Airspace Change Proposal interactive noise map – https://gla-map.airspace-noise.arup.com/ ___________________________________________________________________ Author: Alan Williamson, Strategy & Place Manager, alan.williamson@renfrewshire.gov.uk, 07811 053968 Page 82 of 158
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PUBLIC ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 20 January 2026 ___________________________________________________________________ Report by: Director of Environment, Housing and Infrastructure ___________________________________________________________________ Heading: Scottish Government Consultation on the Draft Climate Change Plan (2026-2040) ___________________________________________________________________ 1. Summary 1.1 The Scottish Government is currently consulting on the draft Climate Change Plan (2026-2040). 1.2 The plan sets out policies and proposals the Scottish Government will undertake to enable the carbon budgets to be met between 2026 and 2040. 1.3 Scotland’s greenhouse gas emissions have reduced by 51.3% since 1990- the largest reduction in the UK. Scotland is now over halfway to achieving net zero emissions. This reduction includes a 93.4% reduction in electricity supply emissions, from sources such as power stations; a 59.5% reduction in industrial emissions, including manufacturing and construction; and a 73.1% reduction in waste management emissions, such as landfill. 1.4 The public consultation will close on 29 January 2026 and responses have been prepared on behalf of Renfrewshire Council. If approved by board, a response will be submitted prior to the consultation closing date. ___________________________________________________________________ Item 7 PACC200126 Page 83 of 158
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PUBLIC 2. Recommendations It is recommended that the Planning and Climate Change Policy Board: 2.1 Approves the draft response to the consultation and the submission of the response prior to the closing date of 29 January 2026. ___________________________________________________________________ 3. Background 3.1 The Scottish Government is currently consulting on the draft Climate Change Plan (2026-2040). The plan aims to further enhance Scotland’s position as a lead in sustainability and embed the need for a just transition across Scotland. This ensures that, while Scotland transitions towards net zero, vulnerabilities and impacts are not further enhanced. 4. Scotland’s Climate Change Plan 4.1 The Climate Change Plan sets out the policies and proposals the Scottish Government will take forward to enable the carbon budgets to be met between 2026-2040. These carbon budgets have been set in line with the levels proposed by the Climate Change Committee. 4.2 The carbon budgets set a target for the average level of reduction in CO2e emissions for Scotland since the baseline year of 1990. These are set over a five- year period and are as follows: • 57% lower than baseline levels for 2026-2030, • 69% lower than baseline levels for 2031-2035, • 80% lower than baseline levels for 2036-2040, and • 94% lower than baseline levels for 2041-2045 4.3 The new plan details over 150 policies and proposals building on this progress across different sectors such as transport, heat in buildings, and agriculture, including: • Setting a target to decarbonise building heat systems by 2045, • Phasing out new diesel and petrol cars by 2030, • Increasing woodland creating so that by 2029/30 18,000 hectares are planted every year, with 21% woodland cover in Scotland by 2032, and • Increasing peatland restoration by 10% each year to 2030. 4.4 The plan highlights financial opportunities within sectors such as energy, including the further creation and support of green jobs. Investment and financial support are highlighted within the plan as ways to increase the net zero economy. Page 84 of 158
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PUBLIC 4.5 The plan focuses on the delivery of emissions reductions by sector and includes actions the Scottish Government will take to ensure emission reductions are made. The sectors included in the plan are: • Residential and Public (buildings), • Transport (including international aviation and shipping), • Waste Management, • Energy Supply, • Business and Industrial Process, • Land Use, Land Use Change and Forestry (LULUCF), and • Agriculture. 4.6 Benefits to people and communities are also highlighted in the plan. The reduction in reliance on fossil fuels, combined with the adaptation measures set out in the plan, encourage effective prevention for health impacts from climate change. Some of the benefits included in the plan are cleaner air, warmer homes, healthier food, health-promoting natural and built environments. 4.7 The Scottish Government recognises the challenges of implementing a plan over a fifteen-year period and will monitor and evaluate the plan alongside implementation to ensure it remains relevant and incorporates new technology and action from the Scottish and UK governments as well as wider European and global developments. 4.8 The plan encourages collaborative working across the public and private sectors by highlighting areas where support is required, including support from Local Authorities. Some of the support from Local Authorities highlighted in the plan include energy generation by approving applications for renewable energy generation and supporting the waste hierarchy (circular economy and modernised recycling). Adaptation is also prioritised within the plan, an area which Local Authorities can support communities with. 4.9 The consultation will close on 29 January 2026 and responses have been prepared which broadly support the approach outlined within Scottish Government’s Climate Change Plan (2026-2040). 4.10 Renfrewshire Council continues to take forward climate related activity to support our Plan for Net Zero. The priority areas within the Climate Change Plan align with the Council’s priorities and ongoing work. ___________________________________________________________________ Page 85 of 158
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PUBLIC Implications of the Report 1. Financial – None directly arising from this report. 2. HR & Organisational Development – None directly arising from this report. 3. Community/Council Planning – None directly arising from this report. 4. Legal - None directly arising from this report. 5. Property/Assets – None directly arising from this report. 6. Information Technology – None directly arising from this report. 7. Equality and Human Rights - The recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report because it is for noting only. If required following implementation, the actual impact of the recommendations and the mitigating actions will be reviewed and monitored, and the results of the assessment will be published on the Council’s website. 8. Health and Safety – None directly arising from this report. 9. Procurement – None directly arising from this report. 10. Risk – None directly arising from this report 11. Privacy Impact – None directly arising from this report. 12. Climate Risk – This contributes to the Council’s Plan for Net Zero and nature recovery targets and thus aims to positively reduce climate related risk 13. Children’s Rights - None directly arising from this report. 14. COSLA Policy Position – This work aligns with COSLA’s current work alongside the Scottish Government in response to the climate emergency. ___________________________________________________________________ List of Background Papers: None ___________________________________________________________________ Author: Danielle Leggett, Sustainability Lead Officer (Strategy) Email: danielle.leggett@renfrewshire.gov.uk Page 86 of 158
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PUBLIC Consultation on the Draft Climate Change Plan Questionnaire Section 1: Delivering a Just Transition The following questions concern the Delivering a Just Transition section of the Plan, more specifically: communities, skills, workforce, employers and adapting to climate change. Question 1 What are your views on our approach to delivering a just transition for people and communities? A just transition should be economically beneficial for all and shouldn’t increase or enhance vulnerabilities. The Climate Change Plan highlights the economic benefit of Net Zero and the importance of working collaboratively with public and private sectors to maximise investment. The plan builds on the green industrial strategy where the 5 key priority areas are highlighted- wind, CCUS, Professional and financial services, Hydrogen and clean energy-intensive industries. Renfrewshire Council agrees that these are important and key to building a financially secure and just Scotland. However, funding will be a barrier for Net Zero work and the commitment to help local authorities to support communities needs to be greater to ensure a just transition and prevent further vulnerabilities. Health and wellbeing being included is key as this is a direct impact of climate change. Ensuring energy security through redesign of systems allows Scotland to draw upon expertise within the workforce in Scotland and allow for improvement/increase of green jobs and reskilling the workforce further providing security. Using community engagement to inform aspects of the plan is vital to ensure Scotland is adapting with communities. Many different elements have been included in the just transition including clean heating, workforce skills, transport, businesses and waste. The Climate Change Plan outlines delivery schemes to support communities to decarbonise which enforces the just transition. Having just transition plans for each sector will help ensure communities can adapt and are brought along with the process of transitioning to net zero practices. The plan also considers a just transition, including transport and waste which are vital services for communities which will need to adapt as we transition towards net zero. Page 87 of 158
