24-0494-PP - Montgomery Road - Gallowhill - 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 24/0494/PP Application Type Planning Permission Proposal Erection of 49 dwellinghouses and 16 flats with associated works including landscaping and drainage. Location Site on southern boundary of M8 at Montgomery Avenue and Montgomery Road, Paisley Ward 2 - Renfrew South And Gallowhill Community Council Gallowhill Community Council is not currently active Applicant McTaggart Construction 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=documents&keyVal=SH0JLCMWIY500 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 a residential development of 65 units comprising 49 dwellinghouses and 16 flats. The proposed development is arranged around an L shaped road layout, with the single point of vehicular access from Montgomery Road to the south. The proposed dwellinghouses comprise a mix of two storey semi detached and terraced units, and single storey detached and semi detached units which are wheelchair accessible. The proposed flats are two storey four in a block units. Finishing materials comprise of facing brick to the walls, with concrete tiles to the roof. Six properties are orientated to front Montgomery Road to the west of the vehicular access. There are proposed areas of open space in the south east corner and along the western boundary of the development. The open space area in the south east makes provision for six areas where play equipment could be located. This are also includes a SUDS basin. Some of the residential plots which bound the open space have their gable elevations orientated to overlook the space. The two areas of open space are linked via a pedestrian and vehicle route which also serves four of the flatted blocks. This network also includes a pedestrian link into Glencairn Court which bounds the site to the west. There is also a pedestrian link to Arkleston Road which bounds the site to the east, and into the car park at Montgomery Avenue to the south east. Site Description The application site extends to approx. 3.15 hectares of relatively flat grassland located on the north eastern edge of Gallowhill. The site is bound by the M8 to the north, with a narrow woodland strip between the site and the edge of the motorway. Glencairn Court, which comprises two high rise flats, bounds the site to the west. The south west boundary fronts Montgomery Road. To the south east the site is bound by a row of detached garages and an
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area of hard standing. Terraced properties on Montgomery Avenue are located beyond the hard standing area. There is an existing play area adjacent to the south east boundary of the site which includes approx. eight pieces of play equipment. The submission makes indicative provision for the play equipment to be relocated to the open space area along the western boundary of the site. Pre-Application Consultation with Officers The Scottish Government strongly encourages constructive pre-application discussions between prospective applicants and the planning authority. Pre-application discussions seek to identify key planning considerations at an early stage and help inform what supporting information is required to support a subsequent application. Pre-application discussions have taken place, focusing on the following matters: ▪ Vehicular and pedestrian connectivity. ▪ Orientation of properties to ensure passive surveillance of open space areas. ▪ Requirements to ensure existing play equipment is replaced to ensure there is no quantitative or qualitative loss of provision. ▪ The ecological value of the site, biodiversity gain and tree protection. ▪ Documents that would be necessary in the submission of the planning application. It is noted that amendments to the proposed development have been made in response to the pre-application discussions. Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: ▪ Additional links have been provided to the west to connect the site with Glencairn Court. ▪ An additional link has been provided to the southeast to connect the site with the car park at Montgomery Avenue. ▪ The properties along the northern side of the proposed layout have been reorientated and set back from the internal road to mitigate noise impact and provide outdoor amenity space to the front of the properties which is less impacted by noise from the M8 motorway. ▪ The footpath to Arkleston Road has been realigned to allow for a landscaped buffer to be positioned between the footpath and an acoustic barrier. Site History The planning history for the site is as follows: Application No: 24/0273/PN Description: Erection of new build residential development with associated roads, parking, landscaping, and services infrastructure. Decision: Accepted; Consultations Children's Services – A developer contribution is sought in relation to additional pupils generated in respect of Trinity High School which is at 92% capacity. Glasgow Airport Safeguarding – No objections. Advisory note required with regard to the use of cranes. NATS – No objection. Scottish Water – No objection.
