24-0153-PP Wright Street BESS 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 24/0153/PP Application Type Planning Permission-Full Proposal Erection of up to a 49.9MW Battery Energy Storage System (BESS) Location Land Off Barnwell/ Wright Street, Renfrew, PA4 8AN Ward 02 - Renfrew South And Gallowhill Community Council Renfrew Community Council Applicant P3P Partners LLP Recommendation Refuse 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=S9I8Y9MWFQQ00 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 proposed development falls within the 'major' category of development as defined by The Town and Country Planning (Hierarchy of Development) (Scotland) Regulations 2009. Proposal This application seeks planning permission for the erection of up to a 49.9MW Battery Energy Storage System (BESS) at Wright Street, Renfrew. The BESS comprises of seventy two battery modules (which each feature 8 individual battery units), six transformers, a client control building, a substation and an auxiliary transformer. Access to the site is via the internal access road that currently serves the Bidfood distribution depot to the west of the site. This road connects with Barnwell Street to the west of the stopping up point which splits Barnwell Street from Wright Street. There is a 28m deep landscape buffer between the edge of the footway on Barnwell Street / Wright Street and the boundary fence. The buffer features a mix of tree and shrub planting, grass seeding and an attenuation pond. The control building, substation and auxiliary transformer are grouped together in the north west corner of the site, with the batteries set out in six groups of twelve across the remainder of the site. There is an internal access road network, and two car parking spaces are proposed. The submission is accompanied by indicative drawings of the various elements of the development. The substation measures 7m in width, 6.7m in length and 4m in height. It has a flat roof and is of a red brick construction. The control building measures 12m in length, 4m in width and 3m in height. It incorporates a flat roof and is finished green. The individual battery units are 2.3m in height and 1.3m in length and width and are finished white. The auxiliary transformer is 1.7m in height, while the BESS transformers are 3.6m in height. A 3m high boundary fence is proposed. Native hedge planting will also be incorporated along the north east and south east boundaries. There is also an additional pocket of tree and shrub planting in the south east corner of the site. There are eight 5m high CCTV and lighting columns proposed.
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Site Description The application site extends to 1.65 hectares in area. It is bound by Barnwell Street / Wright Street to the north, Houston's Bottling Plant to the east, a waste water treatment plant to the south, and Bidfoods distribution depot to the west. Westway Business Park is located on the opposite side of Barnwell Street / Wright Street to the north. The closest residential properties are located on Babcock Drive approx. 50m to the south east, and Methuen Road approx. 75m to the south east. It is noted that Methuen Drive occupies an elevated position in relation to the application 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. Pre-application discussions have taken place, focusing on the following matters: The proposed development would be contrary to Policy E1. Any application would therefore require a supporting statement outlining the material considerations which would justify a proposal that does not comply with the development plan. Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: ▪ The applicant has agreed to upgrade the frontage of the site to provide an additional section of active travel link to tie in with the works already completed on Barnwell Street to the west of the site. These upgrades can be secured by an appropriately worded condition. Site History Application No: 21/1607/PP Description: Erection of boundary fence Decision: Grant Application No: 22/0364/AD Description: Display of four non-illuminated fascia signs Decision: Grant Application No: 23/0385/PN Description: Proposed Battery Energy Storage System Decision: Accepted; Application No: 24/0162/EA Description: Request for screening opinion as to the requirement for an Environmental Impact Assessment relating to the installation of a 49.9MW Battery Energy Storage System Decision: Environmental Assessment not Required Application No: 20/0717/PP Description: Approval of Matters Specified in conditions 3.4.1 - 3.4.10 (inclusive) and 4.5.8 of Planning Permission 20/0120/PP - Erection of Class 6 (Storage & Distribution) building with associated access, parking and landscaping. Decision: Grant subject to conditions Application No: 20/0120/PP
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Description: Erection of Class 4 (Business), Class 5 (General Industrial) and Class 6 (Storage & Distribution) development, with associated access, parking and landscaping (in principle). Decision: Grant subject to conditions Application No: 19/0792/EO Description: Request for screening opinion as a requirement for a Environmental Impact Assessment relating to the erection of class 4 (business), class 5 (general industrial) and class 6 (storage & distribution) development Decision: Environmental Assessment not Required Application No: 19/0789/NO Description: Erection of class 4 (business), class 5 (general industrial) and class 6 (storage & distribution) development Decision: Accepted; Application No: 09/0063/EO Description: Request for screening opinion on the need for an Environmental Impact Assessment for residential development Decision: Environmental Assessment not Required Consultations Glasgow Airport Safeguarding - No objection subject to conditions relating to submission of Bird Hazard Management Plan and that the landscaping