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PUBLIC Question 2 We recognise that workers face particular impacts from the Plan and we have outlined our approach to supporting the transition of the workforce, including skills for jobs. What skills, training and qualification provisions will be most important in a net zero future and what more could be done to support them? Question 3 The Plan will bring opportunities and challenges for businesses and employers. How can we best support employers across the private, public and third sectors to make the changes needed and seize the benefits of net zero? Ensuring the workforce is kept up to date with changes in technology/systems and the relevant training is provided to understand and utilise the advancement. This would enable the workforce to transition into sustainable jobs without fear of redeployment. E.g. Oil and gas skills/training in things like hydrogen to ensure the workforce can benefit from the change in sectors/priorities. Green skills/jobs courses in schools/colleges/universities with greater awareness of sustainability courses. Incentives may be required to encourage young people to undertake sustainability course to help provide relevant skills to futureproof the workforce. Co- benefits of net zero could be established by including a sustainability element across all courses to ensure a fair and just transition. This will allow for jobs to be future proof as the relevant knowledge/skills has been developed overtime. On the job training could be beneficial to the workforce already in roles which are likely to change as Scotland adapts and develops more sustainable, net zero practices. Ensure funding is available to help support businesses implement sustainable practices. The cost is the biggest limiter when it comes to net zero and so, will likely be the reason why businesses do not opt to take the sustainable route. As a Local Authority, funding is limited and prohibits net zero work from being fully implemented or able to benefit from the full potential. It would be beneficial to have secured, allocated funding annually to ensure we can continue to support the delivery on the Climate Change Plan. Page 88 of 158
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PUBLIC Question 4 Our approach recognises that some of the Plan’s impacts will have greater implications for particular regions of Scotland. What are your views on our approach to supporting places where the transition presents particular regional impacts? Section 2: Sectoral contributions, Policies and Proposals The following questions concern the Sectoral contributions, policies and proposal sections of the Plan. Buildings (Residential and Public) Question 5 How can we decarbonise homes and buildings in a way that is fair and leaves no one behind? It is important to ensure the regions where net zero practices will bring about substantial change are supported. The approach outlined allows the workforce to learn new skills and further enhance their current roles to understand and deliver on net zero work. This increases job security and community buy-in for sustainability. The plan supports the transition in areas where regional impacts are greater. The cost to decarbonise is a prohibitor for many people. Incentives should be considered to help with the affordability of these works, this again encourages a just transition. Provide support, both in terms of financial support and awareness, to help those in older buildings to retrofit their homes. A fabric first approach is key and should be communicated to all homeowners to allow them to ensure their home can support clean technology. Education/awareness comes into this as not everyone understands how to begin the retrofit process. Decarbonisation a requirement for all planning applications to ensure all new homes and buildings are built to achieve net zero eliminating the need for retrofit work on those properties. Heat networks are an effective way to help decarbonise homes and buildings together, supporting Local Authorities to explore district heat networks will be beneficial in ensuring Scotland is decarbonising the heat within the buildings. The plan identifies financial support to help build and establish heat networks which is key to ensuring building decarbonisation is fair and just. This will also help communities to decarbonise together. Working collaboratively with Local Authorities will ensure that decarbonisation is fair and encourages the community to decarbonise. Page 89 of 158
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PUBLIC Question 6 How can clean heating systems (such as heat pumps) be made more affordable for everyone? Transport Question 7 Which of the following would be most effective in enabling you to transition your vehicle(s) to zero emissions alternatives? Please rank your choices from highest to lowest priority, where 1 is the highest priority. Please only give one ranking to each option: If you’re responding for an organisation: you may want to consider car fleets as well as HGV fleets. 7 Cost of new zero emissions vehicles needs to come down 4 Cost of used zero emissions vehicles needs to come down 3 Reliable infrastructure for vehicles (such as fuel or charging networks) 5 Noticeably cheaper running costs (including electricity, maintenance and insurance) 6 Convenient access to public charging infrastructure Funding from government either through grant funding or through interest free green loans to allow homeowners to invest in net zero practices without the upfront cost (or huge amounts of interest). Funding will allow homeowners to increase the EPC rating of their property to ensure effective energy retention from clean heating systems. Potential for salary sacrifice schemes through employment to purchase heat pumps etc. could see a greater uptake. Investment into clean heating infrastructure including workforce skills. Ensuring clean heating systems are in place at the planning stage of new developments so properties are being purchased with futureproofing already in place. This would mean the cost is factored into the purchase price. The schemes outlined in the plan help support the affordability routes highlighted above- HES Grant and Loan will allow homeowners, who want to, to purchase heat pumps to support clean heating systems in their home. The plan highlights other funding sources which will help support the purchase of clean energy systems. The plan also addresses funding opportunities for public bodies through Salix Finance which will support public bodies in the decarbonisation of their own buildings which is one of the largest emissions sources. The plan considers different routes and accessibility to clean heating systems with an emphasis on collaboration with stakeholders such as Local Authorities. As outlined in the plan, providing support for Local Authorities to deliver their LHEES will enable greater availability and potential for clean heating systems as heat networks will be established. Page 90 of 158
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PUBLIC 8 Ensuring an adequate number of trained mechanics available to perform essential maintenance and repairs 2 Access to funding support /low cost finance 1 All of the above Other (use box below) Question 8 How can the Scottish Government support communities to participate in planning of local sustainable infrastructure (such as, walking, wheeling and cycling routes)? Question 9 What action by the Scottish Government would be most helpful in supporting you to live a more climate-friendly lifestyle? To encourage and support communities to participate in the planning of sustainable transport, the Scottish government could include communities at the start of the process. It would be beneficial to communities to have an opportunity to decide where sustainable infrastructure is placed. For example, where do new cycling and walking routes need to be to ensure access to key services and amenities for all- this is information the community would be key in providing as they know their local area best and what they need to ensure they can travel sustainably. Without accessible routes, the community will be less likely to participate in active travel. Funding support for this would also be beneficial as an incentive to get involved in the planning process. Ensuring infrastructure is also being implemented in rural areas (which would be if the community is involved in the planning process) will also encourage community uptake and involvement. Support for widely available and reliable public transport would encourage a sustainable lifestyle. There would also need to be funding available to support for housing (reduction in energy costs and installation of renewable energy). This would also encourage a higher uptake of a sustainable lifestyle. EV infrastructure should also be more widely available and accessible to encourage climate- friendly choices around car travel and vehicle ownership. The plan sets out numerous ways in which the Scottish Government, with the support of Local Authorities, businesses, and communities themselves, can support each other to live more sustainably. N/A Page 91 of 158