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Environment, Housing & Infrastructure (Env. Protection) – No objections subject to conditions relating to noise mitigation and a site investigation with regard to potential land contamination. Transport Scotland – No objection subject to condition relating to fencing/barrier proposals along the trunk road boundary. Chief Executive's Service (Roads Development) – No objection subject to conditions relating to connectivity, footway width, revisions to the Transport Assessment, travel plan, cycle storage, provision of drop kerbs, swept path, bin collection and presentation space, parking availability, SUDS and sprinkler provision. Representations The application has been publicised 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 crisis Policy 2 - Climate mitigation and adaptation Policy 3 - Biodiversity Policy 6 - Forestry, woodland, and trees Policy 9 – Brownfield, vacant and derelict land, and empty buildings Policy 12 - Zero waste Policy 13 - Sustainable transport Policy 14 - Design, quality and place Policy 15 - Local Living and 20 minute neighbourhoods Policy 16 - Quality homes Policy 18 - Infrastructure first Policy 19 – Heating and cooling Policy 21 - Play, recreation, and sport Policy 22 - Flood risk and water management Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Policy P1 - Renfrewshire's Places Policy P2 – Housing Land Supply Policy P3 - Housing Mix and Affordable Housing Policy ENV2 - Natural Heritage Policy I1 - Connecting Places Policy I3 - Flooding and Drainage Policy I4 - Renewable and Low Carbon Energy Developments Policy I7 - Zero and Low Carbon Buildings Policy I8 - Developer Contributions
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Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance New Development Supplementary Guidance Delivering the Environment Strategy – Natural Heritage Delivering the Infrastructure Strategy – Connecting Places, Flooding and Drainage, Renewable and Low Carbon Energy, Zero and Low Carbon Buildings, and Developer Contributions Delivering the Places Strategy – Creating Places Material Considerations Renfrewshire Planning and Development Tree Policy Renfrewshire's Places Residential Design Guide Scottish Government Publications on Designing Streets and Designing Places Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: Preliminary Ecological Appraisal – Advises that no notable species or habitats were found within the survey area. The site has no bat roost potential, with no evidence of otters, badgers or water voles. It is recommended that site works associated with boundary features, scrub and trees that commence between March and September are accompanied by a pre-works survey for breeding birds. Whilst not an ecological constraint, best practice measures are also recommended to safeguard otters and badgers. Strategic Biodiversity Management Plan – It is noted that for a site with such low existing biodiversity value it is relatively easy to provide enhancements for a range of species as a result of habitat creation. This includes flowering lawns, the SUDS area, retained woodland and new tree planting, installation of bat boxes, installation of swift bricks, and hedgehog highways. Noise Impact Assessment – A 3m high acoustic barrier is proposed at the rear of the properties which bound the M8 motorway. This will result in improved outcomes however would not meet noise standards for rear garden amenity areas. The barrier is proposed as a compromise between noise impact and acceptable visual impact. A double-glazing specification is required to ensure acceptable noise levels within internal accommodation. Ventilation must be provided by means other than opening windows. Transport Statement – Concludes that the site is well accessed by all modes of travel and benefits from very good connections with the wider area. The existing transport network will support the proposed development, with no mitigation required. It is acknowledged that parking provision is below the recommended level set out within the National Roads Development Guide, and this reflects the likely lower levels of car ownership within the area identified through census analysis. Community Benefits Statement – Has been provided by McTaggart Construction, and primarily illustrates the commitment to creating job and training opportunities for young and local unemployed persons during the construction phase. There is also a commitment to creating opportunities and supporting the development of a local supply chain, and engaging and involving stakeholder and the wider community. Statement on Energy – States that a ‘fabric first’ approach to building design will be pursued. This involves reducing energy demand by maximising the performance of components and
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materials that make up the building fabric. Consideration is then given to reducing energy consumption through energy efficiency measures such as air source heat pumps, ground source heat pumps, and solar panels. Consideration has been given to connecting the site to an existing district heat network. It is noted that a district heating network is in operation at Montgomery Court approx. 350m to the south east. However the heat source is unknown, and the capacity of the network indicates it is sized specifically for those buildings rather than a wider area. It is not considered to be viable for the development to connect to this network. Design and Access Statement and PAC Report – Provides a summary of the existing site and its context. It is noted that the site has previously been occupied by residential development. A summary of relevant planning policies, and a response to the points raised in the pre-application response from the Planning Authority is also provided. Feedback from the two community consultation events is also provided. These events took place on the 28th May and the 27th June in Gallowhill Community Centre. Both events were designed as drop in sessions. An analysis of the development proposals is also included. This analysis covers the proposed site layout, pedestrian access, public transport and parking. The mix of houses being proposed is based on the current housing need and demand in the local area and the wider Renfrewshire area. The development is being undertaken as part of Renfrewshire Councils new build housing programme. The material strategy has been chosen to “create a cohesive and modern aesthetic that is both visually appealing and practical”. Finally, the statement