and soft water scheme shall be implemented as shown in the plans and shall not be altered without the prior written consent of the Planning Authority in consultation with Glasgow Airport Safeguarding. Environment, Housing & Infrastructure (Env. Protection) - Noise assessment required. Conditions relating to land contamination required. NATS - No objections Chief Executive's Service (Roads Development) – No objection subject to conditions relating to completion of the Wright St frontage works identified within the red hatching on Systra Drg 108980/A/GL/01 rev B, formation of a 2m wide footway from the new gates to the existing footway network including dropped kerb connections, formation of a 3m wide shared foot and cycleway through the site connecting the Wright St Cycleway to the southeastern extent of the site for eventual connection to the Renfrew Paisley cycleway, to provide at traffic free at grade connectivity between Paisley and AMIDS, and formation of a 2.5x30x1.05m sightline at the sites gateway onto Bidfoods existing access road. Scottish Power Networks (Transmission Sites) - No comments. Scottish Power Networks (Distribution Sites) - No objections. Scottish Water - No objections. S.E.P.A - Development is below threshold with which site specific advice would be provided. Scottish Fire and Rescue Service – No response. Representations The application has been publicised in line with the requirements of the relevant legislation.
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The following representations were received: Object - 6 Support - 0 Neutral - 0 The issues raised can be summarised as follows: ▪ Safety and fire risk from thermal runaway. These uses are generally located on the periphery of populated areas. ▪ Proposal is in an industrial area but creates no permanent jobs. It is not therefore consistent with Policy E1. ▪ Site is in the flood plain. ▪ Proposal may prevent expansion of neighbouring premises including storage of high value flammable stock. Houston's bottling plant advise they have plans to expand which would place them under COMAH regulations, and the proposal may prevent this. They also advise that existing stock may have to be removed. ▪ The SEIL should be promoted for similar uses which are compatible with existing uses. The proposal could have a detrimental impact on the function of the SEIL and would remove an opportunity site. ▪ The proposed grid connection is 3km away from the site. ▪ An EIA is required. ▪ The public consultation process was not satisfactory with minimal publicity and communication. ▪ Impact on residential amenity and proximity to residential properties. ▪ Noise and EMF buzzing. ▪ Are there other examples of BESS sites near residential areas. ▪ Chemical composition of the batteries and potential contamination of land and water if they were to fail. ▪ Impact on local wildlife. ▪ Impact on road network. ▪ Timeline for construction. ▪ Management of construction vehicles and how will they access the site. ▪ During baseline testing for the noise assessment was construction noise from Westway omitted. 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 11 - Energy Policy 13 - Sustainable transport Policy 14 - Design, quality and place
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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 ENV4 - The Water Environment Policy I1 - Connecting Places Policy I3 - Flooding and Drainage Policy I4 - Renewable and Low Carbon Energy Developments New Development Supplementary Guidance Delivering the Economic Strategy – Economic Investment Locations Delivering the Environment Strategy – Natural Heritage and the Water Environment Delivering the Infrastructure Strategy – Connecting Places, Flooding and Drainage and Renewable and Low Carbon Energy Developments Full details relating to the policies of the LDP can be found online. 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. The following reports have been submitted in support of the application, and can be summarised as follows: Flood Risk Assessment – This report notes that the site is located within an area at little to no risk of flooding from fluvial and coastal sources. There is an area in the centre of the site at low to medium risk of surface water flooding. A SUDS scheme is proposed which would discharge surface water to sewer along Wright Street Attenuation is proposed to ensure greenfield run off rate can be achieved. Infiltration of surface water will be investigated. A detailed design will be prepared. Pre-application Consultation Report - This report outlines the community engagement undertaken by the applicant during the pre-application consultation period and demonstrates compliance with statutory requirements. Consideration has been given to comments received, and the design and layout of the development has evolved to take specific account of key environmental considerations and likely issues associated with residential amenity. Design and Access Statement – The report provides an appraisal of the site, the development, and the policy and legislative context around BESS. There is a specific section related to fire safety which outlines the fire safety measures ranging from initial testing and manufacturing of the batteries to on site safety and fire risk mitigation. In terms of policy the statement asserts that the development meets the tests of Policy E1 in respect of development outside classes 4, 5 and 6 being deemed acceptable. Transport Statement – The statement advises that all construction and maintenance vehicles will access the site via the new bridge crossing with the construction period lasting up to