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PUBLIC Waste Question 10 Are there any additional proposals to support waste sector emission reduction that should be considered across the following 5 areas: • Strengthen the circular economy • Reduce and reuse • Modernise recycling • Decarbonise disposal • Other emission sources (including waste water and anaerobic digestion) Energy Supply Question 11 What are your views on Scotland generating more electricity from renewable sources? A circular economy is key to Scotland achieving its ambitious net zero targets as it helps encourage reuse and repair of materials/products, reducing the number of items going to landfill. Conscious consumerism feeds into a circular economy, how/what we purchase (genuine need and lifetime of products). Transparent supply chains would be beneficial in creating a circular economy and waste sector emission reductions. Support would be needed for businesses to analyse their scope 3 emissions and to make sustainable decisions. This would encourage waste reductions and associated emissions through a more sustainable supply chain. Additionally, consumers would be able to make sustainable decisions based on companies who support circular economy and reducing their supply chain/operational emissions. The climate change plan highlights key areas for local authorities to consider- this is helpful in encouraging each local authority to produce a circular economy strategy with focus on the waste hierarchy. Renfrewshire Council has started work on producing a circular economy strategy. Scotland has high renewable energy production potential and should utilise this where possible. This will enable Scotland to not only use the generated power but could also sell any excess power generated, bringing in an income to further support the development of net zero practices within Scotland. Supporting Local Authorities to support and encourage community owned energy would be beneficial and ensure a just transition. We know transmission plans and network plans are underway to support this and Renfrewshire Council is supportive of this work. Page 92 of 158
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PUBLIC Business and Industrial Processes Question 12 What support do industries need to reduce their carbon emissions while remaining competitive? Agriculture and Land Use, Land Use Change and Forestry (LULUCF) Question 13 How can the Scottish Government encourage sustainable land use, that is also productive for local communities? Industries first need support in establishing their baseline emissions and continue to track annually. This would then give an indication of where emissions could be saved. Many do not know where to begin with net zero so a toolkit on understanding their emissions would be helpful. Financial support would also be required to encourage the implementation of net zero practices. This also links to a just transition. Support in ensuring the workforce is adaptable and have transferrable skills allowing them to remain in a competitive market. The green industrial strategy will prove beneficial in supporting businesses implement net zero. Supporting businesses with net zero innovation will encourage them to thrive in a competitive field. Support will be needed to industries which will face increased demand through the implementation of clean energy systems. Funding (as outlined in the plan) to encourage sustainable land use would help support local communities. Many sustainable practices are productive for local communities, especially those wanting to adapt to new, innovative ways. Encouraging sustainable food growth alongside shop local practices will ultimately lead to local communities investing in their own area, allowing for expansion of sustainable land use. Additionally, land use for biodiversity restoration would also be beneficial in local communities, as it would encourage communities to spend time in their local area (health and wellbeing, productivity etc.) and take ownership of the land. Incentives for sustainable land use and other nudge factors, will help support landowners, farmers etc. make sustainable choices. Education and awareness would also support this. Page 93 of 158
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PUBLIC Question 14 What do you think about our proposals for planting trees and restoring natural habitats like peatlands? Question 15 How can the Scottish Government support farming to become more climate-friendly while continuing to support food production and improve biodiversity? Section 3: Impact Assessments The following questions concern the Business and Regulatory Impact Assessment (BRIA), Child rights and wellbeing impact assessment (CRWIA), Island Communities Impact Assessment (ICIA), Equality Impact Assessment (EQIA), Fairer Scotland Duty Assessment (FSD). The purpose of these impact assessments is to understand the effects of government policy on specific groups, including children and young people, island communities, business and equalities groups. Restoring natural habitats helps tackle the biodiversity and ecological emergency- Scotland has several native species; by encouraging the restoration of natural habitats, these species can thrive and support the different ecosystems across Scotland. Peatland areas would also act as a carbon store, having both ecological and climate related benefits. The plan outlines funding for peatland restoration, and the increased jobs produced, which is vital when supporting natural habitats. Tree planting, on a large scale (the plan aims for 21% woodland cover by 2032), would act as a carbon store as well as increasing natural habitats, providing shade through canopy cover (regulate local climate), reducing risk/impacts of flooding among others. Therefore, it is important to encourage tree planting as part of adaptation measures. Increase in jobs will be important to ensure this work progresses as well as supporting communities to adapt as part of a just transition. Incentives for farming would encourage the uptake of sustainable practices. There needs to be balance between being sustainable but also not being detrimental to the industry/livelihoods etc. the cost of sustainable practices will be a prohibitor in its implementation. Page 94 of 158
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PUBLIC Question 16 Which groups or communities do you think will be most affected by the transition to net zero, and in what ways? Question 17 How do you think the Climate Change Plan aligns with existing local, regional, or national priorities that you are aware of or involved in? Question 18 If you identified there could be negative impacts of the Climate Change Plan, are there any ways you think we could reduce that negative impact and if so, what would you recommend? As cost is a major barrier to the transition to net zero, those who do not have the available funds to install the necessary measures will be affected by this transition as they will be limited to what they can afford to do. Rural communities will also be affected by the transition as access to public transport tends to be less available and convenient. This is because, as part of a net zero society, encouragement to use public transport and active travel where possible is key to reducing emissions from transport. Those with protected characteristics (e.g. age, disability, race, etc.) may be most vulnerable to climate change impacts and therefore, may require more focussed support. The plan aligns with Renfrewshire Council’s Plan for Net Zero and the priority themes identified within this (sustainable travel, clean energy, circular economy, connected communities, and resilient place). The plan supports work currently being taken forward by the council such as improved EV infrastructure, adaptation work, community engagement, clean energy among others. It also helps support net zero targets both in Scotland and UK wide (as well as international agreements such as the Paris Agreement). The plan ensures all professional bodies working within sustainability related roles can provide the right support to communities to ensure a just transition. This plan will encourage positive change within Scotland and reinforce Scotland as a lead in for sustainability. N/A- no negative impact identified. Page 95 of 158
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PUBLIC Question 19 Please share any other quantitative data, or sources of this, to assist in developing the impact assessments: Question 20 Are there any previous examples or case studies we should consider when assessing potential impacts? Question 21 Can you think of any further positive or negative impacts, that are not covered in the impact assessments, that may result from the Climate Change Plan? Section 4: Strategic Environmental Assessment (SEA) The following questions concern the SEA. There is a legal requirement to consult on the SEA Environmental Report (Environmental Assessment (Scotland) Act 2005). The purpose of the SEA is to assess the likely environmental effects of government policy, considers how negative impacts can be avoided or minimised and ways that positive effects can be enhanced. It would be beneficial to have local data for climate/climate vulnerability to identify areas/communities/groups/individuals most at risk of climate impacts (those where a just transition is even more vital). Some sources available include the met office, but work and funding is required to improve the available data and ensure plans are built on robust, reliable data. Case studies on climate vulnerability would be key- areas/communities impacted by flooding, forest fires, extreme heat etc. case studies should include a range of areas within Scotland. Examples of how to combat climate vulnerability would be useful for communities looking to adapt to climate change. N/A- no further impacts identified. Page 96 of 158