includes a section on waste management proposals. Flood Risk Assessment – States that the site is not at risk from fluvial, coastal or ground water flooding. Part of the site is subject to surface water flooding and at risk from a failure in drainage infrastructure. The use of an appropriate SUDS and drainage design will effectively mitigate against the surface water flood risk. It is recommended that final floor levels be set at least 150mm above the final ground level. The SUDS arrangement should also ensure that the site will have a neutral impact on flood risk to site neighbours. SUDS Independent Cross Check – States that all surface water will be directed into a SUDS basin which would provide the attenuation and treatment volumes required for the site. Surface water would then be discharged to an existing Scottish Water combined sewer. However it is noted that discharge rates set are likely higher than the greenfield runoff rate, and confirmation should be sought from Scottish Water that they have provided technical approval for the connection to the combined sewer network. Environmental Screening Checklist - A request for a screening opinion determined that although the proposal would fall within Schedule 2 of the Town and Country Planning (Environmental Impact assessment) (Scotland) Regulations 2017, it is not likely that the proposed works would have a significant environmental impact which would require an Environmental Impact Assessment to be undertaken. 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)
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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 designated as a Housing Land Supply Site under policy P2 of the Local Development Plan (LDP). The proposed residential development would accord with policy P2, and would contribute towards meeting Renfrewshire's Housing Need and Demand. The application site is also covered by policy P1 of the LDP which states that within these areas there will be a general presumption in favour of a continuance of the built form. New development proposals within these areas should make a positive contribution to the place and be compatible and complementary to existing uses and character. The proposed development is considered to comply with policy P1 in principle as it will be compatible with surrounding land uses which are also predominantly residential. Policy P1 also states that all development proposals should: Avoid causing unacceptable impacts on the environment and/or biodiversity or a loss of amenity within the surrounding area and/or a significant adverse effect on neighbouring properties, in terms of use, scale, noise, disturbance and statutory air quality objectives, and; Ensure that the infrastructure, connections and services required to support the development are in place including: footpath connections; provision for waste storage, recycling and collection; lighting; access to public transport; open space provision and access to local services and amenities. To demonstrate compliance with Policy P1, the development must be assessed against the provisions of the New Development Supplementary Guidance, the Residential Design Guide, and the Scottish Government publications on Designing Places and Designing Streets. 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 The application site is located on the edge of Gallowhill which is an established residential area. Surrounding residential properties comprise a mix of three storey flats, two storey terraced units, and single storey bungalows which bound the site to the east and south. The exception to this mix is Glencairn Court to the west which comprises of two high rise blocks of flats. The proposed development comprises a mix of two storey semi detached and terraced units, and single storey detached and semi detached units which is reflective of the surrounding built form. Within the surrounding housing mix there is a prevalent use of roughcast, concrete roof tiles, and functional design in this regard. The proposed development utilises a multi buff/red brick, with a smooth lighter coloured brick employed around the window and door openings and in bandings at the bottom of the elevations. Roofs will be finished in concrete tiles. The use or brick will contrast with the existing materials context. However, notwithstanding this the development is of an acceptable visual appearance and while the use of brick will contrast with the roughcast it will not be of detriment to the character of the place. The application site is also characterised by the tree lined backdrop along the northern boundary of the site which acts as a buffer to the M8 motorway. Protection of these trees will
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be required via a condition to ensure they are retained in the interests of their positive contribution to the environment and amenity, and any trees that require to be removed are suitably compensated for with replacement planting. Access & Connectivity The proposed development includes three formal pedestrian access points. These are on the western boundary which will connect the development with Glencairn Court, the eastern boundary which will connect the development with Arkleston Road and the existing pedestrian network at Montgomery Avenue, and the southern boundary which will connect the development with the existing pedestrian network on Montgomery Road. The connection to Montgomery Road also functions as the sole point of vehicular access to the site. There are additional connections into Glencairn Court and to the car park area at Montgomery Avenue. I am satisfied that the development is suitably connected to the existing pedestrian and vehicle network in this regard. In terms of connections within the development, the L shaped road layout provides the primary movement route for vehicles and pedestrians. However, there is additional permeability for pedestrians through the provision of a footway network which provide access to the areas of open space along the western and south eastern boundaries. The Residential Design Guide seeks to promote walkable neighbourhoods. Amenities that are within a walking distance of 5-10 minutes of the site include Gallowhill Primary School and Gallowhill Community Centre. Connections would be enhanced through the delivery of a barrier free connection between the site and Netherhill Way, and this matter will be addressed via condition. The site is well connected to the bus route which operates on Montgomery Road and provides a link between the