25.0361 - EG on the Move - West March Road FINAL
Renfrewshire Council · 17 March 2026
Back to Planning and Climate Change Policy Board — 17 March 2026 and its agenda
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Planning and Climate Change Policy Board: 17 March 2026 Report by Chief Planning Officer Reference No 25/0361/PP Application Type Planning Permission (Local) Proposal Erection of a petrol filling station (Sui Generis) with kiosk (Class 1A retail), electric vehicle charging station, restaurant/cafe (Class 3) with drive-thru facilities, access, parking and associated works Location Land To North West of Junction with A726, West March Road, Paisley Ward 4 - Paisley Northwest Community Council Paisley North Community Council Applicant EG On The Move Ltd Recommendation Grant Subject to Conditions All plans, reports, documents and representations relating to this application can be viewed in full online at https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=SW8OVEMWI4Y00 This report fulfils the requirements of regulation 16, Schedule 2, paragraphs 3(c) and 4 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, the Chief Planning Officer has declined to exercise delegated powers in light of the previously withdrawn application (25/0236/PP) being requested by elected members to be determined by the Planning and Climate Change Policy Board, rather than officers on the basis that there are concerns around pedestrian access, loss of amenity, increase in traffic, parking, road safety and non-compliance with NPF4 and Renfrewshire Local Development Plan. Proposal This application seeks planning permission for the erection of a petrol filling station (sui generis) with kiosk (class 1A), electric vehicle charging station, restaurant/café (class 3) with drive-thru facilities, parking and associated works on land to the north west of junction with A726, West March Road, Paisley. The petrol filling station (PFS) would comprise of two HGV filling terminals together with four pump terminals, which could also facilitate general traffic. A filling bay for receiving deliveries would also be located directly between the vehicle entrance and exit. The shop (kiosk) that would serve the PFS would extend to 509sqm with retail floorspace of 305sqm. The petrol filling station would be located within the eastern half of the site with the principal elevation facing west into the site forecourt. The building would have a shallow mono-pitched roof with a mixed palette of glazed panels with timber cladding. The drive-thru restaurant/café would be located within the north-west corner of the site and would comprise of a rectangular flat roof building with a floor area of approx. 323sqm. The principle (south) elevation of the building would also face into the forecourt of the site with the server's booth being located on the north elevation. The building would comprise of a mixed palette of render with cement and timber panels. The proposed development would be served by 52no. parking spaces for the use of staff and customers, this would also be inclusive of 7no. electric vehicle charging and 5no. disabled parking bays. Vehicular and pedestrian access to the site would be via West March Road to
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the south. The existing adopted footpath that connects West March Road to St James Avenue would also be resurfaced and cleared to improve pedestrian access. Site Description The application site relates to a 1.55ha area of brownfield land on the north side of West March Road, Paisley located approximately 100m south west of St James Interchange. The site is bounded to the north by the A737 and sits below the flyover. Vehicular access to the site would be from an existing road spur to the south at West March Road. There is an existing airport parking facility to the south west of the site and the A736 is located to the east. 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 principle of development. 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: 22/0331/PP Description: Erection of Roadside Services, comprising Petrol Filling Station (PFS) & Ancillary Retail Unit, 2 x Class 3 (Food & Drink) Cafe/Restaurant Units with Drive-Thru Facilities, Access, Parking and Associated Works Decision: Withdrawn Application No: 18/0171/PP Description: Erection of petrol filling station, ancillary retail unit, cafe/restaurant drive-thru, coffee shop drive-thru, formation of parking, access and associated works. Decision: Withdrawn Application No: 08/0840/AD Description: Display of 2 advertising signs Decision: Grant subject to conditions Consultations ▪ NATS - No objections. ▪ Ironside Farrar Ltd (IFL) (Councils Independent Ecological Consultants) – No response at the time of writing this report. ▪ Network Rail - No objections. An advisory note should be attached with regards to construction works. ▪ Transport Scotland - No objections subject to conditions. ▪ Glasgow Airport Safeguarding - No objections subject to conditions.