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PUBLIC Question 22 What are your views on the accuracy and scope of the environmental baseline set out in the environmental report? Are you aware of further information that could be used to inform the assessment findings? Question 23 What in your view are the most significant environmental effects which should be taken into account as the Draft Climate Change Plan is finalised? Question 24 What are your views on the predicted environmental effects as set out in the environmental report? Please share any other useful sources. The environmental baseline covers a wide scope including air, biodiversity, climatic factors, and population and human health. This is important when considering the impact of climate on communities, including vulnerable groups, and the associated adaptation measures required. The environmental baseline is accurate and is informative of the current issues requiring action from the Scottish Government. Climatic factors are one of the most significant environmental effects as the impacts, resulting from GHGs etc., can have considerable effects on other environmental factors such as human health, landscape, water, and buildings. All of which are covered within the Environmental Assessment Report. The overall reduction in GHGs will support the work proposed within the plan and ultimately achieve the carbon budgets set out by the Climate Change Committee. The predicted environmental effects will help support adaptation across Scotland. This highlights the potential impact on communities and individuals if climate impacts are not mitigated, emphasising the need for a robust climate change plan with a collaborative approach. The effects highlighted in the report, are impacts likely to be faced by Scotland if intervention and mitigation is not prioritised. These will help inform Local Authority Adaptation Plans. Renfrewshire Council are in the process of drafting a plan for Renfrewshire and these predicated impacts will be helpful when deciding which adaptation measures will be required. Page 97 of 158
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PUBLIC Question 25 What are your views on the proposals for mitigation, enhancement and monitoring of the environmental effects set out in the environmental report? Section 5: Monitoring emissions reductions The following questions concern the reporting of annual emissions reductions. Question 26 What are your views on the proposed approach to reporting annual emissions output and how this could support public understanding of Scotland’s progress towards achieving our Carbon Budgets? Question 27 How useful do you think reporting emissions statistics at a more detailed level (including at the sub-sectoral level), would be in helping people understand key sources of emissions, and our progress in reducing them? Combining the monitoring indicators of the climate plan and the environmental impacts is beneficial as early indication of issues/success can be monitored. Including monitoring of a just transition on annual reporting is vital to ensure Scotland adapts to climate change. Mitigation and enhancement have been considered within the climate change plan for each sector. These include woodland creation and energy infrastructure. Mitigating any potential negative impacts ensures communities are protected during the transition to net zero. Likewise, enhancing positive impacts further ensures a just transition. Using emissions data to track against the pathways and monitor progress towards the carbon budgets is key to helping everyone understand actual progress. This will provide real-time data and allow for effective positioning against the carbon budgets. The early-warning indicators currently used as part of the monitoring and evaluation of the plan are important in understanding progress towards each carbon budget. They are clear and highlight progress against each sector. These indicators also help the public understand where emissions reductions can be made and how they can support the overall carbon budgets/net zero target. Indicators can be compared year on year to clearly show progress made. Reporting detailed emissions statistics will be highly important to help everyone understand what they key sources of CO2e emissions are. This will provide information on where sectors can prioritise reductions and help focus where funding/support/polices etc. need be to ensure carbon budgets are on track to be met. Page 98 of 158
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PUBLIC Question 28 How might the use of timely indicators, as proposed, help people to understand what needs to be delivered to achieve our Carbon budgets, and to understand whether progress is on track? Section 6: Monitoring Just Transition The following questions concern the following 14 proposed indicators for monitoring and evaluation of the Climate Change Plan. 1. Participation in decision making 2. Community energy 3. Community benefits 4. Changes to places 5. Fuel poverty 6. Transport affordability 7. Socio-economic impact on oil and gas communities 8. Impact on household finances in oil and gas communities 9. Access to training for offshore oil and gas workers 10. Green jobs 11. Impact of energy prices on small businesses 12. Air pollution 13. Woodland creation 14. Peatland restoration Question 29 Please detail any specific changes that would improve any of the 14 proposed indicators, including any data sources not currently included within this framework that could provide a useful indicator of progress towards a just transition in Scotland on an annual basis. Timely indicators will be beneficial as they can provide up-to-date data indications and provide insight into predicted changes and trends. This helps highlight impact of policies etc. quicker than waiting for official annual data to be provided. Having an early indication helps keep public interest high and supportive. Timely indicators support the monitoring of the plan and allow for early reaction if further interventions are required. Include potential impact on vulnerable groups/communities/individuals to further ensure a just transition across Scotland. National levels of deprivation will help indicate progress towards a just transition and highlight areas of potential impact. Page 99 of 158
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PUBLIC Question 30 What are the most appropriate indicators for judging whether we are achieving meaningful public participation in decisions related to the climate? This includes both the quality of the participatory process itself, and the impact of that participation on the decision-making process. Question 31 What indicator would provide the best measure of the impact of net zero development in local communities across Scotland? For example, the impact of the installation of renewable energy infrastructure or other land use changes (e.g. through peatland restoration or tree planting). The number of individuals who respond to consultations and the number of respondents who support net zero practices. Increased opportunities also help support a just transition by ensuring those directly impacted can be involved in the decision-making process. Involvement would need to be accessible for everyone to be effective. The uptake of funding available to individuals following any public participation in decision-making would be an indication of how supported net zero practices are and how accessible financial support is Evidence of engagement / consultation leading to delivered and impactful interventions Number of people in fuel poverty (indication of renewable energy infrastructure)- % change- this could also be linked to the community owned energy indicator. Does having increased community and locally owned energy installations reduce the level of fuel poverty in the area and energy bills overall. This would also help increase support for net zero practices and support a just transition. Could also look at the amount of renewable energy generated to highlight net zero development and uptake of sustainable energy infrastructure. Awareness of net zero in local communities would also be a good indicator- how familiar are communities with the transition and the options available to them. This could link to the number of schools which offer bikeability programmes or similar to encourage and support children and young people to be confident in cycling. Additionally, this could also link to cycling infrastructure and active travel. Additionally, number of schools which are considered an eco-school as part of keep Scotland beautiful work would also be a good indicator- these are member schools which have been awarded the green flag award. Number of hectares of peatland restoration and number of trees planted against the population size would give an indication of land use changes and provide an understanding of the level of change. Also, species planted would be useful as some tree species are more suitable for carbon sequestration. Renfrewshire Council has a sustainable communities fund which has, so far, supported 14 community climate projects. Additionally, Renfrewshire Council also has an EV grant to support household with the installation of EV infrastructure (up to £3.5k). This helps local communities’ transition and could also be an indicator of the impact- how many community projects have been completed and will encourage the community to participate. Page 100 of 158