development and Paisley town centre. Roads Development have offered no objections to the development subject to a range of conditions relating to the final design of the development. This would include the final design of all pedestrian and cycle connections, and strategies to ensure the final design and specification relating to vehicle and cycle parking, refuse, servicing, and the sprinkler and SUDS system are acceptable. With regard to the footpath connections noted above, a final design specification is required to ensure the footpath connections are delivered in full and not just to the red line boundary, and also to overcome current design limitations such as the incorporation of steps on the connection to Montgomery Avenue Roads Development have also sought a condition which would allow the footway along the north side of Montgomery Road commensurate with the site boundary to be increased to 3.5m in width. This would require repositioning of the plots fronting Montgomery Road and setting back their associated boundary treatments to allow a 3.5m wide footway to be formed along he frontage of the site. Widening the footway would form part of a connection from Gallowhill to the Paisley – Renfrew cycleway via Sandyford Road. It is considered that this mater can be managed via a suitable worded condition. With regard to parking provision, Roads Development acknowledged that there may be low car parking demand in the existing area however consider that areas within the layout where parking can be developed in future should be investigated to ensure that if parking demand were to increase in future it could be catered for. This would include both residents and visitors parking. It is noted that shared parking solutions could resolve this issue. A strategy for parking can therefore be requested via condition. Layout and Built Form
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The proposed built form is reflective of the surrounding residential environment. The residential properties are positioned around the L shaped road layout, with some properties directly fronting Montgomery Road. It is noted that in response to the pre-application discussions some of the plots have been re-orientated to face side on rather than back on to the areas of open space. The inclusion of active gable elevations at these plots will ensure the areas of open space are overlooked and generally more effectively integrated into the layout. It will also reduce the extent of rear boundary treatment that is visible from external locations. Environment and Community It is noted that the proposed SUDS area is located where there is an existing play area. The proposed site layout indicates that the equipment within this play area will be relocated to the open space area on the western boundary of the site. The open space area in the south east corner also makes provision for 5 play locations surrounding the SUDS area with play equipment in these areas to be confirmed. Details of the play equipment to be installed in this area will be requested via condition to ensure overall play provision is sufficient to serve both the proposed development and the existing community. The proposal includes measures to mitigate noise impact from the M8 motorway. This includes provision for a 3m high acoustic barrier along the northern boundary of the site. This will also form the rear boundary of the properties which back onto the motorway. These properties have also been set back from the internal road to provide more amenity space to the front of the properties which is better protected from noise impact. There is also a 3m high acoustic barrier proposed along the eastern boundary of the site fronting Arkleston Road, and the northwest corner of the site on the boundary with Glencairn Court. The acoustic fence fronting Arkleston Road will be partly screened from external views towards the northwest as Arkleston Road rises to cross the M8. However, the fence will become more prominent from internal and external views towards the south east corner as Arkleston Road drops down in level. The visual impact of this fence can be mitigated as part of the landscape strategy. Environmental Protection have advised that internal noise standards can be met through the installation of the glazing specified in the noise impact assessment. A condition should be attached to ensure this glazing specification is installed prior to the occupation of any of the residential properties. With regard to external noise standards, Environmental Protection advise that the reorientation and repositioning of the properties along the M8 boundary combined with the installation of the acoustic barrier results in a significant decrease in noise levels for external amenity space. While the resultant noise levels remain above the recommended limit, it is recognised that guideline values cannot always be achieved particularly for sites adjoining the strategic transport network. It is therefore recommended that a condition is applied to ensure an updated noise impact assessment is submitted to reflect the changes to the layout and the acoustic barrier, and that these measures are thereafter implemented on site prior to the occupation of any of the residential properties. The remainder of the proposed residential plots generally benefit from sufficient useable garden ground, and there are no significant matters relating to loss of privacy, daylight, or overshadowing. Generally, the amenity of residents within the development will be acceptable, and measures have been put in place to mitigate noise impact from the M8 motorway insofar as is practical. The development will not have a detrimental impact on the amenity of existing properties which neighbour the site with regard to loss of privacy, daylight or sunlight.