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eight months. The report states that there will be negligible trip generation during the operational period and concludes that there will be no significant impact upon the public road network. Preliminary Ecological Appraisal – The report notes that there is a negligible risk of adverse impacts to statutory designated sites within 5km of the development. The site is assessed as being an open mosaic habitat on previously developed land, and has high conservation value as a UKBAP Priority Habitat. Further surveys are recommended with respect to vertebrates, botanicals, bats, nesting birds (should works take place within the main breeding season) and mitigation measures to ensure a quantifiable increase in biodiversity include planting of native species rich hedgerow, creation of a suds feature, enhancement of existing habitats, and tree planting. Site offers low potential to support badgers and otters. Noise Impact Assessment – This report notes that the proposed development is unlikely to give rise to significant adverse noise impacts at the nearest noise sensitive receptors, and will not disrupt existing residential amenity. 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 The application site is located within the Advanced Manufacturing and Innovation District Scotland (AMIDS) strategic economic investment location (SEIL). Policy E1 of the Local Development Plan (LDP) states that economic investment locations are identified and promoted for the development of Class 4 Business, Class 5 General Industry and Class 6 Storage and Distribution uses, along with support for a wider range of employment generating uses. Proposals for employment generating uses not listed in classes 4, 5 or 6 require to demonstrate the resultant economic impact of the proposed development, and that the proposals would not have a significant detrimental impact on the role and function of the economic investment location, the visibility of the network of centres, transport infrastructure and the built and natural environment. Policy 26 of National Planning Framework 4 (NPF4) states that development proposals for business and industry uses on sites allocated for those uses in the LDP will be supported. Other employment uses will be supported where they will not prejudice the primary function of the area and are compatible with the business/industrial character of the area. It should be noted that the application site has planning permission in principle for class 4, 5 and 6 development via application 20/0120/PP. It is also noted that while the site has lain vacant for over ten years the infrastructure to serve the site has recently been improved through the completion of the bridge crossing at Barnwell Street (see planning application 17/0485/PP) which connects the site with the rest of the AMIDS campus and Glasgow Airport.
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The proposed BESS development does not fall within classes 4, 5 and 6 and is not considered to be a significant employment generating use with respect to its operation. The operational phase only requires intermittent maintenance visits. The applicant has sought to demonstrate that the development would still bring economic benefit through job opportunities created during the construction phase (a peak of up to 20 construction staff is anticipated), opportunities within the supply chain, and through the contribution towards provision of a more secure, stable, lower carbon and lower cost energy supply which could stimulate investment in other business sectors. It is also stated that continued investment in the renewable energy and battery storage sector will contribute to the growth of this industry and to increased employment opportunities in this specific field. In this instance the development does not fall within classes 4, 5 or 6. For the purposes of policies E1 of the LDP and 26 of NPF4 employment generating uses are generally considered to be those which result in direct employment creation at the site during the operational phase. While the potential economic benefits associated with the development as noted above are acknowledged, it is considered that the development is not an employment generating use as it does not create employment opportunities at the site during the operational phase. It is noted that policy E1 also refers to ancillary service provision. However, in this instance the BESS would be connected to the national grid and not directly to any of the businesses within the SEIL. It cannot therefore be considered as ancillary service provision. In view of the above, while there is some economic benefit associated with the development it is, on balance, considered to be contrary in principle to policies E1 of the LDP and 26 of NPF4. In addition to the above it is noted that Policy E2 of the LDP seeks to support development proposals which ensure the anticipated economic benefits of the city deal investment framework are fully realised. As noted above the city deal investment framework includes the new bridge crossing over the White Cart Water which enhances accessibility to the application site. The new bridge crossing means that vehicles can access the site without going via Wright Street. It should be noted that for the purposes of the LDP the SEIL boundary was extended to include this site specifically following the city deal investment. For the purposes of LDP 2014 the site was located within a transition area. It is considered that if the site is not developed for an employment generating use in accordance with Policy E1 of the LDP then the economic benefits associated with the city deal investment will not be fully realised. The development is also therefore considered to be contrary to Policy E2 of the 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. BESS developments support the transition to a low carbon electricity network by importing and exporting large amounts of electricity with no time lag. This helps to balance transmission requirements as any excess energy generated from renewable sources can be stored at times of excess supply and then transmitted at times of excess demand.
