230738PP Torrance House GMC DL
Renfrewshire Council · 28 May 2024
Back to Planning and Climate Change Policy Board — 28 May 2024 and its agenda
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 28 May 2024 Reference No 23/0738/PP Application Type Planning Permission-Full Proposal Construction of vehicular access and associated works Location Torrance House, Erskine Harbour, Erskine Ward 12 - Erskine and Inchinnan Community Council Erskine Community Council Applicant CWP Erskine 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=S5VCUIMWM8300 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, a request was submitted by Cllrs Nicolson, Shaw and Airlie-Nicolson, within 21 days of the application appearing on the weekly list, requesting that the matter be removed from the scheme of delegation for determination by the Board. It was considered by the aforementioned members that the application as it stands is incomplete with regards to meeting active travel policies and could if determined in isolation, and not considered along with footways and crossing points, create a significant issue for road safety given that the A726 in that area has had road fatalities in the past. Proposal This application seeks planning permission for the formation of a vehicular access from the Barholm Roundabout into an area of vacant land at Erskine Riverfront which has the benefit of planning permission in principle (PPiP), for residential development (20/0246/PP). This access point into the site, was part of the proposal for the PPiP and was considered acceptable at the Communities, Housing and Planning Policy Board in January 2022. During the assessment of that application the access was fully considered and planning permission in principle granted on the basis that vehicular access would be taken from the Barholm Roundabout. This application seeks to obtain detailed planning consent for the access to be formed from the roundabout to demonstrate certainty to the market that access to the site has approval to be taken at this point and allow an Approval of Matters Specified in Conditions (AMSC) application to be brought forward to develop the wider site for residential development. In this regard the applicant advises of advanced discussions with a housebuilder which centres on the landowner being able to demonstrate appropriate access to the site can be obtained. The plans submitted indicate a proposed access road with two lanes to afford separate ingress and egress from the roundabout divided by a small triangle of land, before forming a two-way section of road to form the vehicular access. The access would extend to approximately 35 metres in length, with a splay of approximately 41 metres. Given the topography of the existing landscaped bund the access would be set down within landscaped verges to afford a suitable tie in with existing road levels.
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Excavation works would result in the loss of eight trees and a Tree Survey has been submitted in support of the application to categorise the trees in terms of their quality and value and to minimise unnecessary impact to the retained population. Site Description The site is located to the northwest of Erskine Town Centre and adjacent to the Barholm Roundabout on the A726. The application site extends to approximately 0.16 hectares. It is part of a larger site which extends to approximately 1.55 hectares which has planning permission in principle for residential development (20/0246/PP). The site is currently vacant with remnants of its previous development (Torrance House office block) and has a well-defined mature landscaped edge on its northern, southern, and eastern boundaries which is comprised of a mix of mature trees and shrubs on top of an earth bund. 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 relationship between this proposal and the extant planning consent for the wider site, the location and design of the access road and potential impact on trees. Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: No changes have been negotiated. However, it should be noted that a previous application for the proposed development was withdrawn (23/0586/PP) in order to move the proposed access slightly further east to minimise tree loss. Site History Application No: 23/0586/PP Description: Construction of vehicular access and associated works Decision: Withdrawn Application No: 20/0246/PP Description: Erection of residential development (in principle). Decision: Grant subject to conditions Consultations Bishopton Community Council - Object on the basis of inadequate school capacity should the site be developed. S.E.P.A - No comments. Environment, Housing & Infrastructure (Env. Protection) – No objection.
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Chief Executive's Service (Roads Development) - No objection subject to a suspensive condition which would prohibit works starting until wider details and permissions are forthcoming and granted for the wider site, including pedestrian access, and turning. West of Scotland Archaeology Service - No objection. Representations The application has been publicised in the Paisley and Renfrewshire Gazette in line with the requirements of the relevant legislation. No representations were received. 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 13 - Sustainable transport Policy 18 - Infrastructure first Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Policy E3 - Transition Areas Policy ENV2 - Natural Heritage Policy I1 - Connecting Places Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance New Development Supplementary Guidance Delivering the Environmental Strategy - Trees, Woodland and Forestry Delivering the Infrastructure Strategy - Connecting Places Renfrewshire Planning & Development Tree Policy Submitted Reports and Assessments In assessing and reporting on a planning application the Council is required to provide details of any report or assessment submitted as set out in Regulation 16, Schedule 2, para 4(c) (i) to (iv) of the Development Management Regulations.