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▪ Environment, Housing & Infrastructure (Env. Protection) - No objections subject to conditions. ▪ Chief Executive's (Roads Development - No objections subject to conditions. ▪ Councils External Drainage Consultant (Fairhurst) - Request that further information is provided with regards with regards to runoff from roof areas, greenfield runoff calculations, downstream drainage system, off-site sewer route and final surface water connection. This information can be secured through the imposition of an appropriate condition. Representations The application has been publicised in line with the requirements of the relevant legislation. Four representations were received where concerns were raised with regards to: 1. Traffic congestion and safety; 2. Incompatible with character of the area; 3. Noise impact and anti-social behaviour; 4. Impact on biodiversity; 5. Upgrade of footpath adding to traffic on St James Avenue; 6. Impact on air quality; 7. Contrary to health policies; 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 9 - Brownfield, vacant and derelict land and empty buildings Policy 13 - Sustainable transport Policy 14 - Design, quality and place Policy 22 - Flood risk and water management Policy 27 - City, town, local and commercial centres Policy 28 - Retail Policy 15 - Local Living and 20 minute neighbourhoods Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Policy E3 - Transition Areas Policy C2 - Development Outwith Renfrewshire's Network of Centres 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.
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Other relevant policies and guidance New Development Supplementary Guidance 2022 Delivering the Centres Strategy: Hot Food; Public Houses; Licensed Venues and Amusement Arcades; Delivering the Infrastructure Strategy: Connecting Places; Flooding and Drainage; Delivering the Economic Strategy: Transition Areas Material Considerations Chief Planner's letter of 8th February 2023. Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: ▪ Planning Assessment - Contains details of the application site, context, the proposal, planning policy context and a planning assessment. ▪ Drainage Strategy Report - Provides details on the proposed development, foul water discharge, surface water discharge and attenuation. ▪ Phase I and II Geo - Environmental Assessment - Contains the findings of a combined Phase I Desk Study and Phase II Intrusive Investigation undertaken to determine ground conditions. ▪ Transport Assessment - Contains details relating to the transportation considerations related to the proposed development. ▪ Preliminary Ecological Assessment - Provides details on the preliminary ecological assessment including likely impacts and suitable mitigation measures. ▪ Biodiversity Enhancement Plan - Contains details of the biodiversity enhancements that would be integrated into the development. Scottish Ministers Direction In determining a planning application, the Council is required to provide details of any Direction made by Scottish Ministers under Regulation 30 (Directions requiring consultation), Regulation 31 (Directions requiring information), Regulation 32 (Directions restricting the grant of planning permission) and Regulation 33 (Directions requiring consideration of condition) of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, or under Regulation 50 (that development is EIA development) of The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. None. Planning Assessment NPF4 provides a basis for the high-level management of drive through locational choices and sets out a planning policy approach whereby new drive-thru developments which do not meet certain locational criteria will not be supported. Criterion (d) of Policy 27 (City, Town, Local and Commercial Centres sets out that drive-thru developments will only be supported where they are specifically supported in the LDP. The adopted Local Development Plan does not have a policy on drive-throughs. Nevertheless, the Chief Planners letter of the 8th of February 2023 confirms that Policy 27 (d) was not a moratorium on such developments and that the intent of the policy was to ensure that this type of development is considered as an integral part of the wider development plan. The letter
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reiterates that in situations where the adopted LDP does not have specific drive-thru sites allocated, decisions will depend on the facts and circumstances of each case and regard should be given to wider policies within NPF4 and the statutory development plan. The Planning Service has taken into consideration the Chief Planners letter when assessing this development in relation to Policy 27 of NPF4. Policy 9 (Brownfield, Vacant and Derelict Land and Empty Buildings) relates to the reuse of brownfield, vacant and derelict land and empty buildings and states that proposals that will result in the sustainable reuse of brownfield land including vacant and derelict land will be supported. The principle of the proposal, redeveloping a vacant, previously used site in the middle of an existing place, would be in line with Policy 9 and the Spatial Strategy outlined in the Adopted Renfrewshire Local Development Plan, ensuring that brownfield land in Renfrewshire's existing places was used before green field land or green belt. The application site is located within an E3 (Transition Areas) as identified within the adopted Renfrewshire Local Development Plan 2021. Policy E3 states that Transition Areas aim to support a mix of uses and that development proposals require to be able to co-exist with existing uses, having no significant impact on the character and amenity of the surrounding area. Policy 26 (Business and Industry) also seeks to encourage development proposals for business and industry uses where they are compatible with the primary business function of the area. The petrol filling station would be open on a 24 hour basis with the restaurant/café operating between the hours of 0600-2300. There is also 24/7 airport parking within proximity to the site and an electric bus charging hub was recently approved under planning permission 25/0083/PP, both of which are also served by West March Road. Planning permission in principle for a mixed use development including hotel, pub/restaurant, long stay car park, storage and distribution and residential amongst other uses has also been approved within the surrounding area (18/0638/PP). Given the variation of existing commercial uses either currently operating or consented with the Transition Area, it is considered that the nature and scale of the proposed development is considered to be compatible with the surrounding area. Additionally, the New Development Supplementary sets out the range of uses that could be considered acceptable within the Candren Transition Area subject to the consideration of other policies within the Development Plan. This includes commercial uses of an appropriate scale in relation to the Network of Centres. In relation to this guidance 'appropriate scale' would relate to the potential impact on the vitality and viability of a centre within the network. The submitted planning statement identifies that the core purpose of the proposal is to deliver petrol filling station provision in west Paisley. Given the size of the proposed retail use at (305 sqm sales floorspace) it is reasonable to conclude that this would be ancillary to the petrol filling and electric charging use. While the need for the class 3 use with drive thru is less clear, this unit and the retail use are of a scale which would not have a detrimental impact on the network of centres such that it would not be at odds with Policy C2 (Development outwith Renfrewshire's Network of Centres). In view of the above, it is considered that the proposal would accord with policies E3 and 26. Policy 14 (Design, Quality and Place) also seeks to ensure that proposals will be designed to improve the quality of an area whether in urban or rural locations and requires development proposals to be designed to improve the quality of an area and be consistent with the six qualities and placemaking policy framework set out in the New Development Supplementary Guidance which set out a range of considerations that form the basis of good places design. Each consideration will be assessed in turn.
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Context and Character As detailed above, the application site relates to brownfield land where there is a mix of existing and consented commercial operations including a 24/7 airport parking within proximity to the site and an electric bus charging hub which was recently approved under planning permission 25/0083/PP, both of which are also served by West March Road. Planning permission in principle for a mixed use development including hotel, pub/restaurant, long stay car park, storage and distribution and residential amongst other uses has also been approved within the surrounding area (18/0638/PP). Given the variation of existing commercial uses either currently operating or consented with the Transition Area, it is considered that the nature and scale of the proposed development is considered to be compatible with the surrounding area. Access and Connectivity Policy 13 (Sustainable Transport) Policy 15 (Local Living and 20-minute Neighbourhoods) and I1 (Connecting Places) seek to ensure that development proposals provide appropriate provision and accessibility including the ability to connect to active travel and public transport networks. Development proposals which give priority to sustainable transport modes of travel and have no significant impact on the safe efficient operation of the local or trunk road network will be supported. Policy 28 (Retail) also seeks to encourage, promote and facilitate retail investment to the most sustainable locations that are most accessible by a range of sustainable transport modes. A Transport Assessment was submitted in support of the application which contains details relating to the transportation considerations of the proposed development. The location of the development site allows it to serve the A726, A737, the M8 and also neighbouring residential areas within a 20-minute walking journey. The Transport Assessment also provides details on access to the site by non-car modes, including walking, cycling and public transport. New footways would be provided along the internal access road and also linking into the existing footway provision adjacent to the site. An existing footpath to the south of the site would also be cleared and upgraded to improve pedestrian access to the nearest residential area at St James Avenue. Transport Scotland were consulted on the proposal and advise of no objections subject to conditions. The Council's Chief Executive's Service (Roads Development) also advise of no objections subject to conditions with regards to the upgrading of the footpath to St James and the upgrading of West March Road. It is also requested that the applicant should demonstrate sufficient right turn queuing capacity with no detriment to Greenock Road. It is considered that these matters could be addressed with the imposition of appropriate planning conditions. The other matters raised by Roads Development with regards to drainage, a Drainage Strategy Report was submitted and reviewed by the Council's Drainage Consultant who advise that further information is provided. However, these details could be secured through the imposition of an appropriate condition. Whilst the issue of a chemical waste disposal point would be desirable, this is not essential to the development and this could not be insisted upon as part of the planning application. In view of the above it is considered that the development would comply with Policies 13, 15, 28 and I1. Layout and Built Form The general layout of the site is dictated by the functional need to service vehicles. The simple form of the café and retail unit, and the proposed materials, consisting of timber and concrete cladding and glazing, are not considered to be particularly ominous. Landscaping around the edge of the site would soften the impact of the proposal and would include native broadleaved