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The transition to a low carbon electricity network will help to address the global climate crisis. As the development will help facilitate this transition, it is considered to comply with Policies 1 and 2 of NPF4. Policy 11 of NPF4 goes on to state that development proposals for all forms of renewable, low-carbon and zero emissions technologies will be supported. These include energy storage such as batteries. The net economic impact of the development including local employment and opportunities within the supply chain has been outlined above. There is no detrimental impact on international or national designations as set out in the supporting ecological appraisal. In terms of potential impact on neighbouring residential properties at Babcock Crescent and Methuen Road, the Environmental Protection Team have approved the accompanying Noise Impact Assessment. It is therefore considered that the development will not have a significant detrimental impact on residential amenity with respect to noise. There are no air quality issues associated with the operation of the development. With respect to visual impact, the development will be partly screened from residential properties and Houston's Bottling Plant. The development also incorporates landscaping along the north eastern, south eastern, and south western boundaries which will contribute to screening the site over time as the landscaping matures. It is noted that the development will be most visible to the properties on Methuen Drive as these properties are on ground which is elevated above the level of the site. On balance it is however not considered that the nature of the development is significantly out of keeping with the character and appearance of Barnwell Street which is an established industrial and commercial location. There are not considered to be significant landscape or visual impacts associated with the development. It is noted that the representations which have been received raise concern over potential impact on residential amenity arising from health and safety matters such as fire risk in addition to contamination and pollution. Concerns raised in relation to fire risk are not sufficient reason to justify refusal of a planning application, and there are no laws that specifically govern the fire safety of BESS. Individual batteries may have to adhere to product safety regulations however control over this would fall outwith the remit of the planning system. In this instance, the applicant has provided a response to the concerns around fire risk, noting that the batteries undergo testing at the manufacturing stage and incorporate layers of fire check resilience. This includes a fire suppression system, continuous monitoring of the batteries, and appropriate spacing. The applicant has also agreed to the submission of a Fire Safety Management Plan via an appropriately worded planning condition should planning consent be granted. On this basis, it is considered that the applicant could suitably address fire risk. In view of the above, it is considered that the development complies with Policy 23 of NPF4 which seeks to protect people and places from environmental harm. With respect to pollution risk, SEPA have advised that the development falls below the energy generation consultation trigger within which they would provide specific advice on the planning application. Attention is drawn to SEPA’s standing advice on the regulatory requirements and regulatory guidelines which could apply to the operation of the
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development. This includes matters such as pollution prevention. It is the developer’s responsibility to ensure the development operates in compliance with the relevant requirements and guidelines. For the purposes of the planning application a pollution prevention plan could be incorporated into a condition relating to the management of the construction phase should planning consent be granted. There is no impact on public access, walking or cycling routes. There have been no objections from NATS or Glasgow Airport Safeguarding with respect to aviation interests. It is noted that Glasgow Airport Safeguarding have approved the landscaping and soft water strategies, and have requested a Bird Hazard Management Plan which can be submitted via condition should planning consent be granted. It is not anticipated that there will be any detrimental impact on telecommunications or broadcasting installations. The Roads Development Officer has offered no objections to the development with respect to potential impact on road traffic. An appropriately worded planning condition could be used to ensure construction and operational traffic access the site via the new bridge crossing (and not via Wright Street) in accordance with the Transport Statement. It is noted that the development will not generate significant trips during the operational phase. However, notwithstanding this the applicant has agreed to upgrade the frontage of the site to deliver a gap in cycle infrastructure along Barnwell Street / Wright Street. Further details of the upgrade works could be requested via an appropriately worded planning condition, as could matters in relation to the visibility splay at the site access and connecting the site access with the pedestrian network. The request to form a 3m wide active travel route through the site to connect Barnwell Street with the Paisley-Renfrew core path is not considered to be reasonable as the completion