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The existing ecological and biodiversity value of the site is set out in the supporting information. It is noted that some trees at the eastern end of the tree line which bounds the site to the north will be removed to accommodate the development. The Strategic Biodiversity Management Plan sets out several recommendations by which biodiversity at the site can be improved. The implementation of these recommendations as part of a landscape strategy for the site will be required via condition. This will include compensatory planting to replace those trees removed to accommodate the development, and measures to protect trees that are being retained. Surface water will be drained into a SUDS basin which is located in the open space area in the south east corner of the site. The SUDS basin provides two levels of treatment before discharge into the existing Scottish water combined sewer on Montgomery Road. The proposed drainage strategy appears to be acceptable in principle, however formal confirmation is required from Scottish Water before a connection can be made to the public sewer network. This can be managed via condition. It is noted that Scottish Water have offered no objection to the development. The SUDS basin will be a prominent feature within the layout. It will also be visible from the existing properties on Montgomery Road. The SUDS basin forms part of a larger open space area which also includes proposed areas for play equipment. An effective landscape and boundary treatment strategy for this area will ensure it makes a positive contribution to the character, appearance, amenity, and biodiversity value of the place. The open space on the western boundary of the site is also of a significant scale, and can be accessed directly from both the development and Glencairn Court via the associated network of pedestrian footpaths. The amendments to the layout as noted above which ensure the open space is overlooked and generally better integrated into the layout are welcomed, and overall, the development benefits from good quality open space provision. Childrens Services have requested a contribution in respect of education provision at Trinity High School as this school is currently operating at 92% capacity. The contribution sought totals £190,400 and the applicant has agreed to meet the cost of the contribution. Buildings and Design As discussed above, it is considered that the scale, design, and finish of the proposed buildings are acceptable at this location. While the use of brick will contrast with the prevalent use of roughcast within the existing environment, it will not be of detriment to the character of the place. The energy statement sets out the proposed efficiency of the buildings with respect to both the ‘fabric first’ approach to design and also the incorporation of energy efficiency measures such as air source heat pumps, ground source heat pumps, and solar panels. Proposed boundary treatments to rear garden areas comprises of 1,800mm close board timber fencing (with the exception of the properties which back onto the M8 which require the 3m high acoustic barrier as discussed above). Where rear gardens bound areas of open space, the close board fencing incorporates brick piers. The piers will enhance the appearance of these boundaries, and provide relief to the otherwise uninterrupted lengths of timber fencing. Boundary treatment to side gardens comprises a 900mm close board timber fence, with a 450mm trip rail specified to front gardens. The use of a trip rail boundary treatment in isolation would not usually be considered acceptable within residential developments. However, the landscape drawing submitted with the application indicates that a hedge would also be planted along front boundaries in conjunction with the trip rail. The addition of the hedge will form an
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acceptable boundary treatment to the front of the properties, and hedge planting will be sought as part of the final landscape strategy to be submitted via condition. The submitted drawings also indicate a requirement for wall retention which would primarily be located along rear garden boundaries. At the maximum extent the wall retention would be at a height of 1000mm to the rear of plot 01, with 800mm height indicated to the rear of plot 02 and 750mm height indicated to the rear of plots 19 and 20. It should be noted that these retaining walls will be developed in conjunction with the rear boundary fencing, and will increase the effective height of the rear boundary accordingly. This is particularly relevant for the plots along the northern boundary, namely plots 19 and 20, which would incorporate the 3m acoustic fence in addition to the 750mm retaining wall. The final design and external finish of the retaining wall can be submitted via condition. The above assessment demonstrates compliance with the policies and guidance on creating places. It has been demonstrated that the development will not have an unacceptable impact on the environment, biodiversity, or loss of amenity. Additionally, the infrastructure, connections and services, access to public transport, open space provision, provision for waste storage and access to local services and amenities are also in place to support the development. In view of the above I am satisfied the development complies with Policy P1 of the LDP. The above assessment also demonstrates compliance with the other development plan policies noted above. Recommendations have been made with respect to delivering biodiversity gain in accordance with Policy 3 of National Planning Framework 4 (NPF4). Measures relating to tree protection and compensatory planting will also be managed via condition in accordance with policy 6 of NPF4 and ENV2 of the LDP. Part of the site has previously been developed, with a high rise on the western boundary of the site adjacent to Glencairn Court demolished circa 2013. Policy 9 of NPF4 supports the sustainable reuse of brownfield sites. The naturalised biodiversity value of the site has been taken into account as per the above assessment. The waste management proposals set out in the Design and Access Statement demonstrate compliance with policy 12 of NPF4 in relation to Minimising waste, materials, components, and products to be disassembled and reused, proposing materials with the lowest forms of embodied energy and materials suitable for reuse with minimal reprocessing, and ensuing provision for waste reduction and waste separation at source. The site is accessible by sustainable transport modes, and provision has been made to ensure the layout is suitable connected to the existing transport network in accordance with Policy 13 of NPF4 and I1 of the LDP. The development will contribute positively to the place in accordance with policy 14 of NPF4. There are some local amenities which are within walking distance of the site, namely Gallowhill Primary School. The proposed development suitably connects with the existing pedestrian network, and would allow for some daily needs to be met by walking, wheeling or cycling in response to the requirements of Policy 15 of NPF4. The development would be carried out as part of the Council's new build housing programme. The development would comprise of dwellings for affordable rent and the housing mix would be formed based on the current need and housing demand in the local area and wider