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The following reports have been submitted in support of the application, and can be summarised as follows: Arboricultural Survey to British Standard 5837 (2012) - September 2023 – The submitted tree survey forms part of the development design process, recording the trees in their current context. The aims of the survey are to categorise the trees as to their suitability for retention in terms of their quality and value and to minimise unnecessary impact to the retained tree population. The proposed development would affect two groups of trees, G4 which is made up of Larch and Birch and G5 which comprises Larch, Birch and Hawthorn. The trees are of moderate/good condition. Eight of the trees from the G4 grouping would require to be removed. 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. The Development Plan comprises the National Planning Framework 4 (2023) (NPF4) and the adopted Renfrewshire Local Development Plan (2021) (LDP). Policy 1 of NPF4 states that when considering all development proposals significant weight will be given to the global climate and nature crises. Policy 2 of NPF4 aims to encourage, promote, and facilitate development that minimises emissions and adapts to the current and future impacts of climate change. Policy 13 of NPF4 seeks to encourage, promote, and facilitate development that prioritises walking, wheeling, cycling and public transport for everyday travel and to reduce the need to travel sustainably. It considers that LDP's should prioritise locations for future development that can be accessed by sustainable modes. Policy 18 of NPF4 seeks to encourage, promote, and facilitate an infrastructure first approach which puts infrastructure considerations at the heart of placemaking. In line with these policies, the application site is designated within the LDP as being within a Transition Area under Policy E3, which supports a mix of developments including residential. In addition, the application site is subject of an extant PPiP for residential development, where roads infrastructure, connectivity, and access to other modes of transport was considered acceptable in principle subject to conditions to control the detail of any development as it comes forward through the submission of an AMSC application. Policy E3 supports a range of uses if they can co-exist with existing surrounding development, having no significant impact on the character or amenity of the surrounding area including avoiding any adverse impact on the integrity of any Natura 2000 site.
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Given that the application site has the benefit of planning permission in principle for residential development, including an access point from the Barholm Roundabout (20/0246/PP), it is recognised that the principle of the access proposed has been accepted (Communities, Housing and Planning Policy Board on 18 January 2022). It is therefore considered that the proposed development meets the requirements of NPF4 Policies 13 and 18, Policy E3 and that of the associated New Development Supplementary Guidance. The principle of the proposal, in association with redeveloping a vacant previously used site, would also be in line with Policy 9 and the Spatial Strategy outlined in the Adopted Renfrewshire Local Development Plan, which seeks to ensure that brownfield land in Renfrewshire's existing places is used before greenfield land or greenbelt. The main issues for consideration relate to the detailed design of the proposal, its timing and specifically to its impact on the surrounding roads network, the physical aspects of the site including trees/ natural environment and potential impacts on the Inner Clyde SPA located some 225 metres to the north and east of the site. Roads Development has offered no objection to the proposal and agree that in recognition of the active travel and connectivity requirements of the larger site, including provision of adequate footways and crossing points, this proposal could be controlled by condition to ensure that the access subject of this application is not formed until such time as the AMSC application has been approved and that the vehicular access would be formed in the same way as that required for any approved AMSC application to ensure appropriate footpath connections and crossing points are put in place Policy I1 'Connecting Places states that all development proposals require to ensure appropriate provision and accessibility including the ability to connect to active travel networks, public transport networks and hubs. These requirements would be considered through any AMSC application for the wider site. Notwithstanding this, conditions attached to the PPiP (20/0246/PP) require details of a signalised pedestrian and cycle crossing along with pedestrian access and footway/cycleway links to and from the development to the River Clyde Walkway, Erskine Town Centre, Bargarran Centre along with routes to St John Bosco/Bargarran Primary Schools and Park Mains High School should an AMSC application come forward to develop the approved housing site. Turning to impacts on trees and the natural environment, Policy 3 of NPF4 seeks to protect biodiversity, deliver positive effects from development, and strengthen nature networks. It considers that proposals for local development will include appropriate measures to conserve, restore and enhance biodiversity in accordance with national and local guidance and should be proportionate to the nature and scale of the development. Policy ENV 2 of the LDP requires development proposals to, amongst others, consider potential impacts on natural heritage and minimise any adverse impacts on habitats, special network connectivity or landscape character. Policy 6 of NPF4 and ENV2 of the LDP and the Council's Planning, and Development Tree Policy seek to ensure that due consideration is given to the safeguarding of trees as part of any development. Policy 4 of NPF4 Natural Places seeks to ensure that development proposals which by virtue of type, location or scale will have an unacceptable impact on the natural environment, will not be supported. Through the previous PPiP, impacts on trees and the natural environment of the site were considered as was the proximity to the Inner Clyde SPA. Due mainly to the previous uses on the site, it was assessed as having low potential to support protected species and a low level of environmental impact from the development.
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Relevant conditions were applied to the consent relative to landscaping and construction out with the Redshank Bird Breeding season. These requirements were imposed based on distances from the SPA. The application site in this instance is outwith the distance where mitigation would be required. A Tree Survey submitted as part of this application which formed part of the design process for the access, categorises the trees as to their suitability for retention in terms of their quality and value and has sought to minimise unnecessary impact to the retained tree population demonstrating the constraints and opportunities available in positioning of building and other work activity. The access proposed would require the removal of eight trees from the site. These trees are contained within two groupings of Larch and Birch and Larch, Birch and Hawthorn and vary from being in moderate to good condition. These tree groupings are large and contain between 14 and 20 trees each. Eight trees would be lost in consequence of the application proposal but most of the trees would be retained within these groups enabling the continuation of tree cover along most of the site boundary. A condition attached to any grant of planning permission could require additional planting to ensure that the access properly assimilates into the landscape. The continued maintenance and landscaping of the residential site would be considered through any application for matters specified in condition associated with the PPiP. It is considered that the proposal suitably complies with the policies outlined above. Bishopton Community Council have objected to the proposal on the basis that it is an enabler for the development of housing, which, if developed, would exert undue pressure on surrounding schools which are oversubscribed and exist in a differing climate to that which existed when PPiP, for the larger site was granted. In light of the above it is noted that the application is a stand-alone application which seeks planning permission for the creation of an access road into a currently vacant site. The development proposed is acceptable in this location and suitably complies with the requirements of the development plan. Any requirements relative to educational provision would be considered through the submission of any AMSC application. Concerns raised by local members and Roads Development are noted and it is recognised that this development should not come forward in isolation. Should planning permission be granted a suspensive condition has been attached to ensure the vehicular is not formed until an application is approved to develop the wider site that has consent in principle for housing. The suspensive condition would ensure that the design of the vehicular access would be such that it would meet that required for any approved development for the wider site in terms of footpath/active travel connections and crossing points and it would be required to have the same design as that approved for the wider site. 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. Section 75 Obligations The Council is required to provide a summary of the terms of any planning obligation which is required to be entered into under Section 75 of the Town and Country Planning (Scotland) Act in relation to the grant of permission for the proposed development: None.
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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. The development hereby permitted has until 18/01/2025 to commence. For the avoidance of doubt no work shall commence until the terms of condition 2 below are formally discharged in writing by the Council as Planning Authority. Reason: To reflect the timescale of the planning permission in principle for the site. 2. The vehicular access hereby approved shall not be commenced until an application for approval of matters specified in conditions has been approved for the wider site under planning application 20/0246/PP, unless otherwise agreed in writing with the Council as Planning Authority. Thereafter the approved vehicular access shall be formed in a manner that is exactly in line to the vehicular access approved under the application for approval of matters specified in conditions for the wider site. Reason: To ensure provision of an access, appropriate for the wider site and to control the timing of the development. 3. That before any development commences details of measures, which conform to BS5837:2012 "Trees in Relation to Design, Demolition and Construction" to protect all retained trees on site during construction works, shall be submitted for the written approval of the Planning Authority. Thereafter, the approved scheme shall be implemented prior to work commencing on site and shall be maintained in place until the development is completed. Reason: In the interests of the amenity of the area and to afford adequate protection to the trees. 4. That before any development of the site commences a scheme of landscaping shall be submitted to and approved in writing 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) an indication of all existing trees and hedgerows, plus details of those to be retained, and measures for their protection in the course of development, and (d) details of the phasing of these works; Reason: In the interests of the visual amenity of the area.
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5. That within 6 months of the development hereby permitted being completed, (or within the next available planting season), all planting, seeding turfing and earth moulding included in the scheme of landscaping and planting, approved under the terms of condition 4 above, shall be completed; and any trees, shrubs, or areas of grass which die, are removed, damaged, or diseased within 5 years of the completion of the development, shall be replaced in the next planting season with others of a similar size and species; Reason: In the interests of amenity. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title DR-C-001 P00 Site Location Plan DR-C-001 P00 Proposed Junction Layout, Levels and Construction Details Torrance House Tree Protection Plan DR-C-001 P01 Planning Layout DR-C-002 P00 Proposed Kerbing Layout and Detail DR-C-005 P00 Existing and Proposed Layout Comparison (Tree Removal) Torrance House, Erskine Arboricultural Survey dated 25 September 2023 For further information please contact Clare Murray, Development Standards Team, Email: clare.murray@renfrewshire.gov.uk.