of this connection relies on third party land, and a connection between Wright Street and the core path is being delivered as part of the development on Babcock Drive. In view of the above it is considered that the development complies with Policies 13 of NPF4 and I1 of the LDP. There are no impacts on any historic environment assets. The application site is not at risk from coastal or river flooding. The applicant has presented an acceptable outline strategy with respect to the sustainable management of surface water. A detailed strategy can be submitted via condition. There is not considered to be a significant pollution risk associated with the development as noted above. It is considered that the development complies with Policies 22 of NPF4 and I3 of the LDP with respect to flooding and drainage and Policy ENV4 of the LDP regarding the water environment. The ecological status of the site is outlined within the Ecological Appraisal. Whilst the site is brownfield it has been naturalised, and is considered to constitute an open mosaic habitat on previously developed land which has high conservation value as a UKBAP Priority Habitat. While this classification should not prevent regeneration of the brownfield site in principle, the biodiversity value of the site should still be considered in accordance with Policies 3 and 9 of NPF4. In this instance, the Ecology Appraisal makes recommendations as to how biodiversity gain can be delivered at the site. This includes the grass, hedgerow and tree planting and the surface water strategy as set out in the landscape scheme. It is considered that the appraisal
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sets out a suitable approach, however a specific Biodiversity Enhancement Plan is required to quantify the biodiversity gain. This could be submitted via an appropriately worded planning condition. The Ecology Appraisal does not anticipate any significant impact on protected species, however pre-development checks are recommended with respect to vertebrates, botanicals, bats, nesting birds. An appropriately worded planning condition could be used to ensure these checks are undertaken. The development will not result in the loss of any trees or areas of woodland. As noted above the landscape strategy includes two areas of tree planting at the north east frontage and south west corner of the site. In view of the above I am satisfied the development complies with Policies 3 and 9 of NPF4 and ENV2 of the LDP. In terms of decommissioning, a strategy could be sought via condition. This would require the need for a bond to ensure sufficient funds are available and that the Council could call upon these funds if required. The overall contribution to greenhouse gas emission reduction and renewable energy generation associated with the development is acknowledged, and there are no significant detrimental impacts with respect to the environment, residential amenity, or landscape. The development is therefore considered to comply with Policy 11 of NPF4. Policy I4 of the LDP and the associated new development supplementary guidance states that renewable and low carbon energy developments will be supported in principle where they are appropriate in terms of the location, sitting and design having regard to cumulative effects. Matters relating to the local environment, landscape character, built and natural heritage, water environment, amenity of neighbouring properties, visual amenity, transport infrastructure and the safe and efficient use of Glasgow airport have been addressed above. Regarding cumulative effects, it is noted that a screening opinion has been submitted for a BESS at the waste water treatment works to the south east of the site however an application has not been received. There are no concerns at this time over cumulative impact in this regard. The development will not have a detrimental impact on outdoor sport or recreation interest. Policy I4 of the LDP requires all major development planning applications to consider the feasibility of connecting to a heat network. The nature of the proposed development means it stores excess energy and releases this to the grid at times of need, resulting in a more secure and stable network of energy within the grid. As it does not generate electricity and simply stores then releases it, it is not possible to connect to a heat network. The efficiency of the batteries being proposed also results in less heat being generated, in turn, resulting in less power being lost, greater efficiency and increased safety. The site selection process has been driven by the potential for a grid connection at Braehead Park Substation. The applicant therefore sought approx. 5 acres of brownfield land within a commercially viable radius. Several sites were identified and after considering the constraints the land at Barnwell Street was selected as the best option. The reasons for this included the brownfield location within an industrial area, background noise, and no