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PUBLIC Question 32 Ensuring positive outcomes for workers who have transitioned from jobs within high- carbon industries is central to delivering a just transition. What specific data or indicators could we use to monitor the extent to which workers in high-carbon industries are securing alternative employment? Question 33 What specific data or indicators could we use to meaningfully monitor the impact of the transition to net zero on the environment and biodiversity across Scotland on an annual basis? Number of workers employed in green jobs- low carbon, renewable energy, sustainability etc. vs Number of workers in high carbon intensive industriesRedundancy rate in high carbon intensive industries (this would give an indication of how many likely transition to sustainable practices and the number who do not). This would provide an indication of where skills and training should be enhanced to ensure those in high carbon jobs are able to secure employment in a low carbon role. Thus supporting the climate change plan. Number of native species present vs non-native invasive species (hectare of new biodiversity land use etc.) across Scotland. Establish a baseline and monitor progress annually- this could be done through reporting etc. Page 101 of 158
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Planning and Climate Change Policy Board: 20 January 2026 Supplementary Report by Chief Planning Officer Reference No 25/0643/TP Application Type Treeworks (TPO) Proposal Treeworks comprising of crown reduction of 5 trees, removal of 2 trees and associated maintenance works Location Ground between Normandy Hotel and Blythswood Industrial Estate, West Lodge Road, Renfrew Ward 1 - Renfrew North and Braehead Community Council Renfrew Community Council Applicant Mr Ewan Mackay 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=T0TYU5MWKD400 This supplementary report should be read together with the original report of handling considered by the Planning and Climate Change Policy Board on the 4 November 2025. Appendix 1 details the original report of handling. Background The Planning and Climate Change Policy Board at its meeting on 4 November 2025 considered the attached report of handling and decided to continue the consideration of the report to allow for the applicant to engage with the local community regarding the proposal and for the submission of further independent reports relating to the application. Additional Information Following the continuation of this application on the 4 November 2025, it is the Planning Authority’s understanding that the applicant has not undertaken any specific engagement with the community and no further independent surveys have been submitted to the Council for consideration. However, it should be noted that there is no requirement within the Town and Country Planning (Scotland) Act 1997, the Town and Country Planning (Tree Preservation Order and Trees in Conservation Areas) (Scotland) Regulations 2010 or the Council’s Tree Policy for community engagement to be undertaken and the lack of such engagement is not a material consideration in the assessment of a treeworks application. Furthermore, the tree survey submitted by the applicant was carried out by a qualified arborist and there is no requirement within the relevant legislation or the Council’s Tree Policy for the Planning Authority to insist on additional surveys to be undertaken to verify the findings of the initial survey. A detailed assessment of the treeworks is included in the attached report of handling which was presented on the 4 November 2025. Recommendation It is recommended that the application is granted subject to conditions for the reasons set out in the report of handling which was considered by the Planning and Climate Change Policy Board on 4 November 2025. Schedule of Plans Reviewed Item 8(a) PACC200126 Page 103 of 158
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Drawing Number Revision Drawing/Document Title - Tree Plan - Tree Survey For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk Page 104 of 158
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Planning and Climate Change Policy Board: 4 November 2025 Report by Chief Planning Officer Reference No 25/0643/TP Application Type Treeworks (TPO) Proposal Treeworks comprising of crown reduction of 5 trees, removal of 2 trees and associated maintenance works Location Ground Between Normandy Hotel and Blythswood Industrial Estate, West Lodge Road, Renfrew Ward 1 - Renfrew North and Braehead Community Council Renfrew Community Council Applicant Mr Ewan Mackay 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=T0TYU5MWKD400 The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, Cllrs Shaw, Hughes and Campbell have requested that the application be determined by the Planning and Climate Change Policy Board due to local interest in tree conservation, particularly in the Blythswood area. Proposal This application seeks treeworks consent for works to nineteen trees on land off Inchinnan Road in Renfrew. The treeworks would consist of the following: ▪ Tree 4411 (lime) - Crown reduce by 30% & crown lift to 5m above ground level ▪ Tree 4413 (lime) - Remove basal suckers back to main trunk ▪ Tree 4414 (lime) - Remove ▪ Tree 4415 (lime) - Crown clean ▪ Tree 4416 (lime) - Crown reduce by 40% ▪ Tree 4417 (lime) - Remove basal suckers back to main trunk ▪ Tree 4418 (lime) - Remove basal suckers back to main trunk & crown clean ▪ Tree 4419 (lime) - Remove basal suckers back to main trunk & crown clean ▪ Tree 4420 (lime) - Remove basal suckers back to main trunk ▪ Tree 4421 (lime) - Remove basal suckers back to main trunk ▪ Tree 4422 (lime) - Remove basal suckers back to main trunk ▪ Tree 4423 (lime) - Remove basal suckers back to main trunk ▪ Tree 4424 (lime) - Remove basal suckers back to main trunk ▪ Tree 4425 (lime) - Crown reduce by 30% ▪ Tree 4426 (lime) - Crown reduce by 30% ▪ Tree 4427 (beech) - Remove ▪ Tree 4428 (beech) - Crown clean ▪ Tree 4429 (beech) - Crown clean ▪ Tree 4430 (beech) - Crown reduce by 25%, crown lift lowest eastern limb to trunk Site Description The application site is located off Inchinnan Road and is currently used for the storage of caravans and associated equipment. The Tree Preservation Order (TPO) in question was confirmed in 2004 and covers a mix of mainly deciduous specimens found in the grounds of the Normandy Hotel. The TPO also Page 105 of 158
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covers two rows of lime trees that run parallel to the section of Inchinnan Road that provides access to Renfrew Golf Club as well as several deciduous specimens that are found at either end of the easternmost row of limes. Pre-Application Consultation with Officers The Scottish Government strongly encourages constructive pre-application discussions between prospective applicants and the planning authority. Pre-application discussions seek to identify key planning considerations at an early stage and help inform what supporting information is required to support a subsequent application. No pre-application discussions have taken place. Negotiated Improvements No changes have been negotiated. Site History The planning history for the site is as follows; if no history is listed then planning has no record of previous applications for the site. Application No: 19/0242/PP Description: Change of use from Class 1 (Retail) to composite Class 1 (Retail non-food) and Class 6 (Storage & Distribution) Decision: Grant Application No: 19/0529/PP Description: Change of Use from Class 1 (retail non-food) to partial Class 1 (members retail food store), Class 4 (processing) and Class 6 (storage and distribution) and external alterations Decision: Grant subject to conditions Application No: 24/0344/PP Description: Use of land for storage (Class 6), erection of fencing and associated works Decision: Grant subject to conditions Application No: 05/0919/PP Description: The use of the existing car park within the Blythswood Retail Park for overflow car park for the Normandy Hotel. (Retrospective) Decision: Grant subject to conditions Consultations No Consultations Required. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: ▪ Object - 11 ▪ Support - 0 ▪ Neutral - 0 The issues raised can be summarised as follows: 1. The works would harm wildlife 2. The works would harm the visual amenity of the trees 3. The trees make a positive contribution to the character of the wider area Page 106 of 158
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4. The amenity of the area has already been harmed by the caravan storage site 5. Approval of this consent would set a precedent 6. The trees have not been properly managed 7. The limes are of significant historical value 8. The tree surgeon who wrote the report stands to benefit from the works 9. The tree surgeon's report is out of date 10. The tree surgeon's report is limited and contradicts itself 11. Trees reduce air pollution and flood risk along with other environmental benefits 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 6 - Forestry, woodland and trees Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy ENV2 - Natural Heritage Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Delivering the Environment Strategy - Trees, Woodlands and Forestry ▪ Renfrewshire Planning & Development Tree Policy - 2022 Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Tree Survey - The survey sets out the arborist's professional opinion of the condition of the trees, details actions that should be taken in short term and also recommends longer term management aims. The tree survey submitted as part of the application is from March 2024 and states that a review is required in April 2025. However, the applicant has provided a letter dated October 2025 in which the tree surgeon stands by the findings of the original report. Planning Assessment Both Policy 6 of NPF4 and Policy ENV2 of the Local Development Plan outline a commitment to protect and improve tree cover for its nature conservation value while the relevant New Development Supplementary Guidance encourages the positive management of trees. Similarly, Renfrewshire's Planning & Development Tree Policy recognises the value of tree cover but states that felling can be justified where the application is accompanied by a report from an arborist confirming that the trees are or could become a danger to people or property. It is proposed that two trees are felled. The first, tree 4414, is a lime located within the row of limes that run along the section of Inchinnan Road that leads to Renfrew Golf Club. The arborist's report notes that the tree has extensive decay within the main trunk and Page 107 of 158