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saplings along the north and east boundaries and a native hedgerow. Overall, it is considered that the layout and built form of the proposed development would be acceptable. Environment and Community The nearest residential properties at St James Avenue are located in excess of 100m to the south-east of the site with trees, vegetation and scrub separating the development site and the residential area. It is considered that given the brownfield nature of the site and the distance from the residential properties, there is a distinct character differentiation and physical separation from the site and the residential properties of St James Avenue. Furthermore, the Council's Environment, Housing & Infrastructure (Env. Protection) were consulted and did not comment on the potential impact on residential amenity with regards to noise, fumes, odour etc. In response to Policies 22 (Flood Risk and Water Management) and 13 (Flooding and Drainage), a Drainage Strategy Report was submitted and reviewed by the Council's Drainage Consultant who advise that further information should be provided with regards to runoff from roof areas, greenfield runoff calculations, downstream drainage system, off-site sewer route and final surface water connection. However, these details could be secured through the imposition of an appropriate condition. Policy ENV 2 (Natural Heritage) states that development proposals should consider the potential impact on natural heritage. A Preliminary Ecological Appraisal was submitted with the application which contains details of appropriate mitigation. It is considered that this could be addressed by the imposition of an appropriate condition. Policy 3 (Biodiversity) also seeks to enhance biodiversity. A Biodiversity Enhancement Plan was submitted in support of the application which contains details of proposed landscaping which includes tree planting, grassland habitat creation and native hedgerow planting. Full details of this can be secured via an appropriate condition. Buildings and Design As detailed above, the general layout of the site is dictated by the functional need to service vehicles. It is considered that in line with Policy 14, for the reasons detailed above, the design, scale and finish of the development would be acceptable and would not have a significant detrimental impact on the character and appearance of the surrounding area and would ensure an acceptable re-use of brownfield land within a visually prominent location. With regards to Policies 1 (Tackling the Climate and Nature Crisis) and I7 (Zero and Low Carbon Buildings), the applicant's agent advises that due to air permeability insulation, the buildings would achieve an EPC rating of A. It is also accepted that the electric vehicle charging points are being provided for in-line with this policy. 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. Traffic congestion and safety; Transport Scotland and the Council's Chief Executive's Service (Transportation) were consulted and have no objections subject to conditions. Concerns around traffic congestion and safety on the road network were not raised. 2. Incompatible with character of the area;
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As discussed above, Policy E3 states that Transition Areas aim to support a mix of uses and that development proposals require to be able to co-exist with existing uses, having no significant impact on the character and amenity of the surrounding area. For the reasons detailed in the foregoing assessment, it is considered that this is a compatible use without a detrimental impact on character and amenity. 3. Noise impact and anti-social behaviour; The Council's Environment, Housing & Infrastructure (Environmental Protection) were consulted and have no objections with regards to noise impact. The issue of anti-social behaviour is not a material planning and would be a matter for the operator and or Police Scotland. 4. Impact on biodiversity; A Preliminary Ecological Appraisal was submitted with the application which contains details of appropriate mitigation. A Biodiversity Enhancement Plan was also submitted in support of the application which contains details of proposed landscaping which includes tree planting, grassland habitat creation and native hedgerow planting. 5. Upgrade of footpath adding to traffic on St James Avenue; It is considered that the upgrade of the existing footpath would be welcomed to improve pedestrian connectivity to the site and surrounding area. 6. Impact on air quality; The Council's Environment, Housing & Infrastructure (Environmental Protection) were consulted and did not comment on air quality. 7. Contrary to health policies; These matters would not be a material planning consideration in the assessment of the proposal. 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.
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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. Prior to the commencement of any construction works on site the developer shall provide for the written approval of the Planning Authority: 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 within the Site Investigation report and including (where relevant) a materials management plan, a monitoring and maintenance plan and a phasing plan showing how the site is to be subdivided for the purposes of remedial implementation and/or verification reporting, prepared with current authoritative guidance has been submitted to and approved in writing by the Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. 3. Prior to the development hereby approved becoming operational: 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. Reason: To demonstrate that the works necessary to make the site suitable for use have been completed. 4. Prior to commencement of works on site, a comprehensive Construction Management and Risk Assessment Plan shall be submitted to and approved in writing by the Planning Authority, in consultation with Transport Scotland. Thereafter all construction activities shall be undertaken in accordance with the approved plan. The Construction Management and Risk Assessment Plan shall include, inter alia, details relating to: a) Construction programme and phasing; b) Construction methodology c) Proposed construction plant d) Details of all proposed earthworks, excavations and foundation works; e) Working practices to ensure viaduct foundations are not surcharged or subjected to adverse vibration effects. This shall include a ground movement analysis; f) Confirmation that no overloading or undermining of the viaducts foundations during construction and/or on completion;
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g) Lift plans for all proposed lifting operations; h) Identification of risks to the M8 St James Viaduct and mitigation measures i) Full Construction Drawings and Risk Assessment Method Statement (RAMS) Reason: To ensure there is no adverse impact on the trunk road and to ensure the future structural integrity of the M8 St James Viaduct. 5. Prior to commencement of works on site, a detailed geotechnical assessment shall be provided to demonstrate to the satisfaction of the Planning Authority, in consultation with Transport Scotland, that the construction and operation of the development will have zero effect on the foundations of M8 St James Viaduct. The geotechnical assessment shall include details of all temporary and permanent loading and ground movement analysis associated with the proposed earthworks, excavations and foundation works, and shall include consideration of the effects of heavy goods vehicles during both the construction and operation of the development. The geotechnical assessment shall be undertaken by a Chartered Engineer with appropriate expertise and experience. An independent check of the analysis must also be undertaken by a Chartered Engineer with appropriate expertise and experience and submitted as part of geotechnical assessment. Reason: To ensure there is no adverse impact on or load transfer from the development to the M8 St James Viaduct foundations. 6. Prior to commencement of works on site, details for the provision and maintenance of a minimum of a 10 metre exclusion zone from the outermost part of the viaduct, in the form of a physical barrier, along the northern boundary of the site adjacent to the M8 St James Viaduct, generally as illustrated on Drawing 'Existing and Proposed Site Plan' Dwg. Ref: 634-AP-101, Revision L, shall be submitted to and approved by the Planning Authority, in consultation with Transport Scotland. The exclusion zone shall then be implemented and maintained during construction in accordance with the approved details. Reason: To ensure there is no adverse impact on the structural integrity of the M8 St James Viaduct, and also to allow for the future operation and maintenance of the viaduct. 7. Prior to commencement of works on site, details of the proposed permanent boundary fence along the north boundary of the site, adjacent to the exclusion zone referred to in Condition 6, shall be submitted to and approved by the Planning Authority, in consultation with Transport Scotland. The boundary fence shall incorporate a lockable gated access into the exclusion zone to provide maintenance access to the M8 St James Viaduct. The developer shall liaise with Transport Scotland to agree the size of the lockable gate access to ensure it is large enough to provide access to the required maintenance vehicles. Thereafter the permanent boundary fence shall be erected in accordance with the approved details and maintained by the applicant. Reason: To ensure that access to the M8 St James Viaduct is maintained. 8. Transport Scotland and / or their agents shall be provided immediate access from the development, in the case of an emergency, and within 7 days' notice normally, to undertake inspection and maintenance work, at the M8 St James Viaduct. Reason: To ensure that access to the M8 St James Viaduct is maintained.
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9. Prior to the commencement of the development details of the lighting within the site shall be submitted for the approval of the Planning Authority, after consultation with Transport Scotland. Reason: To ensure that there will be no distraction or dazzle to drivers on the Trunk Road and that the safety of the traffic on the Trunk Road will not be diminished. 10. Prior to commencement of the development, details of the landscaping treatment along the trunk road boundary, including any landscaping proposals within the exclusion zone referred to in Condition 6 shall be submitted to, and approved by, the Planning Authority, after consultation with Transport Scotland. All landscaping shall be located such that it can be installed and maintained from within the development without requiring access to the trunk road. There must be no load transfer to M8 St James Viaduct from temporary or permanent ground works / landscaping works. The exclusion zone must be maintained to ensure it remains free from invasive species which could encroach within the trunk road boundary and cause damage to the M8 St James Viaduct structure. Reason: To minimise the risk of uncontrolled access underneath the M8 St James Viaduct, and to ensure there is no adverse impact on the structural integrity of the M8 St James Viaduct. 11. There shall be no drainage connections to the trunk road drainage system. Reason: To ensure that the efficiency of the existing trunk road drainage network is not affected. 12. Within three months of completion of the development, or such other time period subsequently agreed by the Planning Authority in consultation with Transport Scotland, a set of as-built records and a copy of the operator's Health & Safety file, including a fire & risk management strategy for all elements, shall be provided to Transport Scotland. Reason: To ensure the ongoing structural integrity of the M8 St James Viaduct. 13. That before any development of the site commences, a scheme of landscaping, for the site, shall be submitted to, and approved by, the Planning Authority; the scheme shall include: (a) details of any earth moulding and hard landscaping, grass seeding and turfing; (b) a scheme of tree and shrub planting, incorporating details of the number, variety and size of trees and shrubs to be planted; (c) details of the phasing of these works; (d) details on how retained trees will be protected through the construction phase and future use of the site. For the avoidance of doubt, this shall take account of the approved 'BOWS17.184 Paisley EG Biodiversity Enhancement Plan.' Reason: In the interests of the visual amenity of the area. 14. That the details of the landscaping scheme approved under the terms of condition 13 above shall be carried out in the first planting season and seeding seasons following the occupation of the replacement dwellinghouses or the completion of the development, whichever is the sooner; and any trees or plants which, within a
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period of five years from the completion of the development die, are removed 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 interest of the visual amenity of the area. 15. That, prior to the commencement of development, a detailed schedule of the proposed external finishes for the buildings, together with a plan and schedule of the surface treatments to be used on the roads and footpaths within the site shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, the buildings, roads and footpaths shall be constructed only in accordance with such details as may be approved to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interest of the amenity of the area. 16. That the mitigation recommendations detailed in Ch4 of the Preliminary Ecological Appraisal 'BOWS17.184, Paisley Proposed Petrol Filling Station' (contained in 8. Conclusions) shall be implemented to the satisfaction of the Council as Planning Authority. For the avoidance of doubt, during the course of the development, details demonstrating the implementation of the recommendations shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Reason: To protect the natural environment. 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: - management of any flat/shallow pitched/green roofs on buildings within the site which may be attractive to nesting, roosting and "loafing" birds. The management plan shall comply with Advice Note 8 'Potential Bird Hazards from Building Design' - physical arrangements for the collection (including litter bins) and storage of putrescible waste, arrangements for and frequency of the removal of putrescible waste - signs deterring people from feeding the birds. 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:
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- The species, number and spacing of trees and shrubs 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. 19. Prior to the commencement of development hereby approved, the applicant shall submit for the written approval of the planning authority, full details of: a) West March Road upgrades including at the junction with Greenock Road. For the avoidance of doubt the upgrades shall be to an adoptable standard. b) Upgrades for the existing footpath between West March Road and St James Avenue. Thereafter, all upgrades as may be approved, shall be implemented to the satisfaction of Renfrewshire Council as Planning Authority prior to the development becoming operational. Reason: In the interest of the amenity and road safety of the area. 20. Prior to the commencement of development hereby approved, the applicant shall submit for the written approval of the planning authority, a plan/drawing to demonstrate there is sufficient right turn queuing capacity with no net detriment to Greenock Road. Reason: In the interest of the amenity and road safety of the area. 21. That prior to the commencement of the development hereby approved, a Drainage Impact Assessment shall be submitted and approved by Renfrewshire Council as Planning Authority. The Drainage Impact Assessment shall accord with the 'Council's Drainage Assessment - Notes for Guidance'. Thereafter, the Assessment as approved shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of Renfrewshire Council as Planning Authority. Reason: To ensure adequate provision for drainage associated with the development. Advisory Note(s) 1. Due to the proximity of the railway, the applicant is advised to contact Network Rail Asset Protection Engineers with regards to safe construction works: - Network Rail Asset Protection Engineer, 151 St. Vincent Street, Glasgow, G2 5NW. E-Mail: AssetProtectionScotland@networkrail.co.uk. 2. The applicant should be aware of the requirement within the British Standard Code of Practice for the safe use of Cranes, for crane operators to consult with the aerodrome before erecting a crane in close proximity, of the aerodrome. 3. The applicant is advised that the Bird Hazard Management Plan must ensure that flat/shallow pitched roofs be constructed to allow access to all areas by foot
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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 NatureScot before the removal of nests and eggs. Drawing Number Revision Drawing/Document Title Stamped Drawing 634-AP-100 B Site Location Plan 634-AP-110_B Existing Site Levels and Site Sections AA BB CC 634-AP-111_E Proposed Site Levels and Site Sections DD 634-AP-101_L Existing and Proposed Site Plan 634-AP-300_B Drive Thru 1 Floor Plans 634-AP-301_B Drive Thru 1 Proposed Elevations 634-AP-400_B Petrol Filling Station Proposed Ground Floor Plan 634-AP-401_B Petrol Filling Station Proposed Elevations 634-AP-402 Petrol Filling Station Proposed Elevations 634-AP-402 Proposed Petrol Filling Station Canopy and EVCP 634-AP-405 Ancillary Details 634-AP-103_I Proposed Site Plan with Bin Locations 500 Proposed Drainage Layout P15025-520-D Proposed Drainage Layout Supporting Documents 634-AP-501_B Aerial CGI1 634-AP-503 Artist Impression
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Biodiversity Enhancement Plan EG190 Topographical Survey Planning Statement Preliminary Ecological Assessment Transport Assessment Geo Environmental Assessment Drainage Strategy Drainage Calculations Drainage Maintenance Report Pre-Development Enquiry Response Drainage Strategy Peer Review Sewer Connection Details 15025-GOO-XX-XX-RP- 501 Drainage Maintenance Report P15025 Drainage Strategy Report For further information please contact Fiona Knighton, Development Standards Team, Email: fiona.knighton@renfrewshire.gov.uk.