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flooding, ecological or natural/built heritage constraints. The planning statement advises that the opportunity to develop on a brownfield site is rare. In view of the above it is considered that the development complies with Policy I4 of the LDP. Policy 14 of NPF4 seeks to encourage, promote, and facilitate well designed development that makes successful places. The development will re-use a vacant brownfield site. The incorporation of a scheme of landscaping, which includes a 28m deep landscape buffer between the edge of the footway on Barnwell Street / Wright Street and the site boundary fence, will ensure the site is suitably screened. The submission specifies an indicative finishing colour for the various elements of the development. This includes green for the buildings, and white for the battery units. The colour of the boundary fence has not been specified. The finishing colour for all components of the development including the boundary treatment could be submitted via condition. It is considered that the overall appearance of the site is likely to be commensurate with the industrial character at the western end of Barnwell Street, and that the visual impact will be softened over time as the boundary landscaping matures. On this basis it is considered that the development complies with Policy 14 of NPF4. In terms of the representations received, the points raised are addressed as follows: Safety and fire risk from thermal runaway. These uses are generally located on the periphery of populated areas. Matters relating to safety and fire risk have been addressed in the foregoing assessment. Proposal is in an industrial area but creates no permanent jobs. It is not therefore consistent with Policy E1. Matters relating to compliance with Policy E1 have been addressed in the foregoing assessment. Site is in the flood plain. SEPA have confirmed that the site is not within the fluvial and coastal flood risk area. Matters relating to surface water flooding are a matter for the Council to consider. An acceptable outline strategy for the sustainable drainage of surface water has been included. Proposal may prevent expansion of neighbouring premises including storage of high value flammable stock. Houston's bottling plant advise they have plans to expand which would place them under COMAH regulations, and the proposal may prevent this. They also advise that existing stock may have to be removed. Ultimately an intention to expand cannot be afforded significant weight as the expansion may not take place. Additionally, there is no definitive indication that the presence of a BESS would ultimately prevent the neighbouring property from expanding. The representation refers to expanding to the point where a COMAH designation is applicable however it is possible that the residential properties to the south east could also be a prohibiting factor to an expansion of this nature. The SEIL should be promoted for similar uses which are compatible with existing uses. The proposal could have a detrimental impact on the function of the SEIL and would remove an opportunity site. Noted. The proposed development is considered to be contrary to the development plan. It would result in the loss of a site which is safeguarded for business and industry and employment generating uses while failing to deliver new jobs as intended by the City Deal investment. This would not be in line with the identified role and function of the SEIL.
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The proposed grid connection is 3km away from the site. Grid connection is ultimately a matter for the developer to consider and should not be an impediment to the grant of planning permission. An EIA is required. The requirement for an EIA has been screened out via application 24/0162/EA. The public consultation process was not satisfactory with minimal publicity and communication. The public consultation process was undertaken in accordance with the requirements of the relevant legislation. Impact on residential amenity and proximity to residential properties. Potential impact on residential amenity has been addressed in the foregoing assessment. Noise and EMF buzzing. The Environmental Protection Team have approved the Noise Impact Assessment, and on this basis it has been demonstrated that the development will not have a detrimental impact on the amenity of residential properties with regards to noise. Are there other examples of BESS sites near residential areas. Each application must be assessed on its own merits. Chemical composition of the batteries and potential contamination of land and water if they were to fail. Matters relating to pollution and potential contamination have been addressed in the foregoing assessment. Impact on local wildlife. Matters relating to ecology and protected species have been addressed in the foregoing assessment. Impact on road network. The impact of the development on the road network has been addressed in the foregoing assessment. It is noted again that the proposed access to the site for construction and operational vehicles follows the new crossing over the White Cart Water and on this basis, vehicles should not be trying to access the site via Wright Street. Timeline for construction. The supporting information sets out an indicative 8 month construction phase. Should planning permission be granted the developer would have up to three years to commence the development. Management of construction vehicles and how will they access the site. It is noted again that the proposed access to the site for construction and operational vehicles follows the new crossing over the White Cart Water and on this basis, vehicles should not be trying to access the site via Wright Street. During baseline testing for the noise assessment was construction noise from Westway omitted. The scope, methodology and conclusions within the Noise Impact Assessment have been approved by the Environmental Protection Team Section 75 Obligations