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recommends the specimen is either pollarded to 8 metres or removed. The applicant has confirmed that they wish to remove the specimen. It is not considered that pollarding this one specimen, that currently measures 19 metres in height, to 8 metres in height would be an appropriate action to take given no other limes in the row would be subjected to the same treatment. Pollarding to 8 metres would dramatically reduce the contribution this specimen makes to the wider line of lime trees and would require continued pollarding every few years so the tree would never return to its current size. Furthermore, pollarding would not remove the possibility that the tree would need to be felled in the future if its condition deteriorates further. On balance, it is accepted that felling the tree is an appropriate course of action given its condition and the issues with pollarding that have been set out above. This would remove the danger a failing tree with extensive decay could pose to both people and property. A condition can be added to secure compensatory planting to ensure the integrity of the TPO is not compromised over the longer term. The condition would require one tree, in the form of an extra heavy standard lime, to be planted in the gap created when the tree is felled to ensure the long-term continuity of the row of limes. In addition, it is considered prudent to require the planting of an additional heavy standard specimen elsewhere at the site to offset the loss of a mature specimen and to help increase overall tree cover. The arborist's report also recommends that tree 4427, a beech, measuring 16 metres in height is removed as it is growing through and interfering with an 8-metre-high telecoms pole and associated wiring. Given the low height of the tree in relation to the telecoms pole, any attempt to reduce the crown so that it no longer interferes with the equipment is likely to create a stump that would measure less than 8 metres in height with minimal branches or foliage remaining. The removal of this specimen is therefore accepted as a means to avoid damage to property. Compensatory planting in the form of two replacement specimens can again be sought via an appropriately worded planning condition to help preserve and enhance tree coverage at the location in the long term. Four limes - 4411, 4416, 4425 and 4426 - as well as one beech - 4430 - would be crown reduced by between 25% and 40%. The crown of tree 4411 would also be lifted to 5 metres above ground level while the east facing limb of tree 4430 would be reduced back to the main trunk. The arborist's report identifies several deficiencies with these specimens, including cavities, decay, old pruning wounds, canker and deadwood within the crowns. These works would improve the shape of the specimens as well as help safeguard their long-term future as addressing deficiencies now could avoid the trees being lost if their condition worsens. Finally, the remainder of the works involve the removal of basal suckers from nine specimens as well as clearing damaged or dead wood from the crowns of five specimens. The removal of basal suckers would help improve the vigour and health of the specimens in question as extra energy and nutrients would be directed to the main body of these trees. Removing damaged or dead wood would help reduce the danger posed to people and property but would not impact overall tree cover or reduce the contribution the trees make to the overall amenity of the area. The historic value of the trees that are subject to the TPO is acknowledged. However, as set out in the Council's Tree Policy it is sometimes necessary to carry out works or fell trees where there is a justified need to do so. The removal of two trees would be offset by compensatory planting to ensure the integrity of the row of limes and tree cover more broadly is preserved and enhanced while the other works would address deficiencies and Page 108 of 158
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should help ensure the contribution the trees make to the amenity of the area is protected in the longer term. Representations Given existing tree cover in the wider area, it is not considered that the works would have a significant impact on biodiversity, air quality or flood risk. Compensatory planting would ensure there is a net increase in tree cover, and therefore no loss of habitat, over the longer term which aligns with policy requirements. In addition, it would remain the responsibility of the applicant to ensure that all other relevant and applicable legislation, including The Wildlife and Countryside Act 1981, is complied with as the works are undertaken. In respect of the claim that the application would set a precedent, each application is assessed on its own merits. The impact that the nearby caravan storage sites have on the amenity of the wider area is not a material consideration in the determination of this treeworks application. The fact that the trees may not have been appropriately managed in the past is also not a material consideration. In respect of the claim that the tree surgeon who surveyed the trees stands to benefit from the works, the report has been produced by a qualified arborist and it is not guaranteed that they would be chosen to carry out the works. Finally, the tree survey is considered sufficiently detailed to allow the assessment of this application. The works are considered to strike a balance between carrying out necessary remedial works and protecting people and property while also preserving the long-term future of the individual trees and tree cover at the site more broadly. Other works discussed in the report are done so in the context of setting long-term tree management objectives. These have not been discussed with the applicant or assessed in this report. 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. Consent 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. Within three months of the date of consent, details of the position and species of the two trees to be planted for each tree that is felled shall be submitted in writing to, and approved by, Renfrewshire Council as Planning Authority. The submission will also include a timetable for the replanting. The replacement tree planting shall thereafter be implemented in accordance with the agreed scheme and timetable. Any replacement trees that die or are removed, damaged or diseased within five years shall be replaced in the next planting season to the satisfaction of the Planning Authority. For the avoidance of doubt, the compensatory planting shall include the planting of one extra heavy standard lime in the space created by the removal of the existing lime while all other trees will be heavy standard broadleaf specimens. Page 109 of 158
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Reason: In the interests of natural heritage and continuity of tree cover in the area. Advisory Note(s) 1. None required. Schedule of Plans Reviewed Drawing Number Revision Drawing/Document Title - Tree Plan - Tree Survey For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk Page 110 of 158
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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. Item 8(b) PACC200126 Page 111 of 158
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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 112 of 158
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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 113 of 158
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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 114 of 158
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▪ 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 115 of 158
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▪ 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 116 of 158
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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 117 of 158
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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 118 of 158
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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 119 of 158
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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 120 of 158
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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 121 of 158
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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 122 of 158
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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 123 of 158
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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 124 of 158
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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 125 of 158
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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 126 of 158
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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 127 of 158
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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 128 of 158
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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 129 of 158
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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 130 of 158
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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 Page 131 of 158
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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. Item 8(c) PACC200126 Page 133 of 158
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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. Page 134 of 158
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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. Page 135 of 158
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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: Page 136 of 158
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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 Page 137 of 158
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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 Page 138 of 158
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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. Page 139 of 158
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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 Page 140 of 158
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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 Page 141 of 158
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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. Page 142 of 158
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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. Page 143 of 158
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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. Page 144 of 158
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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 Page 145 of 158
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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. Page 146 of 158
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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; Page 147 of 158
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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 Page 148 of 158
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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, Page 149 of 158
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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 Page 150 of 158
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Planning and Climate Change Policy Board: 20 January 2026 Report by Chief Planning Officer Reference No 25/0834/PP Application Type Planning Permission Proposal Use of land for open storage (Class 6), erection of fencing and associated works Location West Lodge Road, Renfrew, Ward 1 - Renfrew North and Braehead Community Council Renfrew Community Council Applicant Ewan Mackay 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=T3V86NMWLOI00 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 Shaw, Hughes and Campbell have requested that the application be determined by the Planning and Climate Change Policy Board to ensure the proposal fully aligns with NPF4's emphasis on sustainable, well- designed places and the need to minimise adverse environmental effects. Proposal This application seeks planning permission for the use of land off West Lodge Road in Renfrew for open storage (class 6). Approximately 7,000 square metres of land would be surrounded by a green mesh fence and would be used to store caravans, campervans and similar equipment. Site Description The application site, which is located within the Meadowside Street/Blythswood Transition Area, would be accessed from West Lodge Road to the north. A retail park is found to the north, on the opposite side of West Lodge Road, while Inchinnan Road is found to the south. A similar storage facility borders the site to the west while Renfrew FC's stadium is found to the east. The nearest residential properties are located approximately 50 metres to the south. The trees found in the southern section of the site are protected by a Tree Preservation Order. The site was previously part of the adjacent retail park and housed a unit and associated car parking. The site has been derelict since the demolition of the retail unit, with only the concrete base of the unit and car park hardstanding remaining. 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. Item 8(d) PACC200126 Page 151 of 158
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No pre-application discussions have taken place. Negotiated Improvements No changes have been negotiated. Site History There is no planning history for this site. Consultations ▪ Environment, Housing and Infrastructure (Environmental Protection) - No objection, subject to a condition relating to lighting. ▪ Chief Executive's (Roads Development) - Objects on the grounds that an existing footpath connection linking Inchinnan Road to West Lodge Road would be lost. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: ▪ Object - 1 ▪ Support - 0 ▪ Neutral - 0 The issues raised can be summarised as follows: 1. Drawings and supporting information are incorrect or insufficient 2. The development requires an Environmental Impact Assessment 3. The proposal would be a fire and explosion risk 4. Fencing would harm tree roots 5. Additional permissions are required to implement the consent 6. The proposal would increase non-retail floorspace at the site 7. Impact on amenity 8. Impact on views 9. Impact on biodiversity 10. The ground is contaminated 11. The fencing would be overbearing 12. The cumulative impact of the storage areas is unacceptable 13. Planting is required to screen the development 14. The development would negatively impact built heritage/archaeology 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 3 - Biodiversity ▪ Policy 9 - Brownfield, vacant and derelict land and empty buildings ▪ Policy 13 - Sustainable transport ▪ Policy 23 - Health and safety ▪ Policy 26 - Business and industry Page 152 of 158
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Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan ▪ Policy C2 - Development Outwith Renfrewshire's Network of Centres ▪ Policy E3 - Transition Areas ▪ Policy ENV2 - Natural Heritage ▪ Policy I1 - Connecting Places ▪ Policy P2 - Housing Land Supply ▪ Policy P1 - Renfrewshire's Places Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance ▪ Delivering the Economic Strategy - Transition Areas ▪ Delivering the Infrastructure Strategy - Connecting Places ▪ Delivering the Places Strategy - Creating Places ▪ Delivering the Places Strategy - Open Space ▪ Delivering the Environment Strategy - Trees, Woodlands and Forestry ▪ Renfrewshire Planning and Development Tree Policy ▪ Site Development Brief - Blythswood, Inchinnan Road, Renfrew ▪ Housing Land Audit 2023-2024 Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: Planning Statement - sets out the applicant's justification for the proposal. 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 Under the provisions of Policy E3 of the LDP, the application site is located within the Meadowside Street/Blythswood Transition Area. The relevant supplementary guidance lists business as well as commercial uses of a scale appropriate in relation to the Network of Centres as acceptable within this area, provided they are appropriate for the location. Similarly, Policy 26 of NPF4 provides support for business and industrial uses in areas allocated for such a use within the LDP. Policy C2 of the LDP states that proposals outwith a Centre should demonstrate that they do not have a significant negative impact on Renfrewshire's Network of Centres. Given the nature of the proposal, a Town Centre location would not be acceptable. The proposed location is therefore acceptable in relation to Policy C2 in that siting the proposal outwith a Centre would help protect the viability and vitality of nearby Centres. Page 153 of 158
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The proposed use of the land for the open storage of caravans and camper vans is therefore acceptable in principle but the impact on neighbouring properties and surrounding land uses must also be considered in line with the requirements of Policy P1 of the LDP. As the retail park has several empty units and has its own accesses and parking, the use of the land for open storage would not have a detrimental impact on the operation of the retail park or otherwise weaken retail provision in the area. The nature of the proposal means it would not have a negative impact on the Normandy Hotel or the nearby football club. The retail park as well as the football stadium and associated floodlighting would prevent the proposal from appearing as an incongruous addition to the landscape. Given the application site sits within a Transition Area that has a long history of commercial use it is not considered that the proposal would have an unacceptable impact either on its own or cumulatively when combined with existing and established sizeable storage facilities found nearby. In addition, the land has been in a degraded state since the demolition of the retail unit and detracts from the character of the area. Items stored on the land would be screened from Inchinnan Road to the south by existing mature trees. The applicant has submitted a plan that indicates that the parking zone would be set back from Inchinnan Road by at least 32 metres, helping to minimise the impact on the streetscape in this location. A condition can be added to ensure compliance while another condition can be added to ensure the fence line is also a sufficiently distance from Inchinnan Road. Given the significant setback distance no planting would be required to screen the development from Inchinnan Road. Equally, no planting is required to screen the development from West Lodge Road given it only provides access to the football stadium and retail park as well as to existing storage facilities. The nearest residential properties are located approximately 50 metres to the south, on the opposite side of Inchinnan Road. However, the nature of the proposal, surrounding land uses, the presence of mature trees that would help screen the development and the fact Inchinnan Road is a busy route to and from Renfrew Town Centre means the proposal would not have an impact on the amenity afforded to these properties. Conditions can also be added to limit when the site can be accessed and to limit the height of the items stored on site to further protect the amenity of the area. The TPO designation would prevent unauthorised works being carried out to the trees to the south while a condition can be added to ensure these trees are protected while the consent is implemented. The proposed green mesh fence that would surround the site is considered acceptable and would not appear out of place in the location. This would also tie into the existing fence that has been used by the applicant for their adjacent storage site. Environmental Protection have not raised any concerns in respect of potential land contamination. As such, the site is safe for development in line with the requirements of Policy 9 of NPF4. In addition, Environmental Protection have raised no concerns in relation to noise, smell or air pollution. Environmental Protection did request that a condition be added in respect of lighting but the applicant has confirmed that they do not plan on installing lighting. A condition can therefore be added to prevent the installation of lighting at the site. Given the nature of the development and the current condition of the land there are no concerns in respect of drainage or flood risk. No historic designations would be affected by the development and the West of Scotland Archaeology Service do not wish to comment on the proposal. Page 154 of 158
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Roads Development have objected on the grounds that the development would block access from Inchinnan Road through to West Lodge Road along an existing informal path that was created to provide access to the retail unit. However, the path is narrow, is poorly maintained and does not provide a continuous route between the two roads, with pedestrians having to walk across the derelict car park to complete their journey. In addition, a post and wire fence erected under permitted development rights already severs the connection and there is no formal Council strategy that requires this link or the delivery of a link in this location. Given the nearby signalised crossing on Inchinnan Road and active travel upgrades along Argyll Avenue (such as improved crossing points and the provision of a 3 metre wide shared footway and cycleway) that were delivered as part of the Renfrew Bridge project it is not considered that the loss of the informal path would have an unacceptable impact on active travel provision in the area or unacceptably restrict those who live to the south of Inchinnan Road and wish to travel to the retail park. The proposal is therefore consistent with the aims of Policy 13 of NPF4 and Policy I1 of the LDP. Given the above, the proposal would not have a detrimental impact on the amenity of neighbouring properties in line with the requirements of Policy P1 of the LDP and would comply with both Policy E3 of the LDP and Policy 26 of NPF4. While the main designation of the site is as a Transition Area, the site is also an allocated Policy P2 housing site within the LDP. A Proposal of Application Notice relating to the possible erection of a residential development was submitted in 2017 but was never progressed. In the most recent Housing Land Audit the site is within the established land supply, but not the effective land supply, due to the lack of interest. In addition, the limited alterations to the site required to implement the consent means the possibility of the land being brought forward for housing at some point in the future would not be precluded by the granting of this consent. Therefore, the loss of the site as housing land would not impact on the overall 5-year effective housing land and the proposal would not be contrary to Policy P2. A development brief has been prepared for the site. Given its status as a Housing Land Supply site the brief sets out the parameters for a possible residential development. Given the nature of the development, many of the details set out in the brief are not relevant. However, the wider themes contained in the brief, such as the retention of trees, are relevant and the proposal does not conflict with any of these criteria. Policy 9 of NPF4 supports the reuse of vacant brownfield land, provided the biodiversity value of the land is considered. Most of the site is covered in concrete hardstanding that has no value to wildlife. The trees to the south of the site, which are of higher value to biodiversity, would remain and would be protected by both the TPO designation and the aforementioned condition. The proposal therefore complies with Policies 3 and 9 of NPF4 as well as Policy ENV2 of the LDP in that the ecological value of the site in its current condition is low, trees of higher ecological value would be retained and the proposal would result in the reuse of a brownfield site in an urban area. Although the unit sits within the vicinity of a major accident hazard site, the Health and Safety Executive do not advise against the granting of planning permission given the nature of the proposed development. As such, the proposal complies with Policy 23 of NPF4. Representations In respect of the claim that the proposal should be the subject of an Environmental Impact Assessment Screening Opinion, the proposal was screened and it was not considered that the storage of equipment such as campervans at the site would have a significant effect on the environment. As such, an Environmental Impact Assessment is not required. Page 155 of 158
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The drawings and supporting information are considered adequate to assess the application in line with both The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 and the Development Plan. In respect of the claim the proposal would increase the amount of non-retail floorspace at the site, the proposal would involve the change of use of existing land and would not increase the amount of land available for commercial purposes. The risk of fire and impact on views are not material planning considerations. The possibility that the landowner may also have to obtain additional consents before operating the business is also not a material planning consideration. 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. None. Conclusion In view of the above, it is considered that the proposal would accord with the relevant provisions of the Development Plan. There are no other material considerations. Planning permission should therefore be granted subject to conditions. Recommendation Grant Subject to Conditions. Reason(s) for Recommendation 1. The proposal 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. Storage shall only take place within the indicative parking zone shown on approved plan BP-PZ-001, unless otherwise agreed in writing with Renfrewshire Council as Planning Authority. Reason: To define the terms of the consent. 3. Prior to the commencement of development, a plan demonstrating the alignment of the proposed fence line around the perimeter of the site shall be submitted to, and approved in writing by, Renfrewshire Council as Planning Authority. For the avoidance of doubt, the fence line shall follow the indicative parking zone shown on approved plan BP-PZ-001. Thereafter, the fencing shall be implemented in Page 156 of 158
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line with the approved plan and shall be maintained to the satisfaction of Renfrewshire Council as Planning Authority. Reason: These details have not been submitted. 4. Prior to the commencement of development, the developer shall submit for the written approval of Renfrewshire Council as Planning Authority, a management plan covering the open storage area, including maintenance of its appearance. The plan shall set out how this area will be managed and maintained including the items that will be stored, and how long they will be stored for. The open storage area shall thereafter be managed in strict accordance with the approved management plan unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: To ensure the open storage area is managed appropriately in the interests of visual amenity. 5. The development and use hereby approved shall only operate between 7am and 8pm Monday to Friday and between 10am and 6pm on Saturday and Sunday. Reason: To control operating hours in the interests of residential amenity. 6. No lighting shall be installed within the site, unless otherwise first agreed in writing by Renfrewshire Council as the Planning Authority. Reason: In the interests of the amenity of the area. 7. The maximum height of any vehicles, structures or other items stored within the site shall not exceed 4 metres, unless otherwise agreed in writing by Renfrewshire Council as Planning Authority. Reason: In the interests of the amenity of the area. 8. All trees within the application site and adjacent to its boundary shall be fully protected in accordance with BS 5837: 2012 Trees in Relation to Design, Demolition and Construction and BS 3998: 2010 Recommendations for Tree Work. Reason: In the interests of the protection of existing trees. Advisory Note(s) 1. None required. For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk mailto: Page 157 of 158
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