24-0495-PP - Dundonald Avenue - Johnstone - 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 24/0495/PP Application Type Planning Permission Proposal Erection of 70 dwellinghouses with associated landscaping works and drainage. Location Site bounded by Dundonald Ave, Highcraig Ave, Craigview Ave and, Craigbog Ward 8 - Johnstone South and Elderslie Community Council Johnstone Community Council 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=summary&keyVal=SH0JMIMWIY800 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 70 dwellinghouses with associated landscaping and drainage at Dundonald Ave, Highcraig Ave and Craigbog, Johnstone. The proposed residential development would comprise of dwellings for affordable rent, including semi-detached and terraced two storey housing, cottage flats, bungalows and wheelchair bungalows. The development of the site would be split into 2 areas. The first larger part is bounded by Dundonald Avenue, Highcraig Avenue and the existing residential properties served off Craigbog Avenue. The second, smaller element is effectively bounded by Highcraig Avenue located to the north of the existing retail area. Both elements of the site are bounded by the existing road network with 2 vehicular access points to the larger site area. Pedestrian access points are also proposed to the existing footway connections. The development would have a frontage onto Craigview Avenue and Highcriag Avenue. An amenity space is also proposed close to the junction with Craigview Avenue and Craigview Terrace. Finishing materials would comprise of a palette buff/red brick and roof tiles. Site Description The development site is located within a well-established residential area where there is a range of everyday services including a convenience store, play parks, primary and secondary schools. The current site levels are relatively flat due to the land being previously used by the former Cochrane Castle Primary School. 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
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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; ▪ Passive surveillance to play areas; ▪ Documents that would be necessary in the submission of the planning application; ▪ Required consultations. Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: No changes have been negotiated. Site History The planning history for the site is as follows; if no history is listed then planning has no record of previous applications for the site. Application No: 24/0275/PN Description: Erection of new build residential development with associated roads, parking, landscaping and services infrastructure. Decision: Accepted; Consultations Children's Services – No objection subject to a developer contribution being secured in respect of education provision at St. Benedict’s High School. NATS – No objections. Scottish Water – No objections. Environment, Housing & Infrastructure (Env. Protection) - No objections subject to conditions with regards to contaminated land. Chief Executive's Service (Roads Development) – No objections subject to conditions. 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 P1 - Renfrewshire's Places Policy 2 - Climate mitigation and adaptation Policy 3 - Biodiversity
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Policy 6 - Forestry, woodland and trees 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 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 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 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 Delivering the Infrastructure Strategy Delivering the Places Strategy Material Considerations Renfrewshire Planning and Development Tree Policy Renfrewshire's Places Residential Design Guide Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: Design and Access Statement and PAC Report - Provides details of the site location, description, wider site appraisal, history of site, consultation process, landscaping, waste management, energy statement and PAC process. Desk Study Report - Provides details on a desktop study to assess ground conditions within the site and recommendations for further work. Report on Site Investigation - Provides details on a Phase 2 Geo-environmental report and assessment of ground conditions. Waste Management Plan - Provides details on waste reduction during construction. Statement on Energy/Heat Network Feasibility Study - Provides details on low energy and carbon design measures incorporated into the development.
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Transport Assessment - Provides details of the development site in relation to transport and access and provides a forecast of the anticipated transport impacts on walking, cycling and motorised transport travel modes. Noise Impact Assessment - Provides assessment of the impact on the proposed development from air traffic noise and details mitigation measures. Preliminary Ecological Appraisal - Contains details of the survey methodologies and survey results together with recommendations. Statement of Community Benefits - Provides details of developer community benefits including employment opportunities, skills and training, supply chain development. Flood Risk Assessment – Concludes that through the adoption of appropriate SUDs, the development would provide betterment to the surface water flood risk on Dundonald Avenue, Craigview Avenue and Beith Road. Environmental Screening Checklist - A request for a screening opinion determined that though 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) 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 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 9 relates to the reuse of brownfield, vacant and derelict land and empty buildings. The site has been vacant for a number of years since the demolition of the former primary school. The proposals would bring the site back into use and provide new dwellings in a residential area. As such, it would comply with this policy. 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 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 Renfrewshire area in compliance with Policy P3. With regards to Policy 18, although Children’s Services are seeking a developer contribution due to the cumulative impact of the development on school capacity, the applicant has confirmed that proposed development forms phase 1 of a wider housing led regeneration programme. In this regard the applicant has advised that the units forming part of phase 1 will
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be ringfenced to those residents living within the wider regeneration area where existing residential units are scheduled for demolition. It is considered that in light of the above the proposed development would not result in an increase in education demand within the catchment in question and therefore on this occasion a developer contribution is not considered necessary. 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. There are no key landscape features within the site which require assessment. Landscaping for the development would also be provided. It is considered that the proposal would be sympathetic to the character and appearance of the surrounding area and would be complimentary to other residential properties within the vicinity of the site. Overall, the development is considered to adequately address its location in terms of context and character as set out within the Supplementary Guidance. 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 application site is located within an extensive established footway network that would link with the development site and local amenities. The development would be vehicularly serviced directly from both sections of Dundonald Avenue with an internal loop road. The north eastern block does not propose any internal access roads with all properties fronting existing roads of Highcraig Avenue. There are bus tops in close proximity to the site on Beith Road and a railway station approx. 0.3m to the west of the site. Cycling parking would also be provided. Roads Development has offered no objection to the development subject to the imposition of conditions with regards to footpath upgrades, pedestrian crossing improvements, additional footpath links, a parking plan and drainage. Layout and Built Form The residential character of the area has been well established and has a mix of dwelling types including single storey bungalows and 2 storey terraced housing and cottage flats. It is considered that the scale of the development reflects the surroundings and the layout is on balance considered acceptable in achieving a reasonable level of amenity for the dwellings including an amenity space at the junction with Cragview Avenue and Highcraig Avenue which is passively overlooked by featured gables in compliance with Policy 21. Overall, it is considered that the layout and built form would be acceptable and would not have a detrimental impact on the character and appearance of the development and surrounding area.
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Environment and Community Policy 3 also seeks to enhance biodiversity. 49 trees are proposed including shrubs and hedging. The proposed landscaping would ensure that appropriate measures would be put in place in relation to biodiversity. Policy I3, Policy 22 and the New Development Supplementary Guidance on Flooding and Drainage require development not to have an adverse impact on flooding or drainage arrangements. A flood risk assessment has been submitted which concludes that through the adoption of appropriate SUDs, the development would provide betterment to the surface water flood risk on Dundonald Avenue, Craigview Avenue and Beith Road. In order to control this matter a condition shall be attached to ensure appropriate details are provided for approval, prior to the commencement of any construction works on site. An amenity space is proposed in the southeast corner of the development which is passively overlooked. Full details of this amenity area can be requested through the implementation of an appropriate condition. Notwithstanding this, there is also other amenity and play provision within proximity to the site at Tannahill Crescent, Bruce Avenue, Thomas Shanks Park and Spateston Park. Buildings and Design As discussed above, it is considered that the design, scale and finish of the buildings are sympathetic to the character and appearance of the surrounding area and in an appropriate location in accordance with Policies 14 and 16. The buildings have been designed and specified to take a fabric first approach with a highly insulated, airtight envelope which would minimise heat loss. The dwellings would also allow for an air source heat pump heating system which would result in net zero emissions in accordance with Policies 2 and I7. The proposed development will support delivery of two of the overarching spatial principles set out in National Planning Framework 4 - Local Living and Compact Urban Growth (Policy 1). The application site is within a sustainable location, and its development in the manner proposed will contribute positively to the place. In light of the above assessment, it is concluded that it has been demonstrated that this is an appropriate site for residential development which would not have an adverse impact on the wider area. It is therefore recommended that planning permission be granted subject to conditions. 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
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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 the development hereby approved, a Drainage Impact Assessment shall be submitted and approved by Renfrewshire Council as Planning Authority. The Drainage Impact Assessment shall accord with the 'Council's Drainage Assessment - Notes for Guidance'. Thereafter, the Assessment as approved shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of Renfrewshire Council as Planning Authority. Reason: To ensure adequate provision for drainage associated with the development. 2. Prior to the commencement of any construction works on site the developer shall provide for the written approval of the Planning Authority: a) a Site Investigation Report (characterising the nature and extent of any soil, water and gas contamination within the site, 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. 3. 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. Reason: To demonstrate that the works necessary to make the site suitable for use have been completed. 4. That the landscaping scheme as approved in drawings 'Landscape Proposal Sheets 1 of 1, 2 of 4, 3 of 4, 4 of 4, shall be carried out in the first planting season and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner; and any trees or plants which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless Renfrewshire Council as Planning Authority gives written consent to any variation. Reason: In the interest of the visual amenity of the area.
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5. That, prior to the commencement of development, a detailed schedule of the proposed external finishes for the dwellings, together with a plan and schedule of the surface treatments to be used on the roads and footpaths within the site shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, the dwellings, roads and footpaths shall be constructed only in accordance with such details as may be approved to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interest of the amenity of the area. 6. That the recommendations detailed in Preliminary Ecological Appraisal Dundonald Avenue, Johnstone, dated May 2024 (contained in 8. Conclusions) shall be implemented to the satisfaction of the Council as Planning Authority. For the avoidance of doubt, during the course of the development, details demonstrating the implementation of the recommendations shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Reason: To protect the natural environment. 7. That any noise mitigation measures identified within Noise Impact Assessment Rev 00 titled 'Howwood Road Residential Development, Johnstone' Report Reference: 7812-00-00, dated 10 September 2024, shall be complied with prior to the occupation of the dwellinghouses hereby approved and for the lifetime of the development. Reason: In the interests of amenity. 8. That, prior to the commencement of development, full details of the proposed amenity area as detailed on ‘Proposed Site Layout – Drawing No 323-MST-S1- GF-D-A Rev A3-C01’, shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. For the avoidance of doubt, this shall include any surface treatment, landscaping and any play equipment. Thereafter, the amenity space shall be constructed only in accordance with such details as may be approved to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interest of the amenity. 9. That prior to the commencement of development a Travel Plan shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. For the avoidance of doubt, the plan should give consideration to sustainable modes of transport available for residents to reduce the dependency of private vehicle. Reason: To enable this matter to be considered. 9. That prior to the commencement of development, plans detailing a swept path analysis for service and emergency vehicle access shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. Reason: To enable this matter to be considered. 10. That prior to the commencement of development, a parking plan shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. For the avoidance of doubt, the plan should provide details of evenly distributed visitor parking throughout the site and the location where additional
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parking can be accommodated should demand exceed capacity to ensure standards meet the National Roads Development Guide. Reason: To enable this to be considered. 11. That prior to the occupation of each dwelling without a garage, cycle parking shall be provided, details of which shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. Reason: To ensure adequate provision for cycle parking. 12. That prior to the occupation of the first dwellinghouse, the footpaths along the whole length of the site frontage at Craigview Avenue, Highcraigs Avenue and Dundonald Avenue and footpaths linking Beith Road and Craigview Avenue, shall be upgraded to an adoptable standard and thereafter maintained to the satisfaction of Renfrewshire Council as Planning Authority. Reason: To ensure that the footpath is suitable for pedestrian use. 13. Prior to the commencement of development, details of phasing for off-site infrastructure works/footways/crossings (as specified in condition 14) shall be submitted to and approved in writing by the planning authority. Thereafter, the development shall be implemented only in accordance with such phasing as may be agreed with the planning authority, unless otherwise agreed in writing. Reason: In the interest of the amenity and road safety of the area. 14. Prior to the commencement of development hereby approved, the applicant shall submit for the written approval of the planning authority, full details of: a) Extension of footways on the south side of Craigview Avenue to link with proposed and existing footpaths to the bus stops on Beith Road; b) Improvement of pedestrian crossing at the junction of Beith Road/Craigenfeoch Road to reduce the distance pedestrians have to travel; c) Provision of a footpath link from Criagview Avenue junction to bus stop east of Beith Road/Craigview Avenue junction. Thereafter, all improvements as may be approved, shall be implemented fully in accordance with the phasing plan for which the permission of the planning authority has been obtained under the terms of condition 13 above. Reason: In the interest of the amenity and road safety of the area. Advisory Note(s) 1. None Schedule of Plans Determined Drawing Number Revision Drawing/Document Title 3623-MST-S1-GF-D-A- PM_30_10_58-1500 A3-C2 Location Plan 3623-MST-S1-GF-D-A- PM_30_10_58-1501-A3-C1 Existing Site Plan
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3623-MST-S1-GF-D-A- PM_40_40_15-1510-A3-C1 Proposed Site Layout 3623-MST-S1-GF-D-A- PM_40_40_15-1511-A3-C1 Proposed Site Elevations 3623-MST-S1-GF-D-A- PM_40_40_15-1512-A3-C1 Proposed Boundary Treatments 3623-MST-ZZ-XX-D-A- PM_40_40_27-3000-A3-C1 Feature Elevation Options 3623-MST-B1-ZZ-D-A- PM_40_40_34-2501-A3-C1 Block Type A Drawings 3623-MST-B1-ZZ-D-A- PM_40_40_34-2521-A3-C1 Block Type A1 Drawings 3623-MST-B10-ZZ-D-A- PM_40_40_34-2510-A3-C1 Block Type J Drawings 3623-MST-B11-ZZ-D-A- PM_40_40_34-2511-A3-C1 Block Type K Floor Plans 3623-MST-B11-ZZ-D-A- PM_40_40_34-2512-A3-C1 Block Type K Elevations 3623-MST-B11-ZZ-D-A- PM_40_40_34-2531-A3-C1 Block Type K1 Floor Plans 3623-MST-B11-ZZ-D-A- PM_40_40_34-2532-A3-C1 Block Type K1.1 Elevations 3623-MST-B11-ZZ-D-A- PM_40_40_34-2533-A3-C1 BlocType K1.2 Elevations 3623-MST-B11-ZZ-D-A- PM_40_40_34-2541-A3-C1 Block Type K2 Floor Plans 3623-MST-B11-ZZ-D-A- PM_40_40_34-2542-A3-C1 Block Type K2.1 Elevations 3623-MST-B11-ZZ-D-A- PM_40_40_34-2543-A3-C1 Block Type 2.2 Elevations 3623-MST-B2-ZZ-D-A- PM_40_40_34-2502-A3-C1 Block Type B Drawings 3623-MST-B2-ZZ-D-A- PM_40_40_34-2522-A3-C1 Block Type B1 Drawings 3623-MST-B3-ZZ-D-A- PM_40_40_34-2503-A3-C1 Block Type C Drawings 3623-MST-B4-ZZ-D-A- PM_40_40_34-2504-A3-C1 Block Type D Drawings 3623-MST-B5-ZZ-D-A- PM_40_40_34-2505-A3-C1 Block Type E Drawings 3623-MST-B6-ZZ-D-A- PM_40_40_34-2506-A3-C1 Block Type F Drawings 3623-MST-B7-ZZ-D-A- PM_40_40_34-2507-A3-C1 Block Type G Drawings 3623-MST-B8-ZZ-D-A- PM_40_40_34-2508-A3-C1 Block Type H Drawings 3623-MST-B9-ZZ-D-A- PM_40_40_34-2509-A3-C1 Block Type I Drawings 3623-MST-CZ-ZZ-D-A- PM_40_40_34-2008-A3-C1 Cottage Type Flat 1 and 2 Drawings 3623-MST-CZ-ZZ-D-A- PM_40_40_34-2009-A3-C1 Cottage Flat 3 and 4 Drawings 3623-MST-H1-ZZ-D-A- PM_40_40_34-2001-A3-C1 House Type 1 Drawings
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3623-MST-H2-ZZ-D-A- PM_40_40_34-2002-A3-C1 House Type 2 Drawings 3623-MST-H3-ZZ-D-A- PM_40_40_34-2003-A3-C1 House Type 3 Drawings 3623-MST-H4-ZZ-D-A- PM_40_40_34-2004-A3-C1 House Type 4 Drawings 3623-MST-H5-ZZ-D-A- PM_40_40_34-2005-A3-C1 House Type 5 Drawings 3623-MST-H6-ZZ-D-A- PM_40_40_34-2006-A3-C1 House Type 6 Drawings 3623-MST-H7-ZZ-D-A- PM_40_40_34-2007-A3-C1 House Type 7 Drawings 1_3623 Design and Access and PAC Report J5432 V1 Desk Study Report J5432 V1 Site Investigation Report Howwood Rood Statement on Energy MCPS-018 - Site Waste Management Plan Statement on Community Benefits Transport Statement Flood Risk Assessment For further information please contact Fiona Knighton, Development Standards Team, Email: fiona.knighton@renfrewshire.gov.uk.