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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. Conclusion The development is not considered to comply in principle with Policies 26 of NPF4 and E1 and E2 of the LDP. It is not a development that falls within classes 4, 5 or 6, an airport related use, ancillary service provision, or some other employment generating use with respect to jobs being created directly at the site during the operational phase. The supporting information submitted with the application does not demonstrate that the proposal is an employment generating use with respect to the aspirations for the AMIDS SEIL. The AMIDS SEIL is identified as a key location to support innovation in manufacturing across Scotland. The application site was included as part of the AMIDS SEIL in the LDP to maximise the benefits associated with the City Deal infrastructure investment which sought to stimulate economic investment and make a significant contribution to the Renfrewshire economy and sustainable and inclusive economic growth including increased employment in line with Policy E2. The proposal although making a contribution to delivering a low carbon and net zero economic recovery would not be in accordance with the LDP in that it would result in the loss of a site which is safeguarded for business and industry and employment generating uses while failing to deliver new jobs as intended by the City Deal investment and it would not be in line with the identified role and function of the SEIL. In the above assessment it is recognised there is support for the development in respect to Policies 1, 2 and 11 of NPF4 and I4 of the LDP. Compliance with Policy 1 of NPF4 in terms of tackling the climate crisis is noted in particular. However, while the development complies with policy 11 of NPF4 the overall contribution to renewable energy generation targets and on greenhouse gas emission reduction targets must be taken into consideration. The proposed BESS would have a 49.9MW generating capacity which is not of the same scale and contribution as other BESS sites (both approved and proposed) within the Council area (namely 21/0034/PP and 24/0052/EB both at Gleniffer Road). On balance and taking the above assessment into consideration it is considered that greater weight should be afforded to Policies E1 and E2 of the LDP and 26 of NPF4 with respect to appropriate uses for the site. The proposal is contrary to these policies and that of the site's designated purpose within the local development plan. While compliance with Policies 1, 2 and 11 of NPF4 and I4 of the LDP is noted this is not considered to outweigh the provisions of Pe2olicies E1 and E2 of the LDP and 26 of NPF4. It is therefore recommended that the application is refused for the reasons outlined below. Recommendation Refuse Reason(s) for Recommendation 1. The proposal does not fall within Class 4 Business, Class 5 General Industrial or Class 6 Storage and Distribution, is not an airport related use or ancillary service provision, and is not an employment generating use. It is therefore contrary to Policy 26 of National Planning Framework 4, Policy E1 of the adopted Renfrewshire Local Development Plan, and the associated New Development Supplementary Guidance on Delivering the Economic Strategy which seek to identify and promote Class 4 Business, Class 5 General Industrial and Class 6 Storage and Distribution development, airport related use or ancillary service
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provision, and other employment generating uses within Renfrewshire's Economic Investment Locations. 2. The proposal would not result in anticipated economic benefits associated with the delivery of Renfrewshire's City Deal infrastructure projects (as set out in Figure 4 of the Renfrewshire Local Development Plan) from being fully realised as it will not generate increased employment at a designated development opportunity site located within the City Deal Investment Framework. It is therefore contrary to Policy E2 of the adopted Renfrewshire Local Development Plan and the associated New Development Supplementary Guidance on Delivering the Economic Strategy. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title 13015-0002-03 Site Location Plan 13015-0003-03 Existing Site Plan 13015-0005-02 Indicative Site Sections Plan 13015-0006-01 Indicative Proposed Site Elevations 13015-0007-01 Indicative DNO Substation Plans and Elevations 13015-0008-02 Indicative Client Control Building Plan and Elevations 13015-0009-01 Indicative CATL Battery Plan and Elevations 13015-0010-01 Indicative MV TX Plan and Elevations 13015-0011-01 Indicative PCS Plan and Elevations 13015-0012-01 Indicative Auxiliary TX Plan and Elevations 13015-0013-01 Indicative Lighting Column Plan and Elevations 13015-0015-02 Indicative Proposed Site Plan with Landscape Shown 13015-RPS-XX-EX-RP-L-9005 Landscape Management Plan 13015-RPS-XX-EX-DR-L-9001 02 Soft Landscape Proposals: Strategy 13015-RPS-XX-EX-DR-L-9002 02 Soft Landscape: Detailed Proposals 01/03 13015-RPS-XX-EX-DR-L-9003 02 Soft Landscape: Detailed Proposals 02/03 13015-RPS-XX-EX-DR-L-9004 02 Soft Landscape: Detailed Proposals 03/03 04028 001 P3P Renfrew BESS Noise Impact Assessment ECO03308 3 Preliminary Ecological Appraisal PLN-NPI-NP13015-TRP 01c Renfrew BESS Transport Statement and Construction Traffic Management Measures NP13015 Planning, Design and Access Statement NP13015 1 Pre-Application Consultation Report HLEF04029 2 Flood Risk Assessment and Conceptual Surface Water Drainage Strategy For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk.