24-0078-PP - Well Street - FINAL
Renfrewshire Council · 5 November 2024
Back to Planning and Climate Change Policy Board — 5 November 2024 and its agenda
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 5 November 2024 Reference No 24/0078/PP Application Type Planning Permission in Principle Proposal Erection of residential development (in principle) including demolition. Location Site at the Junction of Well Street, Clavering St East, and Underwood Lane, Paisley Ward 4 - Paisley Northwest Community Council Paisley West and Central Community Council Applicant Sanctuary Scotland 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=S863LTMWMWK00 This report fulfils the requirements of regulation 16, Schedule 2, paragraphs 3(c) and 4 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, the application relates to a major development as defined within the Town and Country Planning (Hierarchy of Development) (Scotland) Regulations 2009. Proposal This application seeks planning permission for the erection of residential development (in principle) at the junction of Well Street, Clavering St, East and Underwood Lane Paisley. A Design and Access Statement has been submitted with the application which includes an indicative layout outlining the potential development. The site comprises an area of approx. 2ha brownfield land which has existing flatted dwellings and also previously had a variety of uses including residential and educational use. The proposed development would facilitate Phase 2 of a Master Plan approach to regenerate the area. A masterplan was produced in 2017, which led to Phase 1 for housing to be developed on Sutherland St which is currently in construction. 161 flatted properties would be demolished to accommodate the proposal. Indicative numbers for the proposed development would be 120 flats which would range from 2 ½, 4 and 5 storeys high typically with the higher storey flats along the road frontages at Well Street and Clavering St East. The lower storey blocks would be located more centrally in the development and would be accessed by vehicles from West Brae with pedestrian links to West Brae, Oakshaw Brae, Well Street and Underwood Lane. The indicative plans also illustrate the formation of new public space at the junction of Well Street and Underwood Lane. Green amenity space would also be provided within the development including private, semi-private and public amenity space. Site Description The application site is located at the junction of Well Street, Clavering St. East and Underwood Lane. Well Street is characterised by flatted dwellings some with commercial units below. There is currently significant levels of vacancy within the flats and retail units within this area. Underwood Lane is characterised by 90s style brick flats which are smaller in scale and range between two and three storeys in height. The lower storey blocks that would be located more centrally within the development would be within the Oakshaw area of Paisley Town Centre
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Conservation Area which is characterised by sandstone properties with slated roofs. The site itself is steep in topography which allows views up to the John Neilson Institute at the highest point. Currently on the site, are retaining walls and levelled platforms where historic development has taken place and since been removed. 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: ▪ Vehicular access and connections throughout the site (permeability) ▪ Urban and public realm ▪ Amenity provision ▪ Key building lines Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: None. Site History The planning history for the site is as follows: Application No: 23/0360/PN Description: Demolition of existing flatted blocks and construction of residential blocks and all associated site works Decision: Accepted Application No: 23/0366/EA Description: Request for screening opinion as to the requirement for an Environmental Impact Assessment relating to demolition of existing flatted blocks and construction of residential development and all associated site works Decision: EIA not required Application No: 10/0825/PP Description: Change of use of vacant land to form car wash & valet service (in retrospect) Decision: Refused Consultations S.E.P.A - No response. Appropriate conditions can be imposed to control drainage. The Coal Authority - No objections subject to conditions. Chief Executive's Service (Roads Development) - No objections subject to conditions Children's Services - A developer contribution is sought in respect of education provision at St. Andrews Academy. Environment, Housing & Infrastructure (Env. Protection) - No objections subject to conditions. Scottish Water - No objections
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NATS - No objections Glasgow Airport Safeguarding – No objections subject to conditions Community Council – No response Representations The application has been publicised in line with the requirements of the relevant legislation. One representation of support was received where comments were made in respect of enhanced connectivity, regeneration of the area and a proactive approach to community development. 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 6 - Forestry, woodland and trees Policy 7 - Historic assets and places Policy 9 - Brownfield, vacant and derelict land and empty buildings Policy 13 - Sustainable transport Policy 14 - Design, quality and place Policy 15 - Local Living and 20 minute neighbourhoods Policy 16 - Quality homes Policy 22 – Flood Risk and Water Management Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Policy P1 - Renfrewshire's Places Policy P2 - Housing Land Supply Policy P3 - Housing Mix and Affordable Housing Policy ENV2 - Natural Heritage Policy ENV3 - Built and Cultural Heritage Policy I1 - Connecting Places Policy I3 - Flooding and Drainage Policy I7 - Zero and Low Carbon Buildings Policy I8 – Developer Contributions Full details relating to the policies of the LDP can be found online. Supplementary Guidance Delivering the Environment Strategy – Built and Cultural Heritage Delivering the Infrastructure Strategy Delivering the Places Strategy
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Material Considerations Renfrewshire Council's Residential Design Guide Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) 2019 and associated "Managing Change in the Historic Environment" guidance notes. Paisley West End Area Development Framework Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: Design and Access Statement - Provides details of the site location, description, wider site appraisal, history of site, consultation process and NPF4 and Ecological Assessment. Archaeological Desk-based Assessment - Contains details of the archaeological desk based assessment of the site and includes details of previous archaeological investigations and methodologies for the assessment. Preliminary Ecological Appraisal, Preliminary Roost Assessment and Bat Activity Surveys - Contains details of the survey methodologies and survey results together with recommendations. Tree Survey Report including Tree Constraints Plans - Contains a survey of existing trees within the site. Consultation (PAC) Report - Contains details of the public consultation events together with comments received. Drainage Strategy - Contains details of existing peak flow rate and surface water discharge for the site including details of proposed surface water attenuation. Roads Strategy - Contains details of the proposed parking arrangement for the development and proposed accesses. Report on Site Investigations - Contains details of general recommendations and verification of remedial measures. 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 National Planning Framework 4 (NPF4) provides the long-term national spatial strategy for planning in Scotland. It sets out the Scottish Government's current view on delivering sustainable, liveable, and productive places through the application of spatial principles. As part of the site is located within the Paisley Town Centre Conservation Area, the primary test to be applied is the statutory duty set out in the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 and specifically whether the proposals preserve or enhance the character or appearance of the conservation area.
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Regarding development plan policies, NPF4 Policy 7 seeks to protect and enhance historic environment assets and places, and to enable positive change and both Policy 7 of NPF 4 and Policy ENV 3 of the Renfrewshire Local Development Plan and associated Supplementary Guidance consider that proposals will only be supported where the character and appearance of the conservation area and its setting is preserved or enhanced. In this instance it is considered that the principle of erecting residential development, of appropriate scale, design and massing in this location, could be achieved without impacting negatively on the character, setting or appearance of the conservation area. Indicative drawings have been submitted to show that development of a similar scale and massing could be erected along key frontages to create active frontages with areas of amenity space. The Design and Access Statement also makes reference to listed buildings and the importance of Oakshaw to the Paisley Town Centre skyline. The indicative layout shows that block heights would not disturb the views towards Oakshaw and the John Neilson Institute. Routes through the site would also help to encourage pedestrian footfall towards Oakshaw Brae and Oakshaw Street to reinforce the historical importance of the back lanes and to help create permeability. The proposal is therefore considered to comply, in principle, with NPF4 Policy 7, LDP Policy ENV 3 and the associated SG on conservation areas. The application is for Planning Permission in Principle and the full details of design would be considered under any applications that come forward for Matters Specified in Condition (MSC). The application site is covered by Policies P1 and P2 of the Adopted Renfrewshire Local Development Plan (2021). In accordance with the Local Development Plan, housing would be an appropriate use which would contribute towards meeting Renfrewshire's Housing Need and Demand. Policy P3 of the Proposed Renfrewshire Local Development Plan is also applicable to the assessment of the proposals, as it seeks to ensure that on residential sites, a mix of housing types are encouraged to meet current and future housing needs and support sustainable mixed communities in Renfrewshire. The dwellings would be owned and managed by the applicant, Sanctuary Homes, who are registered social landlords. It is however, considered that an appropriate condition could also be imposed in this regard. With regards to Policy I8, although Children’s Services are seeking a developer contribution due to the cumulative impact of the development on school capacity, the development would see the demolition of 161 flatted properties. The indicative development includes the erection of 120 flatted dwellings, which represent replacement dwellings, and as such, it is not considered that this would result in increased demand for school places within the catchment in question. In this regard it is considered that a developer contribution in respect of education provision is not required. The development of the site for residential use would comply with the development plan in principle. However detailed consideration of the proposed development against the provisions of the New Development Supplementary Guidance and the Residential Design Guide is required. These documents set out a range of considerations that form the basis of good places design. Each consideration will be assessed in turn. Context and Character With regard to the context and character of the development, the land use is appropriate for the location which is characterised by residential land uses. Due to the nature of existing development at this location, adequate services are in place to serve the proposals.
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As discussed above, the indicative drawings together with the Design and Access Statement demonstrate that residential development, of appropriate scale, design and massing in this location, could be achieved without impacting negatively on the character, setting or appearance of the conservation area. Access & Connectivity Policy 15 advocates local living to encourage connected and compact neighbourhoods where people can meet most daily needs within a reasonable distance of their home. Policies 13 and I1 advocate good accessibility and connectivity to walking, cycling and public transport. The indicative layout illustrates permeability and connectivity. Full details of this would be considered as part of the Matters Specified in Conditions application. Notwithstanding this, the site is located within Paisley West End and is within close proximity to Paisley Town Centre which is well serviced by local transport and infrastructure connections. Layout and Built Form As discussed above, the application is in principle and the siting, design and materials would be considered as part the Matters Specified in Conditions application. Notwithstanding this, it is considered that the indicative layout together with the information provided in the Design and Access Statement, satisfactorily demonstrates that a residential development could be accommodated within the site of an appropriate mass, scale, amenity space, permeability, connectivity whilst taking into account the key elements and enhancing the historical character of the conservation area. Environment and Community Policy 6, Policy ENV2 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 the proposed layout. Policy 3 also seeks to enhance biodiversity. There are no designated sites within, adjacent or with ecological connectivity to the site. Notwithstanding this, open space proposals for the site can be tailored to enhance connectivity to corridors of wildlife movement and habitats. Full details of this can be considered in the Matters Specified in Conditions application to ensure that the development together with proposed landscaping would ensure that appropriate measures would be put in place in relation to biodiversity. The submission of drainage details would also be subject to a condition considered as part of any Matters Specified in Condition application in accordance with Policies 22 and I3. Buildings and Design As discussed above, it is considered that the proposed residential development would be in an appropriate location and any detailed design can be considered as part of the Matters Specified in Conditions application in accordance with Policies 14 and 16. Policies 1, 2 and I7 consider that development proposals which deliver increased energy efficiency and the recovery of energy that would otherwise be lost will be supported. These requirements are attained through detailed design and build and would be addressed by the applicant through an energy and sustainability statement and considered through any Matters Specified in Condition application. It is considered that the proposal would be a key element of the regeneration of the West End of Paisley in line with the Paisley West End Area Development Framework and would significantly improve the vitality and viability of the surrounding area, including the Town Centre whilst also enhancing and protecting the built heritage of the surrounding area. The development would provide complimentary uses and the Masterplan has been developed with a Placemaking approach.
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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. 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/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. Prior to the commencement of development on site, a further application(s) for the approval of any of the matters specified in this condition must be submitted to and approved by Renfrewshire Council as Planning Authority, in accordance with the timescales and other limitations in section 59 of the Town and Country Planning (Scotland) Act 1997 (as amended). These matters are as follows: a) the layout of the site, including all roads, access points, footways, bin storage areas, lighting, parking areas and open spaces; b) the siting, design and external appearance of all building(s) and any other structures, including plans and elevations showing their dimensions and type and colour of external materials; c) detailed cross-sections of existing and proposed ground levels, details of underbuilding and finished floor levels in relation to a fixed datum, preferably ordnance datum. d) the design and location of all boundary treatments including walls and fences; e) the landscaping proposals for the site, including details of existing trees and other planting to be retained together with proposals for new planting specifying number, size and species of all trees and shrubs, including, where appropriate, the planting of fruit/apple trees; f) the means of drainage and sewage disposal. g) details of the phasing of development (covering all relevant aspects of development detailed in (a) above); h) energy statement i) waste disposal arrangements j) servicing arrangements Reason: To comply with section 59 of the Town and Country Planning (Scotland) Act 1997 as amended. 2. That notwithstanding the terms of condition 1 above, at the first application for the Approval of Matters Specified in Conditions, a detailed and comprehensive phasing plan shall be submitted for the development of the application site. The phasing plan
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shall detail what development will come forward when and where on the site, detailing, the safe movement of pedestrians, cyclists and vehicles; servicing arrangements; short term public cycle parking and parking strategy. Reason: To provide greater certainty in terms of the phasing of the redevelopment process. 3. That notwithstanding the terms of condition 1 above, at the first application for the Approval of Matters Specified in Conditions, a detailed landscaping scheme for the site shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The landscaping scheme shall detail any phasing for the overall site, the location, size and species of all tree planting, areas of turfing, seeding and earth moulding, areas of hard standing, and the location, size, and species of shrub planting. The landscaping scheme shall also include a timetable for the implementation of the landscape works, and a management plan for the ongoing maintenance of any common areas. The landscape scheme shall thereafter be implemented on site in accordance with the agreed timetable and maintained thereafter in accordance with the agreed management plan. Measures to protect the existing trees shall also be implemented on site for the duration that construction works are being undertaken. Reason: The approval is in principle only 4. That notwithstanding the terms of condition 1 above, at the first application for the Approval of Matters Specified in Conditions, a Bird Hazard Management Plan shall be submitted for the written approval of Renfrewshire Council as Planning Authority in consultation with Glasgow Airport. The submitted plan shall contain 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.' For the avoidance of doubt, the Bird Hazard Management Plan must ensure that flat/shallow pitched roofs are constructed to allow access to all areas by foot using permanent fixed access stairs ladders or similar. The owner/occupier must not allow gulls, to nest, roost or loaf on the building. Checks must be made weekly or sooner if bird activity dictates, during the breeding season. Outside of the breeding season, gull activity must be monitored and the roof checked regularly to ensure that gulls do not utilise the roof. Any gulls found nesting, roosting or loafing must be dispersed by the owner/occupier when detected. The owner/occupier must remove any nests or eggs found on the roof. The breeding season for gulls typically runs from March to June. The owner/occupier must obtain appropriate licences where applicable before the removal of nests and eggs. Thereafter, 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 shall take place unless submitted to and approved in writing by Renfrewshire Council as Planning Authority in consultation with Glasgow Airport. Reason: It is necessary to manage the development in order to minimise its attractiveness to birds which could endanger the safe movement of aircraft and the operation of Glasgow Airport.
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5. That notwithstanding the terms of condition 1 above, at the first application for the Approval of Matters Specified in Conditions, full details of a soft and water landscaping scheme which must comply with Advice Note 3 'Potential Bird Hazards from Amenity Landscaping & Building Design' shall be submitted for the written approval of Renfrewshire Council as Planning Authority. These details shall include: ▪ The species, number and spacing of trees and shrubs; ▪ Drainage details including SUDs which shall comply with Advice Note 6 'Potential Bird Hazards from Sustainable Urban Drainage Schemes (SUDs). No subsequent alterations to the approved landscaping or SUDS scheme shall take place unless submitted to and approved in writing by Renfrewshire Council as Planning Authority. Reason: To avoid endangering the safe movement of aircraft and the operation of Glasgow Airport through the attraction of birds and an increase in the bird hazard risk of the application site. 6. That notwithstanding the terms of condition 1 above, at the first application for Approval of Matters Specified in Conditions, it shall include a comprehensive transitionary land use plan, including detailed timescales, showing precisely what will be happening on all areas of the site during the various stages of the redevelopment process. This will include details of: the demolition process, the various construction phases and the extent and location of the construction compounds required to deliver development on all parts of the site. This plan will also set out the arrangements for the provision of temporary uses on the site as well as details of hard and soft landscaping (including boundary treatment). For the avoidance of doubt, appropriate hard and soft landscaping measures shall be implemented within transitionary areas unless it can be demonstrated that permanent development proposals are to be implemented within a reasonable timeframe. Reason: To safeguard the character and appearance of the area during the demolition and construction process. 7. That notwithstanding the terms of condition 1 above, at the first application for the Approval of Matters Specified in Conditions, a maintenance schedule for areas of open space, roads, footpaths and landscaping shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. For the avoidance of doubt, the schedule shall include areas for adoption by Renfrewshire Council or details of the proposed factor or management agency including management responsibilities and maintenance schedules. Reason: To clarify the terms of maintenance and adoption. 8. That notwithstanding the terms of condition 1 above, at the first application for the Approval of Matters Specified in Conditions, a Travel Plan shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. For the avoidance of doubt, the Travel Plan shall address any parking requirement shortfall and identify measures and initiatives to be implemented in order to encourage modes of travel to and from the development other than by single occupancy private car trips. Reason: To encourage sustainable means of travel. 9. That any further applications required by the terms of condition 1 above, shall include a Drainage Impact Assessment which shall be submitted for the written approval of Renfrewshire Council as Planning Authority.
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Reason: The approval is in principle only. 10. That any application for the Approval of Matters Specified in Conditions required by the terms of Condition 1 shall include a Noise Assessment to determine the impact of road noise on the development, shall be submitted for the written approval of Renfrewshire Council as Planning Authority. The noise assessment shall be undertaken using appropriate methodology and taking cognizance of the quantitative and qualitative means of assessment, as described within the Scottish Government's Technical Advice Note: Assessment of Noise. Appropriate mitigation shall be included as part of the noise assessment to ensure that internal noise levels, with windows closed, do not exceed 40dB daytime and 30dB night-time, measured as LAeq, T. Notwithstanding this, where the LAmax level is predicted to exceed 60dB (external) during the night period at the facade of any property, the development proposals shall include appropriate mitigation. The applicant shall demonstrate that noise levels within any garden will not exceed 55dB(A), measured as LAeq, T. The quoted levels shall be achieved as described unless otherwise agreed in writing with Renfrewshire Council as Planning Authority. Reason: The approval is in principle only. 11. No development shall commence within the site until written approval of: a) a Site Investigation report (characterising the nature and extent of any soil, water and gas contamination within the relevant phase of the development); and, if remedial works are recommended therein, b) a Remediation Strategy and Implementation Plan identifying the proposed methods for implementing all remedial recommendations contained with the site investigation report and including (where relevant) a materials management plan and a phasing plan showing how the site is to be subdivided for the purposes of remedial implementation and/or verification reporting prepared in accordance with current authoritative technical guidance, has been provided by Renfrewshire Council as Planning Authority. Reason: To ensure that the ground is suitable for the proposed development. 12. That no residential unit within an identified phase of the development shall be occupied until written approval of: a) Verification Report confirming completion of the works specified within the approved Remediation Strategy for that phase of development; or b) if remediation works are not required but soils are to be imported to site, a Verification Report confirming imported soils are suitable for use on the site shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. Reason: To ensure that the ground is suitable for the proposed development. 13. That pedestrian/cycle links and cycle parking shall be provided in accordance with the National Roads Development Guide. Response: To encourage sustainable means of travel. 14. That vertical and horizontal alignment including sightlines shall be provided in accordance with the National Roads Development Guide.
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Response: In the interests of traffic safety. 15. That prior to the commencement of works, a Construction Environment Management Plan (CEMP) shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. Reason: To ensure measures to manage and mitigate any adverse environmental effects of construction are considered in advance and secured, including effects on amenity, soil, water, air quality, and upon flora and fauna. 16. That any further applications required by the terms of Condition 1 above, shall include a detailed Flood Risk Assessment which shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Reason: In order to ensure the development is protected against flooding in an acceptable manner. 17. That prior to the commencement of development, confirmation shall be submitted in writing to Renfrewshire Council as Planning Authority and certified by a suitable qualified person that a scheme to treat the surface water arising from the site has been prepared in accordance with the principles and practices contained in "The SuDS Manual" (CIRIA report C753, published in November 2015). Thereafter, the certified scheme shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interests of securing a suitable SuDs scheme for the treatment of surface water runoff. 18. That any further applications required by the terms of Condition 1 above, shall include a skyline study for any new buildings that would exceed the height of adjacent existing buildings. For the avoidance of doubt, this shall include visuals which would demonstrate the impact these new buildings would have on the existing skyline in the form of 'wideframe' views that illustrate the impact from agreed viewpoints. Reason: In order to safeguard the character and appearance of the skyline of the conservation area. 19. That any detailed submission required by the terms of Condition 1 above, shall include an Energy and Sustainability Statement which shall be submitted in support of the application and shall demonstrate that the development proposed would deliver increased energy efficiency and the recovery of energy that would otherwise be lost. For the avoidance of doubt, the Energy and Sustainability Statement shall assess the feasibility of the implementation of district heating scheme to service the development. Reason: In the interests of energy efficiency, heat recovery and efficient energy supply and storage. 20. That prior to the commencement of development, the applicant shall submit a scheme which details the delivery of the affordable housing in question for the entire site in compliance with Policy P3 of the Local Development Plan and the associated New Development Supplementary Guidance. Reason: To ensure the delivery of affordable housing and an appropriate mix on the site.
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21. That prior to the commencement of development (excluding demolition of existing structures and site clearance); a) A scheme of intrusive investigations has been carried out on site establish the risks posed to the development by past shallow coal mining activity; and b) Any remediation works and/or mitigation measures to address land instability arising from coal mining legacy, as may be necessary, have been implemented on site in full in order to ensure that the site is made safe and stable for the development proposed. The intrusive site investigations and remedial works shall be carried out in accordance with authoritative UK guidance. Reason: To ensure that and land instability arising from coal mining legacy has been addressed. 22. That prior to the occupation of the development, or it being taken into beneficial use, a signed statement or declaration prepared by a suitably competent person confirming that the site is, or has been made, safe and stable for the approved development shall be submitted to the Local Planning Authority for approval in writing. This document shall confirm the methods and findings of the intrusive site investigations and the completion of any remedial works and/or mitigation necessary to address the risks posed by past coal mining activity. Reason: To ensure that the site is or has been made safe and stable for the development. Advisory Note(s) 1. None Schedule of Plans Determined Drawing Number Revision Drawing/Document Title Stamped Drawing 1441-ABC-XX-XX-DR-A- PAN Location Plan A Paisley West End Regeneration Design and Access Statement 30.11.2023 Paisley West End Regeneration Archaeological Desk Assessment Project 6364 West End Paisley – Roads Strategy Paisley West End Regeneration PPIP Consultation PAC Report 14.09.2023 Tree Survey Report inc. Tree Constraints Plans November 2023 West End Paisley – Drainage Strategy
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Preliminary Ecological Appraisal, Preliminary Roost Assessment and Bat Activity Surveys 13 October 2022 West Brae, Paisley Report on Site Investigations April 2020 For further information please contact Fiona Knighton, Development Standards Team, Email: fiona.knighton@renfrewshire.gov.uk.