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Renfrewshire area in compliance with Policy 16 of NPF4 and P3 of the LDP. There is no requirement to enter into a Section 75 agreement to control delivery of affordable properties as the Council is the applicant and therefore already has control over this matter. In response to Policy 16 the applicant has provided a statement of community benefit and while this primarily focuses on job opportunities during the construction phase, it is clear the development will also meet local housing requirements and improve the residential amenity of the surrounding area. With respect to policies 18 of NPF4 and I8 of the LDP it is noted that Childrens Services have requested a contribution in respect of education provision at Trinity High School as this school is currently operating at 92% capacity. The contribution sought totals £190,400 and the applicant has agreed to meet the cost of the contribution. As noted above, given the applicant is the Council, a Section 75 agreement is not required in this instance. The applicant has investigated the potential for connecting the site to a district heating network as required by policies 19 of NPF4 and I4 of the LDP. However for the reasons stated above it is concluded that a connection to the nearest network is not feasible. A condition will be applied to ensure the development does not result in a quantitative and/or qualitative loss of children’s outdoor play provision to ensure compliance with policy 21 of NPF4. As noted above, the proposed layout makes indicative provision for the relocation of the existing play equipment and for the formation of new play areas. The proposed development includes a strategy for the management of surface water. This strategy is acceptable in principle however confirmation is required from Scottish water that a connection can be made to the public sewer network. Confirmation of this can be provided via condition. Overall, I am satisfied the development complies with policies 22 of NPF4 and I3 of the LDP. Finally, the energy efficiency measures set out in the Statement on Energy ensure compliance with the requirements of policy I7 of the LDP. 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 subject to conditions. Recommendation Grant Subject to Conditions Reason(s) for Recommendation 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. That prior to the commencement of development on site, details of the location and design of all fencing, walls, gates, barriers, and any other methods of enclosure to be
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erected along the trunk road boundary shall be submitted to, and approved in writing by, Renfrewshire Council as Planning Authority after consultation with Transport Scotland. The fencing, walls, gates, barriers, and any other methods of enclosure shall be located such that they can be erected and maintained from within the development without requiring access to the trunk road. The approved fencing, walls, gates, barriers, and any other methods of enclosure shall thereafter be implemented on site in the approved location prior to the occupation of any properties that are located on the trunk road boundary. Reason: To minimise the risk of pedestrians and animals gaining uncontrolled access to the trunk road with the consequential risk of accidents. 2. That prior to the occupation of any dwellinghouse, the developer shall first submit a specification for the written approval of Renfrewshire Council as Planning Authority detailing the play equipment (including all other measures to facilitate play), landscaping, hard standing, boundary treatment, benches, litter bins, bicycle storage and associated path network to be installed at both areas of open space located in the south east corner and adjacent to the western boundary of the site as generally illustrated on approved drawing 3623-MST-S1-GF-D-A-PM_40_40_15-1010 Rev A3- C06 titled Proposed Site Plan (and any subsequent approved revisions to this drawing). The specification shall also include a timetable for the installation of the play equipment, landscaping, hard standing, boundary treatment, benches, litter bins, bicycle storage and associated path network and a management and maintenance schedule for the equipment. The approved specification shall thereafter be implemented on site in accordance with the approved timetable and maintained thereafter in accordance with the approved management and maintenance schedule. Reason: To ensure the development is equipped appropriately and to ensure there is not a quantitative and/or qualitative loss of children’s outdoor play provision in the interests of safeguarding the residential amenity of the area. 3. Prior to the commencement of any construction works on site the developer shall provide for the written approval of Renfrewshire Council as Planning Authority: a. a Site Investigation Report (characterising the nature and extent of any soil, water and gas contamination within the site, which must include an assessment of potential risk from radon); and); and, if remedial works are recommended therein, and b. a Remediation Strategy and implementation Plan identifying the proposed methods for implementing all remedial recommendations contained within the Site Investigation report and including (where relevant) a materials management plan, a monitoring and maintenance plan and a phasing plan showing how the site is to be subdivided for the purposes of remedial implementation and/or verification reporting, prepared with current authoritative guidance has been submitted to and approved in writing by the Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. 4. Prior to the occupation of any residential unit within an identified phase of development, a Verification Report confirming completion of the works specified within the approved Remediation Strategy for that phase of development shall be submitted to the Planning Authority and approved in writing.
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Reason: To demonstrate that the works necessary to make the site suitable for use have been completed. 5. That prior to the commencement of development on site, the developer shall submit a plan and specification for the written approval of Renfrewshire Council as Planning Authority detailing the final design, location and finish of all substations and sprinkler tanks required to serve the development. The plans and specification shall also include all enclosures, boundary treatments and landscaping associated with the substations and sprinkler tanks. Only the details within the approved design and specification shall thereafter be installed on site. Reason: To ensure the sprinkler tanks, substations and associated enclosures, boundary treatment and landscaping are of an appropriate design in the interests of safeguarding residential amenity. 6. Prior to the commencement of development, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. The CEMP shall include (but not be limited to) provisions in respect of: ▪ mitigation measures for potential dust, noise, and vibration impacts on neighbouring properties and buildings including residential properties on Blackhall Street, ▪ waste management, pollution control and mitigation, ▪ surface water management, ▪ tree protection measures for trees to be retained both within and on the edge of the site boundary, ▪ the location and layout of all site compounds, ▪ procedures for monitoring compliance and dealing with any breaches of the approved plan, ▪ details of a proposed temporary site compound for storage of materials, machinery, and designated car parking. The measures set out within the approved CEMP shall thereafter be implemented on site during the construction phase. Reason: To ensure environmental impacts are mitigated during the construction phase, and that the construction phase is undertaken safely. 7. That prior to the commencement of development on site, full details of all landscaping and hardworks shall be submitted as part of a landscape strategy for the written approval of Renfrewshire Council as Planning Authority. The landscape strategy shall include (but not be limited to) provisions in respect of: ▪ all existing trees, hedgerows, and boundary treatments both within and on the edge of the site to be retained including the management of these features and protection measures to be implemented during the construction phase, ▪ confirmation of any hedgerows or trees that need to be removed, ▪ all proposed trees, shrubs, hedgerows, areas of grass/wildflower seeding, turfing including size, species, spacing and location
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▪ the existing and proposed ground levels within the site including the requirement for any cut and fill and earth moving, the design, location and external finish of any associated wall retention and underbuild, and all areas of hard standing including location and materials detailing all external and surface finishes ▪ all areas of surface water including ponds, and measures for the sustainable management and drainage of surface water from hard and/or impermeable surfaces where applicable, ▪ the implementation of all biodiversity and habitat enhancements including (but not limited to) those set out within the Strategic Biodiversity Management Plan by Acorna Ecology Ltd dated July 2024, ▪ a timetable for the implementation of the landscape strategy, ▪ a strategy for the future management and maintenance of all landscaped areas including provision for replacement of trees, shrubs, hedgerows and areas of grass/wildflower seeding and turfing if they were to become diseased, die, become seriously damaged or are removed within 5 years of being planted. The approved landscape strategy shall thereafter be implemented on site in accordance with the approved timetable and shall be managed and maintained thereafter for the duration that the solar park is operational. Reason: To ensure a robust landscaping strategy is implemented in the interests of visual amenity, landscape character and biodiversity. 8. All recommendations set out in Section 8 of the Preliminary Ecological Appraisal by Acorna Ecology dated May 2024 shall be implemented on site during the construction phase of the development hereby approved. Reason: To ensure protected species are safeguarded during the construction phase. 9. That notwithstanding the approved plans listed below, the developer shall submit prior to the commencement of development and for the written approval of the Planning Authority a plan and specification detailing the final design and external appearance of blocks 01, 04, 05, 07, 16, 21, 22, 25, and 26 as shown on approved drawing 3623- MST-S1-GF-D-A-PM_40_40_15-1010 Rev A3-C06 titled Proposed Site Plan (and any subsequent approved revisions to this drawing). The plan and specification shall detail the feature treatment to be applied to the gable elevations of these blocks (including window openings) taking cognisance of the options set out in approved drawing 3623- MST-ZZ-XX-D-A-PM_40_40_27-3000 Rev C1 titled Feature Elevation Options (and any subsequent approved revisions to this drawing). Only the details within the approved plan and specification shall thereafter be implemented on site. Reason: To ensure these blocks incorporate feature gable elevations in the interests of promoting passive surveillance of the open space and enhancing the visual appearance of the development. 10. That prior to the occupation of any dwellinghouse or flat, the developer shall submit a specification for the written approval of the Planning Authority detailing the final location and design of all cycle parking facilities to serve the development. The approved cycle parking facilities shall thereafter be installed prior to the occupation of any dwellinghouse or flat, and maintained thereafter for the life of the unit.
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Reason: To ensure suitable provision for bike storage at the development in the interests of supporting sustainable transport. 11. That prior to the commencement of development on site, the developer shall submit for the written approval of the Planning Authority a strategy for the drainage of foul and surface water from the site. For the avoidance of doubt this shall include approval from Scottish Water should a connection be formed to the public drainage network. The approved strategy shall thereafter be implemented on site prior to the development hereby approved becoming operational or being brought into use and maintained thereafter for the life of the development. Reason: To ensure surface water is managed appropriately in the interests of sustainable drainage. 12. That prior to the commencement of development on site, the developer shall submit for the written approval of the Planning Authority a plan and specification detailing the final design and external finish of the boundary treatments illustrated on approved drawing 3623-MST-S1-GF-D-A-PM_40_40_15-1012 Rev A3-C04 titled Proposed Boundary Treatments (and any subsequent approved revisions to this drawing). Only the approved boundary treatments shall thereafter be implemented on site. Reason: To ensure the final design and external appearance of the boundary treatments is acceptable in the interests of residential amenity. 13. That prior to the occupation of any dwellinghouse or flat hereby approved, the developer shall first provide written confirmation to the Planning Authority that the dwellinghouse or flat has had the relevant glazing specification set out in section 8.2 of the Noise Impact Assessment by New Acoustics ref:7803-00-00 dated the 18th September installed at the property. The glazing specification shall thereafter remain in situ for the life of the property. Reason: To mitigate noise impact in the interests of safeguarding residential amenity. 14. That prior to the commencement of development on site, the developer shall submit an updated Noise Impact Assessment for the written approval of the Planning Authority which includes reference to the approved drawing 3623-MST-S1-GF-D-A- PM_40_40_15-1010 Rev A3-C06 titled Proposed Site Plan (and any subsequent approved revisions to this drawing) and the associated external noise mitigations namely the position/orientation of properties which bound the M8 motorway and the location, design and alignment of the 3m high acoustic barrier. The development shall therefore be implemented in accordance with the approved Noise Impact Assessment, and all noise mitigations will be installed at the site prior to the occupation of any residential property unless otherwise agreed in writing with the Planning Authority. Reason: To mitigate noise impact in the interests of safeguarding residential amenity. 15. That prior to the commencement of development on site, the developer shall submit a plan and specification for the written approval of the Planning Authority detailing the following matters. a) Provision of a 3m wide footway with 0.5m separation on the northern side of Montgomery Road that is commensurate with the application site boundary, b) The final design and location of all external links including gradients, alignments and surface finishes with provision to fully connect these links to the existing pedestrian and vehicular network,
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c) Swept path analysis demonstrating that the site can be serviced for refuse collection, d) A strategy for the provision of dedicated off footway space for refuse bins to be presented for collection, e) The location of all dropped kerbs and boarder kerbing including provision for barrier free access between the development and Netherhill Way, f) Provision of a residential trave plan booklet, g) A residents and visitor parking strategy including provision for areas where future parking demand could be catered for in the interests of compliance with National Roads Development Guide parking standards. The development shall thereafter be implemented in accordance with the approved plan and specification. Reason: To ensure provision is in place for accessibility and connectivity in the interests of placemaking and encouraging sustainable modes of transport. Advisory Note(s) 1. Glasgow Airport Safeguarding has observed that given the nature of the proposed development it is possible that a crane may be required during its construction. In the circumstances, your attention is drawn to the requirement within the British Standard Code of Practice for the safe use of cranes, for crane operators to consult the aerodrome before erecting a crane in close proximity to an aerodrome. This is explained further in Advice Note 4 - Cranes (available at https://www.aoa.org.uk/policy- campaigns/operations-safety). Schedule of Plans Determined Drawing Number Revision Drawing/Document Title 3623-MST-S1-GF-D-A- PM_40_40_15-1012 A3-C04 Proposed Boundary Treatments 3623-MST-S1-GF-D-A- PM_40_40_15-1010 A3-C06 Proposed Site Layout 3623-MST-B1-ZZ-D-A- PM_40_40_34-2501 C1 Block Type A – GA Drawings 3623-MST-B1-ZZ-D-A- PM_40_40_34-2521 C1 Block Type A1 – GA Drawings 3623-MST-B10-ZZ-D-A- PM_40_40_34-2510 C1 Block Type J – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34 - 2511 C1 Block Type K – GA Floor Plans 3623-MST-B11-ZZ-D-A- PM_40_40_34-2512 C1 Block Type K – GA Elevations 3623-MST-B11-ZZ-D-A- PM_40_40_34-2531 C1 Block Type K1 – GA Floor Plans 3623-MST-B11-ZZ-D-A- PM_40_40_34-2532 C1 Block Type K1.1 – GA Elevations 3623-MST-B11-ZZ-D-A- PM_40_40_34-2533 C1 Block Type K1.2 – GA Elevations 3623-MST-B11-ZZ-D-A- PM_40_40_34-2541 C1 Block Type K2 – GA Floor Plans
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3623-MST-B11-ZZ-D-A- PM_40_40_34-2542 C1 Block Type K2.1 – GA Elevations 3623-MST-B11-ZZ-D-A- PM_40_40_34-2543 C1 Block Type K2.2 – GA Elevations 3623-MST-B11-ZZ-D-A- PM_40_40_34-2502 C1 Block Type B – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2522 C1 Block Type B1 – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2503 C1 Block Type C – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2504 C1 Block Type D – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2505 C1 Block Type E – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2506 C1 Block Type F – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2507 C1 Block Type G – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2508 C1 Block Type H – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2509 C1 Block Type I – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2008 C1 Cottage Flat Type 1 & 2 – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2009 C1 Cottage Flat Type 3 & 4 – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2001 C1 House Type 1 – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2002 C1 House Type 2 – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2003 C1 House Type 3 – GA Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2004 C1 House Type 4 – GA Drawings 3623-MST-H5-ZZ-D-A- PM_40_40_34-2005 C1 House Type 5 – GA Drawings 3623-MST-H6-ZZ-D-A- PM_40_40_34-2006 C1 House Type 6 – GA Drawings 3623-MST-H7-ZZ-D-A- PM_40_40_34-2007 C1 House Type 7 – GA Drawings 3623-MST-S1-GF-D-A- PM_40_40_15-1001 C1 Existing Site Plan 3623-MST-ZZ-XX-D-A- PM_40_40_27-3000 C1 Feature Elevation Options Strategic Biodiversity Management Plan by Acorna Ecology Ltd dated July 2024 Preliminary Ecological Appraisal by Acorna Ecology dated May 2024 For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk.