Agenda Document Pack - Planning and Climate Change Policy Board - 05/11/2024
Renfrewshire Council · 5 November 2024
Back to Planning and Climate Change Policy Board — 5 November 2024 and its agenda
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30/10/2024 Notice of Meeting and Agenda Planning and Climate Change Policy Board Date Time Venue Tuesday, 05 November 2024 13:00 Council Chambers (Renfrewshire), Council Headquarters, Renfrewshire House, Cotton Street, Paisley, PA1 1AN Membership Councillor Jim Paterson (Convener): Councillor Bruce MacFarlane (Depute Convener): Councillor Jennifer Adam: Councillor Alison Ann-Dowling: Councillor Andy Doig: Councillor Chris Gilmour: Councillor Neill Graham: Councillor Anne Hannigan: Councillor Kenny MacLaren: Councillor Jamie McGuire: Councillor Marie McGurk: Councillor John McNaughtan: Councillor Iain Nicolson: Councillor John Shaw: Councillor Ben Smith: Further Information This is a meeting which is open to members of the public. A copy of the agenda and reports for this meeting will be available for inspection prior to the meeting at the Customer Service Centre, Renfrewshire House, Cotton Street, Paisley and online at http://renfrewshire.cmis.uk.com/renfrewshire/CouncilandBoards.aspx For further information, please email democratic-services@renfrewshire.gov.uk Members of the Press and Public Members of the press and public wishing to attend the meeting should report to the customer service centre where they will be met and directed to the meeting. Hybrid Meeting Please note that this meeting is scheduled to be held in the Council Chambers. However, it is a hybrid meeting and arrangements have been made for members to join the meeting remotely should they wish. MARK CONAGHAN Head of Corporate Governance
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30/10/2024 Webcasting of Meeting This meeting will be filmed for live or subsequent broadcast via the Council’s internet site – at the start of the meeting the Convener will confirm if all or part of the meeting is being filmed. To find the webcast please navigate to https://renfrewshire.public-i.tv/core/portal/home
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30/10/2024 Items of business Apologies Apologies from members. Declarations of Interest and Transparency Statements Members are asked to declare an interest or make a transparency statement in any item(s) on the agenda and to provide a brief explanation of the nature of the interest or the transparency statement. 1 Revenue and Capital Budget Monitoring 2024/25 at 13 September 2024 Joint report by Chief Executive and Director of Finance & Resources. 1 - 6 2 Public Bodies Climate Change Duties Reporting 2023/24 Report by Director of Environment, Housing and Infrastructure. 7 - 56 3 National Planning Improvement Framework – Action Plan Report by Chief Executive. 57 - 68 4 Planning Appeals Report by Chief Executive. 69 - 74 5 Hillington Business Park Simplified Planning Zone and Masterplan Consent Areas Update Report by Chief Executive. 75 - 78 6 Renfrewshire Vacant and Derelict Land Strategy 2024 Report by Chief Executive. 79 - 118 7 Development Plan Update Report by Chief Executive. 119 - 194 8 Section 75 Update Report by Chief Executive. 195 - 200 Planning Applications Members must deal with planning applications in an objective manner to ensure that they cannot be challenged with accusations of bias or predetermination. Votes on planning applications must be seen to be impartial and not influenced by party political issues.
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30/10/2024 9 Planning Applications List of planning applications to be determined by the Board. 201 - 204 9(a) 23/0193/PP - Use of land as caravan site with associated installation of 33 serviced caravan pitches at 1 Newton of Barr, Lochwinnoch, PA12 4JB by Mr Tom Milligan. 205 - 218 9(b) 24/0261/PP - Erection of holiday lodge at Site on northern boundary of High Linthills, Linthills Road Lochwinnoch by Mr Robert Seaton. 219 - 234 9(c) 24/0316/PP - Conversion of vacant nursing home to form 17 flats with associated parking and landscaping at Priory Park Nursing Home, 19 - 21 Main Road, Paisley by P Zace PZ Investments Limited. 235 - 248 9(d) 23/0565/PP - Erection of 25 retirement flats with communal facilities and the conversion of c listed former chapel into 5 retirement flats with associated roads, parking and landscaping at St Joseph's Nursing Home, Kilbirnie Road, Lochwinnoch by Sitepride Ltd 249 - 260 9(e) 23/0566/LB - Redevelopment and conversion of c listed chapel building to form five flats at St Joseph's Nursing Home, Kilbirnie Road, Lochwinnoch by Sitepride Ltd 261 - 268 9(f) 24/0078/PP - Erection of residential development (in principle) including demolition at Site at the Junction of Well Street, Clavering St East, and Underwood Lane, Paisley by Sanctuary Scotland. 269 - 282 9(g) 24/0494/PP - Erection of 49 dwellinghouses and 16 flats with associated works including landscaping and drainage at Site on southern boundary of M8 at 283 - 300
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30/10/2024 Montgomery Avenue and Montgomery Road, Paisley by McTaggart Construction. 9(h) 24/0495/PP - Erection of 70 dwellinghouses with associated landscaping works and drainage at Site bounded by Dundonald Ave, Highcraig Ave, Craigview Ave and, Craigbog Johnstone by McTaggart Construction. 301 - 312 9(i) 24/0563/PP - Erection of residential development comprising 48 flats with associated parking, infrastructure and landscaping at The Institute, Maxwellton Street, Paisley by Westpoint Homes Ltd. 313 - 322 9(j) 24/0580/AD - Display of double sided freestanding digital advertising hoarding at The River Inn, Houston Road, Crosslee by Mr Lianne Gannon Mediascape Ltd. 323 - 328 9(k) 24/0586/LB - Demolition of police cells and offices to rear of former Renfrew Police Station and stripping out of all wood within main front part of building to mitigate dry and wet rot at Former Renfrew Police Station, Inchinnan Road by Renfrewshire Council. 329 - 338 9(l) 24/0589/PP - Formation of footpath at Site Between No 20 Sandielands Avenue and No 12, Wrightlands Crescent, Erskine by Mr Murray McLean Cala Homes West Scotland. 339 - 344
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___________________________________________________________________ To: Planning and Climate Change Policy Board On: 5 November 2024 ___________________________________________________________________ Report by: Chief Executive and Director of Finance and Resources ___________________________________________________________________ Heading: Revenue and Capital Budget Monitoring 2024/25 at 13 September 2024 ___________________________________________________________________ 1. Summary 1.1 At the close of reporting Period 6 on 13 September 2024, the projected revenue outturn at 31 March 2025 for those services reporting to the Planning and Climate Change Policy Board was an overspend position of £0.005m (0.9%) against the revised budget for the year. 1.2 There are no capital projects reporting to the Planning and Climate Change Policy Board. 1.3 This is summarised in the table below and further analysis is provided in the report and appendices. Revised Annual Budget £000 Projected Outturn £000 Budget Variance (Adv)/Fav £000 Budget Variance % Revenue Planning Services 584 589 (5) (0.9%) 2. Recommendations 2.1 Members are requested to: a) Note the projected Revenue outturn overspend position of £0.005m. Item 1 PACC051124 Page 1 of 344
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3. Revenue Budget Projection – overspend of £0.005m by 31 March 2025 3.1 The tables in Appendix 1 present the projected year-end position for all services reporting to this board, by both subjective analysis (what the budget is spent on) and objective analysis (which division is spending the budget). Significant variances affecting the projected position are analysed further below. 3.2 It should be noted that the projected outturn position reported here is based on the latest information available, which is subject to change during the financial year. The impact of any change on this projection will be updated at each board cycle until the close of reporting Period 10. Budget holders are obliged to seek mitigating action to minimise significant budget variances. 4. Objective Analysis – Significant Variances 4.1 Development Management - £0.005m overspend This forecast position reflects the net effect of an anticipated over-recovery of Planning income £0.060m in the current financial year set against an overspend in supplies and services (£0.065m). The overspend has arisen following an award of expenses relating to a previous appeal concerning the site at UWS Thornly Park Campus Site at Caplethill Road, Paisley. 5. Subjective Analysis – Significant Variances 5.1 Supplies and Services - £0.066m overspend by 31 March 2025 This reflects the impact of an award of expenses relating to a planning appeal (see 4.1). 5.2 Income - £0.060m underspend (over-recovery) by 31 March 2025 This reflects the impact of a projected over-recovery in Planning income of £0.060m (9.6%). Due to the very demand-led nature of the income stream, which is impacted by the current economic and financial climate, the level of Planning and Building Standards income can vary over the course of the financial year, which can make it challenging to determine trends for income projection. The second quarter of the financial year has seen an improvement in the levels of Building Standards income generated, with the previously reported projected under-recovery in income of £0.138m (13.7%) moving to an expected break-even position, reflecting a reasonable forecast at this stage in the financial year. 6. Revenue Budget Virements 6.1. Under the Council’s financial regulations, Directors and their nominated officers, in consultation with the Director of Finance and Resources, have Page 2 of 344
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certain delegated authority to transfer sums between subjective budget headings within a service division to enable budget management throughout the financial year. This is known as ‘budget virement’. Transfers between divisions of the same service / department in excess of £100,000, and transfers between services / departments must be authorised by the respective service Director/Chief Executive and the Director of Finance and Resources for submission to the relevant policy board for approval. Future reports may therefore ask the board to approve budget adjustments that are deemed necessary for good budget management. No budget adjustments have been processed since the previous report to board. Implications of the Report 1. Financial The projected budget outturn position for the Planning and Climate Change Revenue budget is an overspend of £0.005m (0.9%) at 31 March 2025. Income and expenditure will continue to be monitored closely for the rest of the financial year and as far as possible, steps will be taken to mitigate any overspend. 2. HR & Organisational Development While staffing budgets form a significant proportion of the Council’s revenue budgets, there are no direct implications arising from the recommendations in this report. 3. Community/Council Planning Community Plan Our Renfrewshire is thriving The Council’s revenue and capital spend ensures that its facilities are fit for purpose and safe for the community, to maximise accessibility. Our Renfrewshire is well Our Renfrewshire is fair Our Renfrewshire is safe Council Plan Reshaping our place, our economy and our future The Council’s revenue and capital spend ensures that its facilities are fit for purpose and safe for the community, to maximise accessibility. Building strong, safe and resilient communities Tackling inequality, ensuring opportunities for all Page 3 of 344
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Creating a sustainable Renfrewshire for all to enjoy Ongoing revenue and capital budget monitoring is a tool to enable good financial management so that the Council has resources now and in the future for continued service delivery. Working together to improve outcomes 4. Legal There are no direct implications arising from the recommendations in this report. 5. Property/Assets There are no direct implications arising from the recommendations in this report. 6. Information Technology There are no direct implications arising from the recommendations in this report. 7. Equality & Human Rights There are no direct implications arising from the recommendations in this report. 8. Health & Safety There are no direct implications arising from the recommendations in the report. 9. Procurement While Procurement is an important consideration prior to the Council incurring any revenue or capital spend, there are no direct implications arising from the recommendations in this report. 10. Risk The potential financial risk that the Council will overspend its approved revenue budgets for the year is managed at a Council-wide level by the Chief Executive and Directors. 11. Privacy Impact There are no direct implications arising from the recommendations in this report. 12. Cosla Policy Position N/a Page 4 of 344
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13. Climate Change The Council aims to reduce its carbon and other emissions to net zero by 2030, however there are no direct implications arising from the recommendations in this report. 14. Children’s Rights There are no direct implications arising from the recommendations in this report. List of Background Papers • Revenue Budget and Council Tax 2024/25, Council 29 February 2024 Author: Valerie Howie, Finance Business Partner Page 5 of 344
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Appendix 1 RENFREWSHIRE COUNCIL REVENUE BUDGET MONITORING STATEMENT 2024/25 1 April 2024 to 13 September 2024 POLICY BOARD: PLANNING SERVICES Objective Summary Annual Budget at Period 3 Budget Adjustments Revised Annual Budget at Period 6 Projected Outturn Budget Variance (Adverse) or Favourable Previous Projected Outturn Variance Movement £000 £000 £000 £000 £000 % £000 £000 Planning Strategy & Place 561 (31) 530 530 0 0.0% 0 0 Development Management 213 12 225 230 (5) (2.2%) 95 (100) Building Standards (190) 19 (171) (171) 0 0.0% (134) 134 NET EXPENDITURE 584 0 584 589 (5) (0.9%) (39) 34 Subjective Summary Annual Budget at Period 3 Budget Adjustments Revised Annual Budget at Period 6 Projected Outturn Budget Variance (Adverse) or Favourable Previous Projected Outturn Variance Movement £000 £000 £000 £000 £000 % £000 £000 Employees 1,598 0 1,598 1,598 0 0.0% 31 (31) Premises Related 1 0 1 1 0 0.0% 0 0 Transport Related 15 0 15 15 0 0.0% 0 0 Supplies and Services 180 13 193 259 (66) (34.2%) 0 (66) Third Party Payments 0 0 0 0 0 0.0% 0 0 Transfer Payments 103 (12) 91 90 1 1.1% 0 1 Support Services 317 0 317 317 0 0.0% 0 0 Depreciation and Impairment Losses 0 0 0 0 0 0.0% 0 0 GROSS EXPENDITURE 2,214 1 2,215 2,280 (65) (2.9%) 31 (96) Income (1,630) (1) (1,631) (1,691) 60 3.7% (70) 130 NET EXPENDITURE 584 0 584 589 (5) (0.9%) (39) 34 Page 6 of 344
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___________________________________________________________________ To: Planning and Climate Change Policy Board On: 5 November 2024 ___________________________________________________________________ Report by: Director of Environment, Housing and Infrastructure ___________________________________________________________________ Heading: Public Bodies Climate Change Duties Reporting 2023-24 ___________________________________________________________________ 1. Summary 1.1 The Climate Change (Emissions Reduction Targets) (Scotland) Act 2019 committed Scotland to become net zero by 2045, with the Public Bodies Climate Change Reporting Duties placing a legal requirement on public bodies to set target dates for zero direct emissions and indirect emission reductions; report on how spending and resource will contribute to these targets; and report on the body’s contribution to Scotland’s Climate Change Adaptation Programme. 1.2 To comply with the requirements of the Climate Change (Duties of Public Bodies: Reporting Requirements) (Scotland) Order 2015 as amended by the Climate Change (Duties of Public Bodies: Reporting Requirements) (Scotland) Amendment Order 2020, Renfrewshire Council is required to prepare an Annual Report detailing progress in mitigation and adaptation to climate change. 1.3 Reporting year 2023-24 outlines total emissions for Renfrewshire Council were 18,889.29tCO2e – a decrease of 646.25tCO2e from 2022-23 (a 3.3% reduction). There was a reduction in both Scope 1 and Scope 3 emissions from the previous year, but an increase in Scope 2 emissions, with details outlined in Section 4. The total emissions for 2023-24 was made up of 11,167.69tCO2e of Scope 1 emissions; 5,338.84tCO2e of Scope 2 emissions; and 2,382.76tCO2e of Scope 3 emissions. 1.4 Overall, Renfrewshire Council’s total annual emissions have reduced by 34,640tCO2e since the baseline year of 2012-13 – a reduction of 64.6%. 1.5 The Council’s climate change report for 2023-24 is due to be submitted to the Scottish Government by 30 November 2024. This is a statutory requirement for all public bodies. 1.6 Renfrewshire Council’s Public Bodies Climate Change Duties Report for 1 April 2023 to 31 March 2024 is attached as Appendix 1 for approval by Board members, outlining details on the Council’s emissions; activities, plans and strategies Item 2 PACC051124 Page 7 of 344
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undertaken in 2023-24 in relation to climate change and adaptation; and priorities for the year ahead in relation to climate action. 2. Recommendations 2.1 It is recommended that the Planning and Climate Change Policy Board: • approves the content of Renfrewshire Council’s Public Bodies Climate Change Duties report for 2023-24 as appended to this report, and • notes this will be submitted to Scottish Government by 30 November 2024 deadline. ___________________________________________________________________ 3. Background 3.1 The Climate Change (Emissions Reduction Targets) (Scotland) Act 2019 committed Scotland to net zero by 2045, with the Public Bodies Climate Change Reporting Duties placing a legal requirement on public bodies to set target dates for zero direct emissions and indirect emission reductions; report on how spending and resource will contribute to these targets; and report on the body’s contribution to Scotland’s Climate Change Adaptation Programme. 3.2 All 32 local authorities in Scotland are signed up to Scotland’s Climate Change Declaration, acknowledging the importance of climate change and the key role Scottish local authorities play in helping to tackle the challenges of climate change. Signatories are committed to: • providing leadership on climate change, • reducing the local authorities’ own greenhouse gas emissions from their estate, services and operations and taking action to reduce emissions from the local authority area as a whole, • assessing the risks of climate change and working with others to take the steps to adapt to the unavoidable impacts of a changing climate, and • developing effective partnerships with communities and stakeholders to respond to climate change. 3.3 To comply with the requirements of the Climate Change (Duties of Public Bodies: Reporting Requirements) (Scotland) Order 2015 as amended, Renfrewshire Council is required to prepare an Annual Report detailing progress in helping to mitigate and adapt to climate change. Detailed information about the Council’s emissions is submitted annually to the Scottish Government through the Public Bodies Climate Change Duties Report. 3.4 The Scottish Government developed the reporting framework to assist in providing accurate and consistent performance information across all public organisations. It provides an important mechanism for the public sector to lead by example in addressing climate change, but also a mechanism to inform the future direction and development of policy, legislation, funding and support services. 3.5 The Council’s climate change report for 2023-24 is due to be submitted by 30 November 2024 and is a statutory requirement of all public bodies. The Report is intended to assist with monitoring Public Bodies Duties compliance and encourage continuous improvement. Page 8 of 344
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3.6 Renfrewshire’s Plan for Net Zero Plan aligns with the updated statutory public bodies reporting requirements. The Plan outlines the strategic direction in Renfrewshire and highlights the importance of working together across the Council and beyond to ensure projects, programmes and approaches complement each other; optimise expertise and experience; and maximise resources while closely aligning with our Council and Community Plans, and national and local policies and strategies. 3.7 Targets within Renfrewshire’s Plan for Net Zero which are relevant to Public Bodies Climate Change Duties are outlined in the report in line with reporting requirements. 4. Renfrewshire Council’s Annual Report 2023-24: Key Highlights Corporate Emissions, Targets and Project Data 4.1 In the reporting year running from 1st April 2023 to 31st March 2024 the total emissions for Renfrewshire Council for 2022-23 were 18,889.29tCO2e – a decrease of 646.25tCO2e (a 3.3% reduction) compared with 2022-23. The total emissions for 2023-24 was made up of 11,167.69tCO2e of scope 1 emissions; 5,338.84tCO2e of scope 2 emissions; and 2,382.76tCO2e of scope 3 emissions. 4.2 Overall, Renfrewshire Council’s total annual emissions have reduced by 34,640tCO2e – a reduction of 64.6% - when comparing the baseline year of 2012-13 with 2023-24. 4.3 Scope 1 emissions are from sources owned or controlled by the Council (e.g. natural gas use; petrol and diesel in Council fleet); Scope 2 emissions are indirect emissions from purchased electricity (including electricity for buildings, streetlights, CCTV and electric vehicle fleet); and Scope 3 emissions are those emissions that the Council is indirectly responsible for as a consequence of our activities, but sources are not owned or controlled by the organisation (e.g. business travel, electricity transmission and distribution losses and household and waste collection and disposal). 4.4 The COVID-19 pandemic had a major impact on Council operations; service delivery; and ways of working across the Council, as well as impacting the behaviour of households and businesses during 2020-21 and 2021-22 in particular. This disruptive impact has made it difficult to compare values across years in some cases. 2022-23 saw reduced disruption from the impacts of the pandemic in relation to service delivery, although there were still some impacts across some areas of working, including emissions for home working (which were not included pre-pandemic). 4.5 2023-24 has now seen service delivery and working patterns largely stabilise, although some changes introduced as a result of the pandemic, such as hybrid working, remain. 4.6 The annual reporting looks at the Council’s consumption across key reporting areas, taking into account changes in emission factors for these reporting areas. Emissions factors are updated on an annual basis at a national level, quantifying the environmental impact of different activities, and are key in calculating the Council’s annual carbon footprint. Page 9 of 344
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4.7 Of the 27 sources of emissions featured in the report for 2023-24, Renfrewshire Council saw a decrease in emissions in 12 sources. As with all data, context is important in the case of both the increases and the decreases in the emissions sources. Scope 1 Emissions: 4.8 There was a 5.3% decrease in natural gas consumption in 2023-24 compared with 2022-23. This led to a reduction in emissions despite an increased emission factor for this reporting area. Gas use continues to be monitored at building level to identify potential areas to improve efficiency and enable reductions. 4.9 2023-24 saw a 5.4% decrease in litres of diesel consumed as an organisation compared with 2022-23 alongside a decrease in emission factor for diesel, leading to a decrease of 227.36tCO2e emissions in this reporting area. 4.10 However, there was a significant increase in litres of petrol consumed as an organisation in 2023-24 (37,718litres in 2022-23 increasing to 54,897litres in 2023- 24, a 45.5% increase). A number of factors should be taken into account in relation to this reporting area: - with site visits returning to levels more like they were pre-pandemic, a rise in petrol consumption in comparison to the previous years is not entirely unexpected. For context, it should be noted that the 54,897litres consumed in 2023-24 is 38.6% lower than petrol consumption in 2019-20 (the last year of reporting before the pandemic). - however, there was also an increase in business miles in 2023-24 compared with the previous year (activities being carried out using private vehicles, the majority of which are likely to be fossil-fuelled). - the petrol consumption being significantly lower than pre-pandemic may be in part due to increasing mileage being carried out by electric vehicles, in line with increased numbers of electric vehicles in the pool fleet. However, it should be noted that in 2023-24 there was a 55% decrease in pool vehicle miles being carried out by electric fleet compared with the previous year (212,809 miles by electric vehicle in 2023-24 compared with 470,874 miles by electric vehicle pool fleet in 2022-23). This area of increase will be closely monitored to identify the factors influencing this and potential interventions required to enable reductions. This will also be addressed through a Council wide relaunch of the Sustainable Travel Hierarchy to reduce business mileage and promote the use of Public Transport or pool cars. 4.10 LPG saw an increase in 2023-24 compared with 2022-23. However, this is from a very low base (626 litres used in 2022-23 increasing to 1,054 litres in 2023-24). The increased emissions in 2023-24 as a result of LPG was 0.67tCO2e in the context of a total reduction of 646.25tCO2e across all Council emissions. 4.11 Gas oil consumption in 2023-24 was around 2% of the previous year’s use and saw a reduction in emissions of 81.98tCO2e in 2023-24. 4.12 The decrease in natural gas emissions of 436.59tCO2e; diesel emissions of 227.36tCO2e; and gas oil emissions of 81.98tCO2e alongside increases in LPG emissions (0.67tCO2e) and petrol consumption (33.6tCO2e) meant an overall decrease in Scope 1 emissions of 711.66tCO2e in 2023-24 compared with 2022- 23 (a 6% decrease). Page 10 of 344
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Scope 2 Emissions 4.13 Although the Council’s electricity consumption decreased by 2.48% (from 26,438,941kWh in 2022-23 to 25,782,258kWh in 2023-24), Scope 2 emissions increased by 226.08tCO2e (4.4%) in 2023-24 compared with 2022-23 due to an increased emission factor for this reporting area. 4.14 The UK’s electricity emission factor increased in 2023 due to a combination of factors – there was a decrease in renewable energy generation compared to the previous year, largely due to calm weather resulting in a reduction in energy generated by onshore and offshore wind farms. This resulted in an increase in the use of natural gas in electricity generation and therefore an increase in the emission factor associated with the UK grid. Scope 3 Emissions 4.15 In 2023-24, Scope 3 emissions fell by 160.67tCO2e in comparison with 2022-23 (a 6.3% decrease) for the Scope 3 reporting areas that the Council currently report on – grid electricity transmission and distribution losses; water supply and treatment; waste and recycling collection and disposal; business miles; and homeworking. 4.16 The was a significant decrease for Scope 3 was in waste and recycling – a reduction of 170.32tCO2e compared with 2022-23 (an 11.9% reduction). This was largely due to a significant decrease in waste going to landfill, with the latest figures showing just 0.69% of waste in Renfrewshire going to landfill. There was, however, an increase in total tonnes of waste and recycling generated in Renfrewshire (57,191tonnes in 2023-24 up from 51,116tonnes in 2022-23 – an increase of 11.88%). 4.17 There was, however, an increase in business miles (328,667 miles in 2022-23 up to 381,450 miles in 2023-24, an increase of 16% and 12.02tCO2e). This is alongside increased petrol consumption from fossil-fuelled pool car use. 4.18 As set out in 4.13, the Council’s electricity consumption decreased in 2023-24 but there was an increase in emission factor for transmission and distribution losses, which are reported under Scope 3. Overall, this still led to a decrease in emissions of 5.81tCO2e for this reporting area. 4.19 There was also an increase in Scope 3 emissions for water supply and treatment – both saw an increase in m3 in 2023-24 compared with 2022-23 of 24.4%. The main cause of this increase was a number of bursts and leaks. As with all areas of increase, this will be monitored to identify high water use and potential leaks through monitoring and targeted action alongside implementing water saving interventions, including urinal controls being installed, with further installations in 2024-25. Scope 3 Emissions Reporting: Ongoing Work and Progress Update 4.20 The Greenhouse Gas Protocol outlines 15 distinct categories1 of Scope 3 emissions. Renfrewshire Council (and the wider public bodies across Scotland) currently report some categories of Scope 3 emissions, such as grid electricity transmission and distribution losses; water supply and treatment; waste and recycling collection and disposal; business miles; and homeworking. However, there are some categories of Scope 3 emissions which are not currently included in mandatory Public Bodies 1 Purchased Goods and Services; Capital Goods; Fuel and Energy-Related Activities (not included in scope 1 or scope 2); Upstream Transportation and Distribution; Waste Generated in Operations; Business Travel; Employee Commuting; Upstream Leased Assets; Downstream Transportation and Distribution; Processing of Sold Products; Use of Sold Products; End-of-life Treatment of Sold Products; Downstream Leased Assets; Franchises; and Investments. Page 11 of 344
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Climate Duties reporting – some of the categories are not relevant for public bodies, while others there are huge complexities of methodology and accounting. 4.21 An Environmental Standards Scotland investigation which was set up to look into the effectiveness of systems in place to support local authorities in the delivery of national climate targets. One of the recommendations was to mandate reporting of Scope 3 emissions for local authorities, with the Scottish Government to submit an Improvement Plan based on the ESS recommendations by September 2024. 4.22 Mandating Scope 3 emission reporting for local authorities requires consultation under the 2009 Act and an Amendment Order to enact the change. Indications are that the mandatory reporting of Scope 3 is likely to be from 2026-27 reporting year. 4.23 It was acknowledged that local authorities are best placed to report how this will affect them. Workshops were held with representation from Scottish Government and Scottish Local Authorities, including representation from Renfrewshire Council, to set out a practical approach with a balance between mandating reporting, what is technically feasible and the value of data obtained and whether this adds value to the work undertaken to take action to reduce emissions. 4.24 The Improvement Plan takes a pragmatic, phased approach to mandating reporting of Scope 3 emissions. Based on the collaborative approach with Scottish local authorities, Scope 3 emissions were categorised into 3 groups based on practicality and feasibility of reporting; the need for collaboration and further work to develop data collection methodologies; and the likelihood of specific categories of Scope 3 emissions not being applicable to local authorities at this time. This was to ensure a focus on mandating those categories which local authorities were already reporting on and those that required further work with regards to methodologies and sifting out those that were not applicable or that don’t have accurate reporting methodologies. 4.25 Group 1 - Practical and Feasible: reasonably simple to collect data and report and would have a positive impact on monitoring and reducing emissions: • Fuel and Energy Related Activities not in Scopes 1 or 2 (e.g. transmission and distribution losses): Renfrewshire Council currently report this. • Waste Generated in Operations: Renfrewshire Council currently report this. • Business Travel, including overnight stays: Renfrewshire Council currently report business miles only. • Employee Homeworking: Renfrewshire Council currently report homeworking. Difficulties highlighted in estimating commuting data. 4.26 Group 2 – Collaboration and Resource: not as easy as Group 1, but produce significant amounts of carbon emissions and so are equally important. Additional work is needed to set out standardised approaches and robust methodology. 4.27 The key Group 2 category is Purchased Goods and Services: currently this is largely spend-based, which brings limitations and advice states that this means it should not be used for target setting. The aim is to move to hybrid methodology combining spend-based with supplier specific data. This category is anticipated to have a significant impact due to levels of public sector spending. 4.28 Other categories in Group 2 are Upstream Leased Assets; Downstream Leased Assets; and Investments (including equity and debt investments and project finance). 4.29 In lieu of a standardised national approach, work has been undertaken by Renfrewshire Council Procurement colleagues to give a preliminary indication of possible procurement hotspots within supply chains, activities and operations. This Page 12 of 344
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will allow progression of work looking to identify areas where we can reduce carbon in the products and services we buy, whilst also ensuring these demands are reasonable and proportionate as to not exclude SMEs organisations from competing in bidding processes. 4.30 This work took into account all Council spend on goods and services and the emissions factors and emissions associated with each of the associated SIC categories to identify spend categories with the highest proportion of emissions. 4.31 Using this spend-based methodology, it is estimated that 4 spend categories with >10% of emissions make up 68% of the Council’s emissions in relation to procuring goods and services: specialised construction works; wholesale trade services, except of motor vehicles and motorcycles; residential care services; and construction and construction works for civil engineering. 4.32 Ten further spend categories with between 1%-10% of emissions make up an estimated 26% of the Council’s emissions in relation to procuring goods and services, using this spend-based methodology. And 30 spend categories have under 1% of emissions and make up the remaining 6-7%. 4.33 The spend based methodology is useful for identifying environmental hotspots as detailed above however the spend based calculations are subject to inflation and market changes. Using the methodology, emissions fluctuate in accordance with spend regardless of the environmental impact of the product or activity in question. 4.34 Group 3 – Need Further Research: The remaining Scope 3 categories were determined unlikely to be relevant to local authorities, but further research would be undertaken to confirm this. Adaptation 4.35 Renfrewshire Council has a proactive approach to managing current and future climate risks associated. Climate related risks and vulnerabilities are recorded in the Corporate Risk Register as well as being reflected within the relevant service plans. 4.36 The Council has a range of adaptation strategies and projects outlined within the Public Bodies report in 2023-24, including: • Renfrewshire Biodiversity Duty Report, which highlights a variety of biodiversity activities and nature based solutions which contribute positively towards Renfrewshire’s Plan for Net Zero and the Renfrewshire Biodiversity Action Plan. This includes landscape scale projects from creation of new woodland habitats and peatland restoration to the creation of biodiversity areas and local conservation activities • delivery of new biodiversity areas, taking the total to 8.4 hectares of native species-rich wildflower meadow as part of the Biodiversity Areas Project, using species-rich grassland and semi-natural woodland to sequester carbon; • Renfrewshire’s Biodiversity Action Plan, providing a framework for partnership initiatives which promote biodiversity across Renfrewshire over the coming years; • working with partners on bringing to design stage peatland restoration at West Tandlemuir Farm in Clyde Muirshiel Regional Park; and • progressing the feasibility of restoring the Candren Burn catchment in Ferguslie Park, in partnership with SEPA and the Green Action Trust. Page 13 of 344
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Procurement 4.37 Renfrewshire Council as a contracting authority has developed a range of policies and strategies to ensure compliance with the sustainable procurement duty under section 8 (2) of the Procurement Reform (Scotland) Act 2014, the Climate Change (Scotland) Act 2009 and the Climate Change (Duties of Public Bodies: Reporting Requirements) (Scotland) Order 2015. The updated Sustainable Procurement Strategy (approved on 23 November 2023 by the Finance, Resources and Customer Services Policy Board) aligns to statutory requirements as well as the key strategic priorities of the Council within the Council Plan and Renfrewshire’s Plan for Net Zero. 4.38 The Council’s Sustainable Procurement Strategy sets out a clear process map for embedding sustainability into contracts at each stage of the procurement process and aligns to the Council’s aspiration to contribute to reducing our impact on climate change to make Renfrewshire's economy and communities as sustainable as possible. The Council’s policies take account of the Programme for Government’s recognition that public procurement in Scotland can drive change and build responsible supply chains, helping to tackle the climate emergency, reduce emissions, minimise waste and allow for re-use or recycling wherever appropriate. 5. Next Steps 5.1 Following approval, Renfrewshire Council’s annual Public Bodies Climate Change Duties report for 2023-24 will be submitted to the Scottish Government ahead of the 30th of November 2024 deadline as per statutory requirements. Implications of the Report 1. Financial – None directly arising from this report. 2. HR & Organisational Development – None directly arising from this report. 3. Community/Council Planning – the report details a range of activities which reflect the refreshed community planning themes and also the Council Plan 2022-2027. 4. Legal - None directly arising from this report. 5. Property/Assets – section 3 within the report in Appendix 1 details carbon emissions related to the Council estate. 6. Information Technology – None directly arising from this report. 7. Equality and Human Rights - the Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report because it is for noting only. If required following implementation, the actual impact of the recommendations and the mitigating actions will be reviewed and monitored, and the results of the assessment will be published on the Council’s website. 8. Health and Safety – None directly arising from this report. 9. Procurement – sections 4.25 – 4.26 highlight the important role of sustainable procurement practice in helping to meet the organisation’s climate ambitions and this is further evidenced in the appendix under section 5. 10. Risk – as noted in section 4.23, climate related risks and vulnerabilities are recorded in the Corporate Risk Register as well as being reflected within the relevant service plans. Page 14 of 344
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11. Privacy Impact – None directly arising from this report. 12. Climate Risk – this report details progress made by Renfrewshire Council in response to the climate emergency during 2023-24. 13. Children’s Rights - None directly arising from this report. 13. COSLA Policy Position – this work aligns with COSLA’s current work alongside the Scottish Government in response to the climate emergency. Appendix 1: Renfrewshire Council Public Bodies Climate Change Duties Report 2023-24 ___________________________________________________________________ List of Background Papers: None Author: Roz Smith, Climate Emergency Lead Officer Page 15 of 344
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RENFREWSHIRE COUNCIL’S PUBLIC BODIES CLIMATE CHANGE DUTIES (2023-24) This report has been produced in accordance with the Climate Change (Duties of Public Bodies Reporting Requirements) (Scotland) Order 2015, as amended by the Climate Change (Duties of Public Bodies: reporting Requirements) (Scotland) Amendment Order 2020. Page 16 of 344
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Profile of Body PART 1: PROFILE OF REPORTING BODY 1(a) Name of reporting body Renfrewshire Council 1(b) Type of body Local Government 1(c) Highest number of full-time equivalent staff in the body during the report year 6,500 1(d) Metrics used by body: Metric Units Value Population size served Population 186,540 1(e) Overall budget of the body: Specify approximate £/annum for the report year. Budget Budget Comments £513,914,000 Unaudited Accounts 1(f) Report type: Specify the report year type Report Type Report Year Comments Financial 1st April 2023 to 31st March 2024 1(g) Context: Provide a summary of the body's nature and functions that are relevant to climate change reporting. The Climate Change (Emissions Reduction Targets) (Scotland) Act 2019 committed Scotland to become net zero by 2045, with the Public Bodies Climate Change Reporting Duties placing a legal requirement on public bodies to set target dates for zero direct emissions and indirect emission reductions; report on how spending and resource will contribute to these targets; and report on the body’s contribution to Scotland’s Climate Change Adaptation Programme. The climate change report submitted in November 2024 for 2023/24 will be the tenth mandatory submission by Renfrewshire Council, as required by public bodies. Renfrewshire Council recognises the importance of leadership in the response to the climate emergency. The Council is a large employer in the area and owns a large number of assets – made up of land and a large property portfolio, including around 12,500 housing stock – and the Local Authority area has a rising population. While the emissions baselining work that was carried out in 2021-22 highlighted that the Council makes up only 2.5% of the area’s total emissions, we recognise that as a local authority we can influence emissions in areas including planning, buildings, housing, education, energy, transport and waste. It is estimated that local authorities can influence around 33% of an area’s emissions through sectors that are directly shaped by local authority practice, policy or partnerships. Renfrewshire Council provides a range of high quality public services that are relevant to climate change reporting. Policy decisions made by the Council have the ability to build resilience against the impacts of climate change across the whole area through adaptation as well as shaping Renfrewshire’s future emissions reductions on our journey to net zero through mitigation, with work programmes including: Page 17 of 344
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• publication of our Plan for Net Zero, outlining how we will work towards net zero by 2030 and how the Council will lead and enable a just transition under 5 key themes (clean energy; sustainable transport; circular economy; connected communities; and resilient place) • publication of Renfrewshire’s Local Heat and Energy Efficiency Strategy and Delivery Plan - built upon a robust evidence base of data and stakeholder engagement and takes a place-based, locally led and tailored approach to set out a vision for improving energy efficiency and heat decarbonisation • investing £1M in our Climate Change Action Fund to support innovative climate projects and initiatives across Renfrewshire which build on transformative projects that the Council have already delivered across our operations and which can be replicated across the area • working with our local communities, community planning partners and stakeholders to prioritise climate action based on local needs, identify barriers to taking action in order to find solutions; and identify opportunities for partnership working • planning policies and guidance that strategically sets out how the Renfrewshire area will be developed in the future and ensuring people can easily access goods, services and social connections easily; and building standards inspections to ensure regulations are being adhered to • Local Housing Strategy and Strategic Housing Investment Plan to ensure energy efficient housing and affordable warm homes, met increasingly by renewable heat and power • Local Transport Strategy including development of active travel networks to increase walking, wheeling and cycling; working with public transport partners to enhance public transport provision; and implementing low carbon infrastructure including electric vehicle charging infrastructure to assist the modal shift to low carbon vehicles • a comprehensive waste and recycling collection service for residential and commercial customers to enable increased recycling and initiatives to divert waste from landfill and increase reuse and recovery • large-scale investment in demonstrator projects, e.g. a district heating network, providing low carbon heating to local businesses at the Advanced Manufacturing Innovation District Scotland (AMIDS) • a strategic review of all the buildings we own to ensure more efficient use: minimising energy consumption; reducing energy waste; and maximising energy efficiency • investing in energy programmes across our assets, e.g. LED streetlight conversion; solar PV and biomass systems; and energy efficiency programmes • low carbon travel opportunities for staff, including an EV fleet replacement programme of pool cars and light vans and a cycle to work scheme to encourage active travel • increasing biodiversity, reforestation and natural flood management across the area In addition to our climate change duties, Renfrewshire Council has made clear commitments to climate action across the 5 themes of the Plan for Net Zero, which embeds climate change within organisational decision making. We have carried out extensive stakeholder engagement to ensure everyone can be involved in the design and delivery of the Plan for Net Zero, with a commitment from the Council to lead by example and to increase accountability and transparency; and raise awareness to make it easier for the public to track progress and monitor the actions Renfrewshire Council is taking to reduce emissions and the impacts of these actions, as part of Renfrewshire’s collective journey to net zero. Page 18 of 344
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PART 2: GOVERNANCE, MANAGEMENT & STRATEGY Governance and Management 2(a) How is climate change governed in the body? Council and Boards April 2023 to March 2024 The Council’s agreed framework for decision making and policy development is based on a series of Policy Boards. In addition to Full Council; Leadership Board; Audit, Risk and Scrutiny Board; Regulatory Functions Board; and Cross Party Sounding Board, the Council also operates the following thematic Policy Boards that reflect policy priorities rather than Council service structures. The policy boards during 2023/24 were: ➢ Communities & Housing Policy Board ➢ Economy and Regeneration Policy Board ➢ Education and Children’s Services Policy Board ➢ Emergencies Board ➢ Finance, Resources and Customer Services Policy Board ➢ Infrastructure, Land and Environment Policy Board ➢ Investment Review Board ➢ Planning and Climate Change Policy Board Each of these Policy Boards has initiatives and strategies that contribute to the Council’s target of working towards net zero by 2030. A Climate Change Sub-Committee was established following the Council’s climate emergency declaration to take forward climate action, chaired by the Leader of the Council and including representation from all political parties. Following the May 2022 local government elections, the remit for climate change moved under a newly created Planning and Climate Change Policy Board, reflecting the administration’s focus on this key area. Key Partnerships April 2023 to March 2024 In addition to the Council's policy boards, the Councils in the Glasgow and Clyde Valley area work together with the City Region to prepare the Regional Spatial Strategy; and the Renfrewshire Health and Social Care Integration Joint Board assumes responsibility for the planning and delivery of integrated services. Renfrewshire Council also works closely with Community Planning Partners to bring together the collective talents and resources of public services and communities to drive positive change on local priorities. It focuses on where partners’ collective efforts and resources can add most value for local communities, with a particular focus on reducing inequalities. Renfrewshire Council is part of the largest collaboration of a joint waste processing facility in Scotland, as part of the Clyde Valley Residual Waste Project (partnering with North Lanarkshire, East Dunbartonshire, East Renfrewshire and North Ayrshire Councils), with contractual responsibilities for residual waste tonnages and energy from waste built in as part of this project. As part of Climate Ready Clyde, we work collaboratively in partnership with 13 member organisations to create a shared vision, producing Glasgow City Region’s Adaptation Strategy and Action Plan which will build a more resilient, prosperous and just Glasgow City Region. Renfrewshire is part of the Strathclyde Partnership for Transport, the largest of Scotland's seven regional transport partnerships. Page 19 of 344
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2(b) How is climate change action managed and embedded in the body? Renfrewshire Council has developed strong governance to lead by example and take action to tackle climate change. The Planning and Climate Change Policy Board remit includes matters relative to Climate Change; Building Standards; Development Management; Development Planning; Planning and the Strategic Development Plan. The Board provides oversight and scrutiny of the Council’s response to the climate emergency and specifically the progress being made towards net zero carbon emissions for both the Council as an organisation and the Renfrewshire area as a whole. The Council's Corporate Management Team (CMT) is comprised of senior staff from all service areas and meets on a weekly basis. Although matters relating to climate change adaptation and mitigation are not the sole focus of this group, operations, projects, programmes, policies and strategies from across the collective areas of responsibility contribute to the Council's overall emissions and performance in relation to the Council Plan; Community Plan; and the Plan for Net Zero are considered by the CMT. Baselining and monitoring of emissions (for both the Council as an organisation and the Renfrewshire area as a whole) and the contributions across service areas to emissions reductions are also considered at CMT, alongside the financial implications. Specific officers whose remit includes climate change adaptation and mitigation are outlined below. A Climate Emergency Lead Officer started in post within the Chief Executive's service in September 2021 to coordinate the Council's overall strategic climate programme and develop Renfrewshire's Plan for Net Zero. In February 2023, with the Council’s focus on the response to the climate emergency, a restructure led to the creation of a Head of Climate, Public Protection and Roads as the main strategic lead for the Council's response to the climate emergency with responsibility for driving progress going forward. In September 2023, a Senior Manager for Climate and Public Protection Manager was appointed, highlighting the commitment of the Council to progress in this area in the years ahead. Additional roles which focus on environmental issues include: ➢ a Green Economy Officer (in the Economy and Development team within the Chief Executive's service) with a focus on developing the response to the climate emergency from an economic development point of view and helping Renfrewshire’s businesses develop a just transition to greener ways of working ➢ a Tree and Woodland Officer to support woodland management across Renfrewshire ➢ a Biodiversity Officer to support and enhance biodiversity, nature and wildflower habitats, supporting the Council's commitment to the Edinburgh Declaration on Biodiversity ➢ a Transport Infrastructure Officer, with a focus on active travel projects ➢ a dedicated Climate Emergency Advisor within the Council’s procurement team, ensuring sustainable procurement practice is embedded in the procurement team and across services to guide all future activities and exploring opportunities for procurement to support with the delivery of our climate goals and our community wealth building aspirations for our local economy, and working with internal stakeholders and colleagues in the wider public sector to help establish a clear framework for monitoring progress and for managing contracts to demonstrate the delivery of our sustainability outcomes ➢ the Council’s Energy Management Team, including energy advisors and LHEES Officer ➢ Project Management Unit Programme Manager with a focus on climate projects and interventions The climate emergency is included in the Council’s Risk Register with a Risk Owner allocated (with both Likelihood and Impact combining to give a High risk score evaluation). The Risk Statement, Controls and Actions are all monitored at each Board cycle. Carbon Literacy training has also been rolled out, with 70 Council managers, team leaders and officers completing the Carbon Literacy Project training, as well as sessions for Elected Members, and scheduled dates for future cohorts released on a rolling basis roughly every 4 weeks. Page 20 of 344
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Strategy 2(c) Does the body have specific climate change adaptation objectives in its corporate plan or similar document? Wording of Objective Name of Document Document Link Renfrewshire Council Plan 2022-2027: provides organisational direction, ensuring that the key strategic priorities of the Council translate into specific actions within service improvement plans. This provides a ‘golden thread’, illustrating the role all Council services play in delivering these objectives. The Plan sets out the vision of “Creating a fairer Renfrewshire built on innovation, wellbeing and opportunity” with 5 strategic outcomes (with strategic outcome 4 directly relating to the climate emergency and the Council’s related activity at a local level). There is also a cross cutting theme, improving outcomes for children and families which underpins each of the 5 strategic outcomes: • Place: working together to enhance wellbeing across communities • Economy: building an inclusive, green and resilient economy • Fair: nurturing bright, happy and healthy futures for all • Green: leading Renfrewshire to Net Zero • Living Our Values: making a difference together Renfrewshire Council Plan: Creating a fairer Renfrewshire built on innovation, wellbeing and opportunity 2022-2027 Renfrewshire Council Plan 2022-2027 Service Improvement Plans: Each Council service has Service Improvement Plans which contain a range of actions and activities which align with reducing corporate emissions and help the Council meet it climate change targets, with key actions grouped under the 5 themes of the Council Plan as outlined above. Service Improvement Plans Environment & Infrastructure Service Improvement Plan 2022-25 Chief Executive’s Service Improvement Plan 2022-25 Finance and Resources Service Improvement Plan 2022-25 Children’s Services Service Improvement Plan 2023-26 Communities and Housing Service Improvement Plan 2022-25 The Community Plan’s aim is: "working together to make Renfrewshire a fairer, more inclusive place where all our people, communities and businesses thrive". Addressing the climate emergency on a partnership basis, is a key area of focus identified within the refreshed Community Plan. There are 3 key areas of focus for the remainder of the Plan to deliver 12 priority actions. The 3 x focus areas are supporting low-income families; tackling health inequalities; and addressing the climate emergency, under the themes Thriving; Well; Fair; and Safe. Renfrewshire’s Community Plan 2017-2027 (2022 refresh at mid-point) Renfrewshire’s Community Plan 2017-2027 Page 21 of 344
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2(d) Does the body have a climate change plan or strategy? Yes. Renfrewshire’s Plan for Net Zero: Working towards net zero by 2030 for both the Council as an organisation and the Renfrewshire area as a whole. The Plan for Net Zero sets out objectives and actions required to end Renfrewshire’s contribution to climate change within a generation to ensure a safer, healthier, greener and fairer place for everyone to live, work and spend time in. The design and development of the Plan took a grassroots approach, with extensive engagement combined with our emissions baselining to produce a robust evidence base that led to the 5 key themes: clean energy; sustainable transport; circular economy; connected communities; and resilient place. Each of the themes has priority areas as well as actions that the Council will undertake to lead and enable change. 2(e) Does the body have any plans or strategies covering the following areas that include climate change? Topic area Name of document Time period covered Comments Adaptation Glasgow City Region’s Adaptation Strategy and Action Plan 2020- 2025 As part of Climate Ready Clyde, we work collaboratively in partnership as 12 member organisations to create a shared vision, strategy and action plan. This has produced Glasgow City Region’s Adaptation Strategy and Action Plan which will build a more resilient, prosperous and just Glasgow City Region. Renfrewshire Local Development Strategic Environmental Assessment 2021- 2026 A Strategic Environmental Assessment was prepared alongside the Renfrewshire Local Development Plan. Its purpose was to assess how the Plan might have positive or negative effects on the environment and to consider how potential environmental impacts could be avoided, reduced, mitigated or enhanced. The process ensured that the environment was given the same level of consideration as social and economic factors when preparing the Plan. As the Council begins work on its 3rd Local Development Plan it will also be subject to the Strategic Environment Assessment process which will ensure the next Plan encourages, promotes and facilitates development that helps address the global climate emergency and nature crisis. Civil Contingencies Service Ongoing Civil Contingencies Service: a proactive approach to managing current and future risks associated with climate change. Joint service with Renfrewshire, East Renfrewshire, Inverclyde and West Dunbartonshire council areas. Clyde and Loch Lomond Local Plan District Flood Risk Management Strategy 2022- 2028 The Strategy describes an agreed ambition for managing flooding and the priority of actions to be taken forward to deliver this. An updated Flood Risk Management Plan was published in December 2021 and covers the period 2022-2028. The Flood Risk Management Plan identifies the Potentially vulnerable areas based on potential or future risk from all sources of flooding. 4 of these potentially vulnerable areas are within Renfrewshire (White Cart Water Catchment; Black Cart Water Catchment; Gryffe Catchment; and Clyde South and Bishopton). Business Travel Sustainable Travel Planning Ongoing Sustainable Travel Planning Project: strategy to encourage staff to consider the Sustainable Travel Hierarchy to reduce the impact on the environment, increase the use of electric vehicles, promote active travel for shorter staff journeys and encourage more efficient ways of travel. Includes Sustainable Travel Staff Guidance to encourage and support more efficient travel by Page 22 of 344
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employees to reduce corporate emissions. The Sustainable Travel Scheme is being updated in 2024-25. Actions, targets and metrics also included in the Plan for Net Zero under Sustainable Transport theme. Staff Travel Sustainable Travel Planning Ongoing Sustainable Travel Planning Project: strategy to encourage staff to consider the Sustainable Travel Hierarchy to reduce the impact on the environment, increase the use of electric vehicles, promote active travel for shorter staff journeys and encourage more efficient ways of travel. Includes Sustainable Travel Staff Guidance to encourage and support more efficient travel by employees to reduce corporate emissions. The Sustainable Travel Scheme is being updated in 2024-25. Actions, targets and metrics also included in the Plan for Net Zero under Sustainable Transport theme. Energy efficiency Renfrewshire's Plan for Net Zero 2022- 2030 Actions, targets and metrics included in the Plan for Net Zero under Clean Energy theme. Fleet transport Renfrewshire's Plan for Net Zero 2022- 2030 Actions, targets and metrics included in the Plan for Net Zero under Sustainable Transport theme. Local Transport Strategy consultation has been undertaken for the development of the updated LTS. A Fleet Decarbonisation Strategy aligning with targets within the Plan for Net Zero is being developed in 2024-25. ICT Renfrewshire’s Digital Strategy Ongoing Supporting areas of work have been prioritised into five workstreams: 1. Tackle digital exclusion by removing the barriers to Digital Participation. (Digital Citizen) 2. Enable digital participation through provision of a strong digital infrastructure of Connectivity. (Digital Foundations) 3. Becoming an efficient, effective and sustainable council by developing our Digital Public Services. (Digital Council) 4. Contribute towards our Plan for Net Zero by 2030 through initiatives such as Green Print Strategy projects i.e. Managed Print Service, Hybrid Mail, E-Billing* etc. (Digital Foundations) 5. Migrated to more greener and sustainable ways of working via our cloud hosted data centre, further reducing our data centre footprint as part of the Infrastructure as a Service adoption (Digital Foundations) A new Customer Strategy was approved in 2023 and coves the period 2023-2028. The Council’s Digital Strategy will be reviewed and updated by end of 2024-25 with a refreshed Strategy implemented from April 2025. Renewable energy Renfrewshire's Plan for Net Zero 2022- 2030 Actions, targets and metrics included in the Plan for Net Zero under Clean Energy theme. Sustainable/ renewable heat Renfrewshire's Plan for Net Zero 2022- 2030 Actions, targets and metrics included in the Plan for Net Zero under Clean Energy theme. Waste Management Renfrewshire Council Waste Policy Ongoing Household Waste and Recycling Policy. Actions, targets and metrics also included in the Plan for Net Zero under Circular Economy theme. Water and sewerage Renfrewshire's Plan for Net Zero 2022- 2030 Actions, targets and metrics being developed as part of the action and delivery phase of Renfrewshire’s Plan for Net Zero. Page 23 of 344
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Land Use Renfrewshire Council Food Growing Strategy 2020-25 2020- 2025 Renfrewshire Council Food Growing Strategy 2020-25: includes actions and objectives that align with reducing area-wide emissions associated with food production and transport of food. Actions, targets and metrics related to land use also included in the Plan for Net Zero under Connected Communities and Resilient Place themes. Renfrewshire Biodiversity Action Plan 2024- 2027 The 2nd Renfrewshire Biodiversity Action Plan, covering the years 2024 – 2027, was produced in partnership with a range of local biodiversity organisations and reflects a shared vision for enhanced biodiversity across Renfrewshire. The plan sets out a positive and ambitious approach to biodiversity conservation and promotion, alongside a continued commitment to partnership working and increased community involvement in order to successfully deliver and achieve the outcomes for biodiversity. Actions, targets and metrics related to land use also included in the Plan for Net Zero under Connected Communities and Resilient Place themes. Renfrewshire Local Development Plan 2 2021- 2026 The Renfrewshire Local Development Plan promotes and supports measures to reduce and mitigate the effects of climate change area-wide. The Plan includes objectives and actions on climate change mitigation and adaptation in the design of new development, incorporating renewable or low carbon energy technology into the development to assist in tackling climate change through reductions in carbon emissions. The Plan has a specific Policy I4: Renewable and Low Carbon Energy Developments which supports development of renewable and low carbon energy generating technologies to help achieve the Scottish Government’s renewable energy targets in relation to electricity and heat demand. The National Planning Framework 4 (2023) forms part of the development plan for Renfrewshire, and sets the context for the next Local Development Plan. It is based on the spatial principles of sustainable, liveable and productive places to help achieve net zero by 2045. Actions, targets and metrics related to land use also included in the Plan for Net Zero under Connected Communities and Resilient Place themes Forestry and Woodland Strategy for the Glasgow City Region 2020- 2040 The aim of the Strategy is to guide woodland expansion and management of woodlands in the Glasgow City Region, providing a policy and spatial framework to optimise the benefits for the local economy, communities and the environment. This includes taking account of: • the Climate Emergency • the role of woodland in supporting biodiversity • progress on climate change adaptation and mitigation, including the role of woodland for carbon sequestration • the role of woodland in Natural Flood Management; and • the role of woodland in carbon sequestration Vacant and Derelict Land Strategy 2022 2024 The Renfrewshire Vacant and Derelict Land Strategy (2022) was approved by the Council's Planning and Climate Change Policy Board on 14th June 2022. The strategy uses the information gathered from annual monitoring and analysis of land supply. The Vacant and Derelict Land Strategy identifies a number of actions to promote the redevelopment and/or re-use of brownfield and previously used land to enhance places and support sustainable economic growth. The Vacant and Derelict Land Strategy is due for approval in November 2024. Page 24 of 344
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Other (please specify in comments) Renfrewshire Council’s Sustainable Procurement Strategy 2023- 2026 Renfrewshire Council Procurement Strategy: supporting net zero by 2030 and a drive towards sustainability is at the heart of strategic goals and reflected in our sustainable procurement policy. Actions also included in the Plan for Net Zero under Circular Economy and Connected Communities themes. Other (please specify in comments) Renfrewshire Cycling Strategy 2016-2025 2016- 2025 Sustainable Transport: to increase active travel and get people cycling more often to cut emissions area-wide. Actions, targets and metrics for active travel (and reduction in car miles) also included in the Plan for Net Zero under Sustainable Transport theme. Other (please specify in comments) Local Transport Strategy 2017 Updated LTS to follow in 2025 Sustainable Transport: Our Local Transport Strategy sets out our vision for transport and travel in Renfrewshire, aiming to provide a range of transport options and actions to assist with tackling climate change, with a focus on reduction in carbon emissions on an area-wide basis. Initial consultation for the updated Local Transport Strategy has been concluded, and the new LTS is being developed called Travel Renfrewshire 2035 in line with national and regional strategies and RenZero’s climate change commitments. Actions, targets and metrics also included in the Plan for Net Zero under Sustainable Transport theme. Other (please specify in comments) Renfrewshire Core Paths Plan 2022 2022 onwards Sustainable Transport: to provide opportunities for active travel, particularly to schools and places of employment and reduce emissions on an area-wide basis. Actions, targets and metrics for active travel and core paths (as well as reduction in car miles) also included in the Plan for Net Zero under Sustainable Transport theme. Other (please specify in comments) Renfrewshire Strategic Housing Investment Plan 2025- 2030 The Renfrewshire Strategic Housing Investment Plan sets out how the investment in affordable housing will be targeted to meet the strategic priorities of the Local Housing Strategy. This includes climate change adaptations, ensuring homes are energy efficient and fuel poverty is minimised; using innovative energy efficient development; and will actively target reduced carbon emissions from development activity and will target net zero emissions from new build development over the next few years on an area-wide basis. The Strategic Housing Investment Plan is updated on an annual basis, with the final Renfrewshire Strategic Housing Investment Plan for 2025 to 2030 presented to the Communities and Housing Policy Board in October 2024. Other (please specify in comments) Renfrewshire’s Local Housing Strategy 2023- 2028 The Local Housing Strategy 2023-2028, approved in October 2023, contains 5 Strategic Priorities: Strategic Priority 1: The supply and delivery of housing is increased across all tenures to meet the housing needs of different groups and create attractive and sustainable places Strategic Priority 2: People live in high quality, well-managed homes in sustainable neighbourhoods Strategic Priority 3: Address the challenges of the climate emergency, delivering homes that are warm, energy efficient and fuel poverty is minimised Strategic Priority 4: Prevention of homelessness and providing support for those in housing need Strategic Priority 5: People can live independently for as long as possible in their own home and the different housing needs of people across Renfrewshire are being met Page 25 of 344
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2(f) What are the body’s top 5 priorities for climate change governance, management and strategy for the year ahead? 1.Detailed Phased Road Map to 2030: we will look strategically and holistically across the whole Renfrewshire area to identify opportunities and solutions and to set targets, which will be highlighted in the form of a road map with to aid communication with all our stakeholders. The detailed Net Zero road map will be broken down into clear phases, aligning with the targets within Renfrewshire Council’s Carbon Budget and will show how the Renfrewshire area as a whole, and Renfrewshire Council as an organisation, will fare in relation to these targets if the proposed interventions and projects are implemented. The target setting will take into account both national and local policies and will outline the actions that can be taken to meet our long-term and near-term targets. 2.Quantified Delivery Plans: we will set out costed, priority projects with benchmark capital costs for each period of the Net Zero road map and will quantify and consider all impacts of the proposed delivery plans. The Plan for Net Zero will deliver multiple outcomes simultaneously (not all of which can be monetised, e.g. carbon reduction, fuel poverty alleviation, job opportunities). We will undertake area-based socio-economic impact assessments to identify and evaluate direct and indirect impacts and benefits of the proposed strategic interventions and projects to be implemented through the Plan for Net Zero. Viable and replicable projects and low regret options will be prioritised, and appropriate zones for priority area-based delivery programmes will be designated across the Renfrewshire area. 3.Continuing to work alongside Scottish Climate Intelligence Service: we will quantify the impact of the phased actions, to inform future targets and present data in an interactive way. Good quality data is key in order to track proportional progress to net zero. Updating data in line with the road map as projects are implemented or as new technologies arise will give a running total of carbon savings within each phase, correlating with amounts of sequestration required in order to work towards net zero by 2030. It will also enable us to measure the impacts of implementing different projects so we can prioritise using agreed weightings. 4.Further developing the carbon budget for Renfrewshire Council: and encouraging other organisations across the Renfrewshire area to prepare carbon reduction plans. Setting our annual carbon budget will help us to meet our net zero targets as an organisation. Identifying our emissions by service area will be key in improving our understanding of how our emissions relate to the services we provide and the reductions we need to aim for in order to adapt to delivering the same high quality local services in a way that is fit for a resilient, net zero future. We recognise that delivering the carbon budget will require investment and changes to the way in which resources are deployed, but believe that an annual carbon budget and trajectory, calculated in line with each financial year, will contribute to keep us on track to reaching our net zero target as an organisation. We will continue to improve our carbon budget, linking in with Services to incorporate projects that they are contributing each year. In addition, work is ongoing to identify procurement hot spots within the Council’s supply chains, activities and operations to maximise circular economy opportunities; optimise local supply chains; and identify areas where we can reduce carbon in the products and services we buy through innovative procurement. 5.Developing an Adaptation Plan for Renfrewshire: Developing adaptation solutions and implementing a phased programme of priority actions which are designed to respond to and address the local impacts of climate change that are already happening, as well as prepare for future climate risks across the Renfrewshire area. These actions will be centred around communities, security and resilience, infrastructure and our local environment. Running concurrently with these actions, consultation with all stakeholders is essential across all phases in the design and delivery of the Plan for Net Zero. Two-way communication channels will remain in place as Page 26 of 344
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projects and activities are implemented to ensure everyone is informed of progress and can provide feedback on our collective journey to net zero. This will include: o focused engagement to identify barriers for our citizens and local businesses in order to find solutions and ensure everyone benefits from the transition to net zero; o stakeholder engagement with key groups, such as housing developers, energy companies and network providers; transport providers; land management agencies; and education and training providers, not only to understand their influence but also their role in progressing to net zero; and o internal engagement to identify and optimise opportunities, identify gaps and overlaps and to prioritise actions collectively. 2(g) Has the body used the Climate Change Assessment Tool (a) or equivalent tool to self-assess its capability / performance? Yes. In recognition of the importance of a robust evidence base and in order to identify our highest areas of emissions to prioritise action and the key areas we need to focus on to reach net zero, Renfrewshire Council worked with external technical expertise to complete an emissions baseline and trajectory to 2030 for Renfrewshire Council as an organisation, and Renfrewshire area as a whole. 2014-15 was used as the baseline year (used due to it being the pilot year of PBCCD reporting to enable the same reporting format/data for the whole time period to date). This will also ensure we can measure progress to net zero in an open and transparent way. The baselining evidence showed that Renfrewshire Council makes up 2.49% of the area’s total emissions. Renfrewshire Council emissions are dominated by buildings that we are responsible for (67%). The most significant emissions source is school buildings (47%) which is also the largest element of our estate, with community buildings at 13%, operational buildings (5%) and other buildings (2%). For Renfrewshire area as a whole, emissions were broken down by sector (transport, residential, etc.) and by fuel type (electricity, gas, road fuel) to identify our key emission sources and so we can model the impact of decarbonisation actions we take. Data showed that transport is currently the biggest source of emissions in the Renfrewshire area at 34%, with residential fuel use at 29% (residential electricity makes up 7% of the area’s total emissions; gas/other fuels is 22%) and commercial and industrial fuel use 29% (commercial and industrial electricity makes up 13% of the area’s emissions; commercial and industrial gas/other fuels at 16%). Baselining our area emissions and estimating the trajectory of future emissions using both a business as usual (worst case) and a tailwind (best case) scenario to 2030, provided clarity on the challenges; the key areas and activities that we need to focus on; as well as the scale of action needed in order to work towards net zero by 2030. This increased understanding of our climate targets will also help to inform current and future policy and ensure that the climate emergency is at the forefront of decision making. More recently, we have also been working collectively with all of Scotland’s local authorities with the Scottish Climate Intelligence Service to build capacity and consistency and sharing skills, knowledge and common approaches alongside standardised tools to drive climate action at a local level and deliver change at the scale and pace required to deliver local and national targets. 2(h) Supporting information and best practice In developing Renfrewshire’s Plan for Net Zero, the Council worked with residents and communities, local public, private and third sector and community planning partners to identify priority areas of focus; barriers to making changes; and solutions to enable action. Page 27 of 344
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Engagement is an iterative process and have now completed another round – which started with a Community Climate Conversation (June 2023) to hear more on community priorities and project ideas, what they would like to see in local areas as well as challenges they face. This was followed by a key stakeholder organisation event - with local, regional and national organisations including community planning partners, local housing associations, Scottish Power, Scottish Gas, Scottish Water, Transport Scotland, UWS and all 8 Glasgow City Region local and neighbouring authorities to understand their influence and their role in progressing to net zero as well as partnership working opportunities. The final event was an internal workshop, with attendance from 70 officers across all Services, linked to the information from the previous 2 events. We are continually looking to combine carbon reduction with other strategic priorities such as social renewal as well as identifying how embed new ways of working and positive behaviour changes to reduce emissions in our daily operations and this event identified additional opportunities to work collaboratively to continue to deliver services high quality local services in a way that helps us towards net zero, as well as projects and interventions that could work towards a range of co-benefits. To raise awareness of impacts on emissions of our everyday activities and operations as an organisation, and the ability to influence and reduce emissions, we have started rolling out carbon literacy training, starting within the Policy and Commissioning team. Climate Ready Clyde delivered a workshop on adaptation for Glasgow City Region Elected Members, and a net zero development session took place as part of ongoing Members’ training in August 2023. Renfrewshire Council’s Energy Management Plan, Renfrewshire’s Adaptation Plan and Renfrewshire’s Zero Waste Strategy are being developed in 2024-25. Strategic Housing Investment Plan: As part of the Affordable Housing Supply Programme process, local authorities are required to prepare and update a Strategic Housing Investment Plan which sets out how investment in affordable housing will be targeted to meet the strategic priorities of their Local Housing Strategy and supporting the delivery of the right homes in the right places. Renfrewshire’s Strategic Housing Investment Plan reflects this ambition within its programme of affordable housing developments, maximising the use of grant funding from the Scottish Government. The Strategic Housing Investment Plan is updated on an annual basis, with the draft Renfrewshire Strategic Housing Investment Plan for 2025 to 2030 being prepared. The final Plan will be presented to the Communities and Housing Policy Board in October 2024, in advance of submission to the Scottish Government. The Renfrewshire Strategic Housing Investment Plan supports the development of safe, energy efficient homes that meet people’s needs and contributes to the creation of sustainable, thriving communities. New build homes within the Strategic Housing Investment Plan, will be built to maximise energy efficiency and actively target carbon emissions through the inclusion of greener measures at house design stages, supported by additional ‘quality measure’ funding benchmarks as applicable. A key element of the delivery of the Renfrewshire Council Regeneration and Renewal Programme is to upgrade and retrofit existing homes as well as delivering new build homes to replace old, non-viable Council stock with modern, high quality, energy efficient, low carbon Council homes across sites including: Howwood Road area, Johnstone; Thrushcraigs area, Paisley; Gallowhill area, Paisley; Broomlands area, Paisley; Springbank area, Paisley; and Foxbar area, Paisley. Page 28 of 344
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PART 3: CORPORATE EMISSIONS, TARGETS AND PROJECT DATA EMISSIONS 3a Emissions from the start of the year which the body uses as a baseline (for its carbon footprint) to the end of the report year Reference Year Year Year Type Scope 1 Scope 2 Scope 3 Total Units Comments Baseline Year 2012-13 Financial 19,749 19,521 142,59 53,529 tCO2e Year 1 Carbon Footprint 2013-14 Financial - - - - tCO2e The year 2013/14 was the final year of our old Carbon Management Plan (CMP). Therefore, no data included Year 2 Carbon Footprint 2014-15 Financial 16,955 19,441 9,579 45,975 tCO2e This was the first year of the CMP 2014/15 to 2019/20, using 2012/13 as the baseline year Year 3 Carbon Footprint 2015-16 Financial 14,473 15,317 11,299 41,089 tCO2e Year 4 Carbon Footprint 2016-17 Financial 11,843 13,346 2,112 27,301 tCO2e Year 5 Carbon Footprint 2017-18 Financial 12,258 7,555 1,557 21,370 tCO2e Year 6 Carbon Footprint 2018-19 Financial 11,826 7,434 1,225 20,485 tCO2e Year 7 Carbon Footprint 2019-20 Financial 11,755 6,412 3,544 21,711 tCO2e Year 8 Carbon Footprint 2020-21 Financial 11,832 5,553 5,790 23,175.4 tCO2e Year 9 Carbon Footprint 2021-22 Financial 11,642.4 5,404.1 6,518.1 23,564.6 tCO2e This figure was made up of a larger property portfolio including: Door Entry Systems for houses, Landlord Supplies, Sheltered Housing, Launderettes, Multi Use Games Areas & Floodlighting. This equated to an additional 395tCO2e Year 10 Carbon Footprint 2022-23 Financial 11,879.35 5,112.76 2,543.43 19,535.54 tCO2e Error in business miles data identified in 2022-23 figures amended October 2024. Year 11 Carbon Footprint 2023-24 Financial 11,167.69 5,338.84 2,456.15 18,962.68 tCO2e Page 29 of 344
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3b Breakdown of emissions sources: Emissions Factor Year: 2023 Emission Type Emission Source Scope Consumption Data Units Emission Factor Units Emissions (tCO2e) Emissions Compared with 2022-23 Comments compared with 2022-23 Electricity Grid Electricity (generation) Scope 2 25,782,258 kWh 0.20707 kgCO2e/kWh 5,338.84 Buildings, EV Charging Points and Streetlighting: decrease in consumption, but increase in emission factor Electricity Grid Electricity (transmission & distribution losses) Scope 3 25,782,258 kWh 0.01792 kgCO2e/kWh 461.89 Decrease in consumption (increase in emission factor) Fuels Natural Gas Scope 1 44,154,473 kWh 0.18293 kgCO2e/kWh 8,077.13 Decrease in consumption (increase in emission factor) Fuels Diesel (average biofuel blend) Scope 1 1,183,090 litres 2.51206 kgCO2e/litre 2,972.00 Decrease in litres used and a decrease in emission factor Fuels Petrol (average biofuel blend) Scope 1 54,897 litres 2.09747 kgCO2e/litre 115.14 Significant increase in litres used (46%) (decreased emission factor) Fuels LPG litres Scope 1 1,054 litres 1.55713 kgCO2e/litre 1.64 Increase in litres and increased emission factor Fuels Gas Oil litre Scope 1 643 litres 2.75541 kgCO2e/litre 1.77 Significant decrease in litres used (98%) (and decreased emission factor) Water Water - Supply Scope 3 248,940 m3 0.10000 kgCO2e/m3 24.89 Increase in m3 supplied Water Water - Treatment Scope 3 236,493 m3 0.19000 kgCO2e/m3 44.93 Increase in m3 treated Page 30 of 344
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Emission Type Emission Source Scope Consumption Data Units Emission Factor Units Emissions (tCO2e) Emissions Compared with 2022-23 Comments compared with 2022-23 Transport Fleet Car – Battery Electric Vehicle (Small) Combined scopes (EVs only) 212,809 miles 0.00000 kgCO2e/mile 0.0 - Significant reduction in miles compared with 2022-23 (55%) Transport Average Car – Unknown Fuel Scope 3 381,450 miles 0.26817 kgCO2e/km 102.29 Increase in miles (and increase in emission factor) Waste Household/Municipal/Domestic Waste to Landfill Scope 3 361 tonnes 497.04471 kgCO2e/tonne 179.43 Significant decrease in tonnes to landfill (67% decrease) (increase in emission factor) Waste Batteries Recycling Scope 3 4 tonnes 21.28081 kgCO2e/tonne 0.09 Decrease in tonnages recycled (increase in emission factor) Waste Commercial & Industrial to Landfill Scope 3 32 tonnes 520.33474 kgCO2e/tonne 16.65 Significant decrease in tonnages to landfill (increase in emission factor) Waste Organic Garden Waste Composting Scope 3 714 tonnes 8.91242 kgCO2e/tonne 9.32 Increase in tonnages and increase in emission factor Waste Organic Mixed Food & Garden Waste Composting Scope 3 10,781 tonnes 8.91058 kgCO2e/tonne 96.08 Decrease in tonnages Waste Paper and Board (Mixed) - Recycled Scope 3 4,158 tonnes 21.28081 kgCO2e/tonne 88.49 Decrease in tonnages recycled (increase in emission factor) Page 31 of 344
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Emission Type Emission Source Scope Consumption Data Units Emission Factor Units Emissions (tCO2e) Emissions Compared with 2022-23 Comments compared with 2022-23 Waste WEEE (Mixed) Recycling Scope 3 402 tonnes 21.28081 kgCO2e/tonne 8.55 Significant increase in tonnages recycled and increase in emission factor Waste Glass Recycling Scope 3 5,195 tonnes 21.28081 kgCO2e/tonne 110.55 Increase in tonnages recycled and increase in emission factor Waste Plastics (Average) Recycling Scope 3 1,416 tonnes 21.28081 kgCO2e/tonne 30.13 Slight decrease in tonnages recycled (increase in emission factor) Waste Metal Cans (Mixed) & Metal Scrap Recycling Scope 3 1,413 tonnes 21.28081 kgCO2e/tonne 30.07 Significant increase in tonnages recycled and increase in emission factor Waste Clothing Recycled Scope 3 29 tonnes 21.28081 kgCO2e/tonne 0.62 Increase in tonnages recycled and increase in emission factor Waste Refuse Municipal /Commercial /Industrial to Combustion Scope 3 32,347 tonnes 21.28081 kgCO2e/tonne 688.37 Increase in tonnages and increase in emission factor Waste Clothing - Combustion Scope 3 7 tonnes 21.28081 kgCO2e/tonne 0.11 Increase in tonnages and increase in emission factor Homeworking Homeworking (office equipment + heating) Scope 3 1,468,740 FTE working hour 0.33378 kgCO2e/FTE working hour 490.24 Decrease in emission factor Page 32 of 344
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3c Generation, consumption and export of renewable energy: Technology Renewable Electricity Renewable Heat Comments Total consumed by the body (kWh) Total exported (kWh) Total consumed by the body (kWh) Total exported (kWh) Solar PV 162,742 62,850 Increase in renewables compared to 2022-23 Biomass 4,895,220 0 Public Buildings In addition to biomass supplying heat to public buildings, 3,039.2MWhth of heat via biomass district heating was provided to flats owned by the Council. TARGETS 3d Organisational targets: Name of target Type of target Target Units Boundary/ Scope of target Year used as baseline Baseline figure Units of baseline Target completion year Progress against target Comments Working towards net zero: Renfrewshire Council as an organisation Annual Work towards net zero by 2030 tCO2e reduction All emissions 2012/13 53,529 tCO2e 2030/31 Reduction of 34,640tCO2e Emissions reduced to 18,889tCO2e Renewable energy generation % Generate equivalent of 100% of the Council's public building power needs by 2030 Other (please specify in comments) Scope 2 2020-21 67,899kWh generated (0.285%) kWh 2030/31 225,592kWh generated in 2023-24 (1.11% of consumption) Units in kWh generated (and should match the Council public buildings kWh consumed) Renewable heat % Ensure equivalent of 100% of Council public building heating requirements are renewable/carbon neutral by 2030 Other (please specify in comments) Scope 1 2020-21 5,487,579kWh generated (11.825%) kWh 2030/31 7,934,420kWh generated (17.97% of consumption) Units in kWh generated (and should match the Council public buildings kWh consumed) Page 33 of 344
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TARGETS 3d Organisational targets: Name of target Type of target Target Units Boundary/ Scope of target Year used as baseline Baseline figure Units of baseline Target completion year Progress against target Comments Council housing stock carbon emissions % Aim to reduce Council housing stock carbon emissions by 68% tCO2e reduction All energy use 2020/21 2.6t CO2/annum tCO2e 2030/31 Current average CO2 emissions per annum of Council housing stock: 2.5t CO2/annum Based on Home Analytics data Council housing stock energy efficiency Absolute Ensuring all Council housing stock has an EPC of B by 2030 where feasible Other (please specify in comments) All energy use 2021/22 12% of Council housing stock EPC A-B n/a 2030/31 Currently 12% of Council housing stock EPC A-B Units are EPC rating Phase out new petrol and diesel light commercial vehicles Absolute Remove the need for new petrol and diesel light commercial vehicles in the Council fleet by 2025 Other (please specify in comments) Scope 1 n/a n/a Other (please specify in comments) 2025/26 n/a Units would be numbers of new petrol and diesel vehicles in class (should be 0 at target year) Phase out new petrol and diesel vehicles Absolute Phase out the need for all new petrol and diesel vehicles in the Council fleet by 2030 Other (please specify in comments) Scope 1 n/a n/a Other (please specify in comments) 2030/31 n/a Units would be numbers of new petrol and diesel vehicles in class (should be 0 at target year) Sustainable waste management Annual Reduce the carbon impact of waste from Council operations annually per tCO2e reduction Scope 3 2021/22 tbc tCO2e 2030/31 n/a Baseline to be measured and verified Page 34 of 344
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head of population Sustainable waste management Annual Ensure that all Council buildings, including schools, have the facilities for the full recycling collection service to maximise waste diversion from landfill Non- recyclable waste tonnes reduction Scope 3 2021/22 tbc tonnes tbc n/a School estate has now been completed. Remaining estate to be rolled out Sustainable Transport Percentage Reducing car miles by 20% total % reduction Staff travel 2019/20 tbc miles 2030/31 n/a Baseline to be measured and verified Page 35 of 344
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3(d)(a) How will the body align its spending plans and use of resources to contribute to reducing emissions and delivering its emission reduction targets? The Council has developed an initial carbon budget, with interim organisational targets to 2030-31. Identifying emissions by service area will be key in improving our understanding of how our emissions relate to the services we provide and the reductions we need to aim for in order to adapt to delivering the same high quality local services in a way that is fit for a resilient, net zero future. It is recognised that delivering the carbon budget will require investment and changes to the way in which resources are deployed, but believe that an annual carbon budget and trajectory will contribute to keeping us on track to reaching our net zero target as an organisation and embed climate action into all decision making and enable tracking of spend/resource management against targets. In 2023-24 Climate Change Impact Assessments (CCIAs) were also developed and are being piloted across all projects within the Project Management Unit. These have been designed as a support tool to demonstrate how policies, plans and proposed projects being developed by the Council will impact wider emissions and the wider environment. They also help to raise awareness around climate action and impacts. The CCIAs are designed to provide value in determining how our decision making will impact emissions, the main climate impacts and benefits of any given decision and measure how these decisions align with our net zero commitment principles in practice and the impact on our targets and progress. CCIAs also go some way to demonstrating the twin statutory requirement within Public Bodies Climate Change Reporting Duties of aligning spending plans and use of resources with emissions targets as well as the Audit Scotland expectation that public bodies ensure future funding and investment decisions are based on their contribution to climate change ambitions. 3(d)(b) How will the body publish, or otherwise make available, it's progress towards achieving its emissions reduction targets? Within each of the 5 themes of the Plan for Net Zero, we have organisational targets and metrics of success which can be quantified and measured in isolation as well as combining to measure our journey to net zero in an open and transparent manner. The annual emissions targets within the Council’s carbon budget are designed to measure progress to our net zero target. These will be reviewed and updated as required as new technologies or improved reporting practices come on stream during the Plan for Net Zero. Having an open and transparent methodology for monitoring, evaluating and reporting progress such as the Public Bodies Climate Change Duties reporting is key as this ensures that, as Renfrewshire's Plan for Net Zero progresses each year, we can: o track and assess what has changed (both intended and unintended outcomes) o understand the reasons for changes (what factors have facilitated/constrained change) o interpret the changes and compare real versus modelled performance of projects The monitoring and evaluation process of climate action will also enable us to: o provide accountability and proof of impact of actions that are taken o inform decision making processes for the Council and all our stakeholders o learn lessons from successes and challenges which can be shared o improve programme design and management through an iterative process Page 36 of 344
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PROJECTS AND CHANGES 3e Estimated total annual carbon savings from all projects implemented by the body in the report year: Emissions source Total estimated annual carbon savings (tCO2e) Comments Electricity 252.0 Completion of LED light replacements Natural gas 430.0 Reducing temperatures in all buildings by 1ºC and by monitoring and changing building BMS settings Waste tbc Schools project: maximising recycling opportunities across all 56 schools and nurseries within Renfrewshire Energy 85.0 BMS upgrades at Riverbrae PS and Park Mains HS Total 767.0 3f Detail the top 10 carbon reduction projects to be carried out by the body in the report year: Decarbonisation of Heat: AMIDS district heating network provides low carbon heating, cooling and hot water via a district heating network to businesses at the Advanced Manufacturing Innovation District site in Paisley, with a carbon reduction of over 95% over the 40 years lifecycle of the project and potential to connect other buildings locally. Became operational in May 2023. Improving Energy Efficiency and Decarbonisation of Heat: Approval and publication of Renfrewshire’s Local Heat and Energy Efficiency Strategy and Delivery Plan (area-wide). Hydro-treated Vegetable Oil in Large Fleet: piloting HVO to replace diesel in large fleet, resulting in 57,623 miles being covered by vehicles using HVO in place of diesel, with a ~90% reduction in emissions when comparing the two fuels. Waste: rolling out full recycling facilities to all schools in Renfrewshire to enable recycling and increase separation of waste at source. This reduced the grey bins across the 59 schools and nurseries by just under 59,000litres total per week, and increased blue, green and food for 67 premises by over 93,000litres per week. Waste: rolling out of WEEE Reuse Hub at Paisley Household Waste Recycling Centre, working with the Salvation Army and REPIC to bring unwanted small electrical appliances back into use. Housing Regeneration and Renewal Programme: delivering high quality and energy efficient Council housing throughout Renfrewshire - creating nicer places to live, reducing carbon emissions, bringing down energy bills and alleviating fuel poverty, with associated health and wellbeing benefits. Follow on works also underway to explore possible district heating options, aligning with the Local Heat and Energy Efficiency Strategy. Biodiversity: 13 delivered biodiversity area sites following consultation, using species-rich grassland and semi-natural woodland to sequester carbon. The Council has now delivered a total of 8.4 hectares of native species-rich wildflower meadow as part of our Biodiversity Areas project, using species-rich grassland and semi-natural woodland to sequester carbon. Fleet: Public EV chargers saw 35,782 charging sessions during the reporting period and 802,630kWh usage. Energy: Temperature reduction across the estate (estimated saving of 337tCO2e per annum). Energy: LED installation and BMS controls upgrades at various buildings (estimated saving of 430tCO2e per annum). Page 37 of 344
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3g Estimated decrease or increase in the body’s emissions attributed to factors (not reported elsewhere in this form) in the report year: Emissions source Total estimated annual emissions (tCO2e) Increase or decrease in emissions Comments Other (please specify in comments) Unknown Decrease There has been a noted decrease in public charging sessions following introduction of EV tariffs on 1st April 2023 Total 3h Anticipated annual carbon savings from all projects implemented by the body in the year ahead: Emissions source Total estimated annual carbon savings (tCO2e) Comments Electricity 34 Mixture of projects Water and Sewerage 18 Urinal controls Transport tbc New Active Travel Route from Paisley Gilmour Street Station to Renfrew currently under construction, due for completion ovember 2024. 3.6km of shared use walking and cycling provision with a significant section of off-road route connecting residential communities, businesses, schools and West College campus. Waste tbc Updated waste policy, including new contamination strategy being developed Waste tbc WEEE Banks project: small WEEE recycling alongside a Devie Recycle Programme in partnership with libraries for dropping off small WEEE. Keeping suitable IT devices in use and redistributing to alleviate the digital divide Land Use 556 Peatland restoration project at West Tandlemuir Recycling Improvement Fund projects tbc 1. Food waste project to increase food waste recycling and reduce being disposed of as residual waste 2. Extend food and garden waste collections to areas previously excluded 3. Improve recycling, particularly of food waste at flatted properties with communal bins Other (please specify in comments) Unknown A programme of works is planned which align with the Plan for Net Zero but projects are not approved at the time of submission Other (please specify in comments) Unknown A strategic review of all the buildings we own to ensure more efficient use: minimising energy consumption; reducing energy waste; maximising energy efficiency; and ensuring all public and community buildings have renewables where technically feasible Total 608 Page 38 of 344
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3i Estimated decrease or increase in emissions from other sources in the year ahead: Emissions source Total estimated annual emissions (tCO2e) Increase or decrease in emissions Comments Estate changes 96 Decrease Estate rationalisation (Abbey House, Roneil House, Robertson House): gas, electricity and water Electricity 13.5 Decrease Monitor switch off campaign Transport tbc Decrease Removing business miles and switching to EV pool car use Other (please specify in comments) tbc Decrease A programme of works is planned which align with the Plan for Net Zero but projects are not approved at the time of submission Total 109.5 3j Total carbon reduction project savings since the start of the year which the body used as a baseline for its carbon footprint: Total savings Total estimated emissions savings (tCO2e) Comments Total project savings since baseline year 34,640 This figure is comparing 2023/24 with 2012/13. It is not a cumulative figure for each of the years in the date range Page 39 of 344
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PART 4: ADAPTATION ASSESSING AND MANAGING RISK 4a Has the body assessed current and future climate-related risks? Yes. Council Risk Statement: The climate emergency brings a risk to Council and its communities in relation to increased extreme weather as well as food insecurity. We need to focus on mitigation and adaptation, and ensure a just transition so no one is left behind and none is disadvantaged in the transition to net zero. The Council would need to take action and support those most disadvantaged. A key risk is that the Council is not in control of all of the levers, and cannot deliver everything required in isolation, so there is a risk that others do not contribute to meet the 2030 target. Climate Related Risk Assessment: The Corporate Risk Management Group meets quarterly in order to review the Council’s Risk Register and monitor progress being made with regard to identified risks. In addition to the quarterly meetings, two special focus meetings are held each year specifically to consider and identify any new emerging potential future risks which would include those relating to weather, climate, flood risk management, business continuity and civil contingencies. A mechanism is in place, therefore, for full consideration corporately of current risks and identification and inclusion of future risk. An action within the Plan for Net Zero is to undertake a climate risk register of all public assets to ensure all our infrastructure and buildings, including historic buildings are resilient to the impacts of climate change. In line with Audit Scotland recommendations, we will also include impacts on service, statutory responsibilities and health and wellbeing of employees. 4b What arrangements does the body have in place to manage climate-related risks? Renfrewshire Council has a proactive approach to managing current and future risks associated with climate change. Reducing flooding, flood risk and improving the condition of water bodies in Renfrewshire is crucial in assisting in tackling and mitigating the impacts of climate change. Sustainable flood risk management is considered and addressed in a number of relevant Council policy and plans. For example, through the production of: • Local Development Plan that has been subject to a Strategic Flood Risk Assessment • Supplementary planning guidelines • Land/housing policy • Civil Contingency Plans • Asset management (roads, water courses, buildings) The Council has emergency response arrangements in place for severe weather events and works corporately to protect people and properties across Renfrewshire. Scottish Environmental Protection Agency provided an update to the national flood maps in November 2023 that uses improved survey data and modelling techniques. This up-to-date information is used by the Council to ensure it utilises the latest data available to establish flood risk. Flood Risk Assessment and Resilience: The Council is a member of the Clyde & Loch Lomond Flood Risk Management Local Plan District. This is a partnership involving Scottish Water, SEPA, Scottish Forestry and Forestry and Land Scotland, the National Parks Authority for Loch Lomond and the Trossachs Park and 10 local authorities. Priorities across the area have been set with regard to detailed studies to address flood risk. An updated Flood Risk Management Plan was published in December 2021 and covers the period 2022-2028. Page 40 of 344
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The Flood Risk Management Plan identifies the Potentially vulnerable areas based on potential or future risk from all sources of flooding. Four potentially vulnerable areas are within Renfrewshire and this includes: • White Cart Water Catchment • Black Cart Water Catchment – Lochwinnoch to Johnstone • Gryffe Catchment • Clyde South and Bishopton Green Network Blueprint: As a member of the Glasgow and Clyde Valley Green Network Partnership (GCVGNP), Renfrewshire Council has contributed to the publication of a Green Network ‘Blueprint’ document which provides a strategic framework for identifying key access and habitat assets across the area and future opportunities for their protection and enhancement. The Blueprint aligns with proposals in the Renfrewshire Core Path Plan and the outcomes of habitat assessment undertaken with GCVGNP informed the development of the Renfrewshire Core Path Plan 2022 and delivery of actions in the Renfrewshire Biodiversity Action Plan. Encouraging active travel helps contribute to a low carbon economy. Development in Renfrewshire will aim to protect, maintain and enhance the quality and connectivity of green/blue networks as an integral functioning part of the place, increasing accessibility to active travel routes in and around Renfrewshire’s communities. Renfrewshire are currently preparing a blue/green network strategy to ensure development, proposals and projects meet the aims of the Green Network Blueprint. Metropolitan Glasgow Strategic Drainage Plan: The Flood Risk Management (Scotland) Act 2009 encourages a coordinated approach to share services and seek economies of scale when tackling flood risk management. A very good example of putting this coordinated partnership working into practice is through the Metropolitan Glasgow Strategic Drainage Partnership (MGSDP) which is a partnership between public bodies involved in managing surface water, water quality, flood risk, investment planning and economic delivery, with a vision to ‘Sustainably Drain Glasgow’. The Metropolitan Glasgow Strategic Drainage Partnership vision is to transform how the city region thinks about and manages rainfall to end uncontrolled flooding and improve water quality. The Metropolitan Glasgow Strategic Drainage Partnership hope to achieve this by integrated drainage plans and local surface water management plans delivering a range of integrated measures across the Metropolitan Glasgow area, which includes Renfrewshire. The MGSDP is entering its next phase where it must respond to the climate and biodiversity emergencies. The National Planning Framework 4 recognises urban sustainable, blue and green drainage solutions as a national development which will continue to build on the benefits of the Metropolitan Glasgow Strategic Drainage Partnership. Climate Ready Clyde: The Climate Ready Clyde project is a cross-sector initiative funded by the Scottish Government and the partners include the eight Glasgow city region local authorities including Renfrewshire Council; University of Glasgow; University of Strathclyde; NHS Greater Glasgow and Clyde; SPT; SEPA; and NatureScot. The project is to create a shared vision, strategy and action plan for an adapting Glasgow City Region. The project aims to develop a clear strategic approach to allow the City Region to become climate ready in response to the future climate changes. Climate Ready Clyde brings the partners together to work strategically to minimise the risks of climate change and build on the opportunities this brings for our economy, society and environment. Page 41 of 344
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A City Region Adaptation Strategy and Action Plan was launched in June 2021 and this sets out the processes and early interventions needed to manage climate risks. It also sets out how progress in climate resilience will be monitored, evaluated and learnt from to improve policies, strategies, programmes and projects. One of the targets of the Glasgow City Region Climate Adaptation Strategy and Action Plan is to increase the resilience of over 140,000 people in the regions who are most vulnerable to the impacts of climate change. To help monitor progress against this target a new Glasgow City Region Climate Vulnerability Map has been published. The map shows the postcode areas within the City Region that are most vulnerable to the impacts of climate change and provides a tool that can be used to help target resources towards these vulnerable communities, supporting Climate Ready Clyde’s focus on just resilience. Renfrewshire’s Vacant and Derelict Land Strategy: Renfrewshire Council published its Vacant and Derelict Land Strategy in 2022. The strategy supports the Renfrewshire Local Development Plan by prioritising the redevelopment of brownfield and previously used land, greening neighbourhoods and places to support sustainability and adaptation to the climate crisis and to encourage a sustainable economy. The strategy focuses on a more efficient use of vacant and derelict land, managing development more sustainably, creating opportunities for communities and the enhancement of existing places in support of the delivery of local living through networks of 20-minute neighbourhoods. Supporting nature positive places that will be more resilient to the impacts of the climate crisis and support the recover and restoration of our natural environment is also a key theme in the Strategy. An updated Vacant and Derelict Land Strategy will be finalised for approval in November 2024. A key action within the Plan for Net Zero is to develop an Adaptation Plan for Renfrewshire: Developing adaptation solutions and implementing a phased programme of priority actions which are designed to respond to and address the local impacts of climate change that are already happening, as well as prepare for future climate risks across the Renfrewshire area. These actions will be centred around communities, security and resilience, infrastructure and our local environment. Renfrewshire Local Development Plan: The development plan for Renfrewshire consists of the National Planning Framework 4 (NPF4) and Renfrewshire Local Development Plan 2021. NPF4 sets out the spatial strategy for Scotland up to 2045. NPF4s spatial strategy aims to ensure that Scotland’s future places will be net zero, nature-positive places that are designed to reduce emissions and adapt to the impacts of climate change, whilst protecting, recovering and restoring the environment. NPF4 recognises that to meet the climate ambition that this will require a rapid transformation across all sectors of the economy and society. This means ensuring the right development happens in the right place. Policy 1: Tacking the climate and nature crisis and Policy 2: Climate mitigation and adaption both specifically set out how development plans should encourage, promote and facilitate development that addresses the global climate emergency and nature crisis and how they should encourage, promote and facilitate development that minimises emissions and adapts to the current and future impacts of climate change. The Local Development Plan is a statutory document that facilitates and guides the future use of land within Renfrewshire providing a map based guide for shaping the area over the next ten years. The Renfrewshire Local Development Plan was adopted in December 2021. The Plan was informed by extensive consultation, engagement and collaboration and sets out the ambitious vision, an inclusive spatial strategy, sustainable objectives and the policy framework for Renfrewshire. The Renfrewshire Local Development Plan continues to focus on sustainable inclusive economic growth within Renfrewshire, identifying where there are opportunities for change, regeneration and enhancement, and directing developments to locations that are economically, socially and environmentally sustainable. The Plan also promotes sustainable patterns of Page 42 of 344
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development that contribute towards minimising carbon and greenhouse gas emissions and support the adaptions to the likely effects of climate change. The Renfrewshire Local Development Plan seeks to protect and enhance the varied natural assets. The protection and enhancement of woodland, forestry, the green network, varied landscapes will play a key part in Renfrewshire’s transition to a low carbon economy and adapting to climate change. The Renfrewshire Local Development Plan is supported by a number of documents including the New Development Supplementary Guidance, Strategic Environmental Assessment, Strategic Flood Risk Assessment and Habitats Regulation Appraisal. These documents aim to ensure that the protection and enhancement of the environment is central to the plan and aims to support measures to adapt to the likely effects of climate change. A core principle of the plans spatial strategy is that development proposals will not have a significant negative impact on the environment and aim to enhance Renfrewshire as a Place. The Habitats Regulations Appraisal assesses whether the Renfrewshire Local Development Plan 2021 is likely to have a significant effect on any Natura 2000 (European) sites whether alone or in combination within any other policy or plan. Following the Appraisal process of screening, applying mitigation and rescreening, the Appraisal concluded that the implementation of the policies in the Renfrewshire Local Development Plan will not have any adverse effects on the site integrity of any Natura 2000 sites, either alone or in combination. These documents help ensure that the protection and enhancement of the environment is central to the plan. A Strategic Flood Risk Assessment was also undertaken as part of the preparation of the Local Development Plan 2021. It has informed both the Strategic Environmental Assessment and the Renfrewshire Local Development Plan. The main aim of the Strategic Flood Risk Assessment was to inform the Renfrewshire Local Development Plan by providing a strategic overview of flood risk in Renfrewshire. In undertaking this assessment alongside the preparation of the Plan, it ensures new development should where possible avoid areas affected by flood risk, thereby ensuring that the overall risk of flooding is not increased. The Council has commenced work on its 3rd Local Development Plan and it will reflect the NPF4 and be subject to the same assessments as the 2021 LDP which will ensure that proposed developments are designed to reduce emissions and adapt to the impacts of climate change. Habitats Regulations Appraisal – Appropriate Assessments of Planning Applications A number of appropriate assessments have been prepared for specific planning applications that propose development that may impact a protected European Site (Special Protection Areas and Special Areas of Conservation). In Renfrewshire there are three Special Protection Areas: Black Cart, which is a roost site and foraging area for wintering Icelandic whooper swans; Inner Clyde Estuary which is an area of intertidal mudflats and saltmarsh used as feeding grounds by wintering waterfowl; and Renfrewshire Heights which is a breeding area for hen harriers. The Appropriate Assessment considers whether the proposal would have a significant impact on the protected sites and its conservation objectives and what mitigation is required to address ant impact. NatureScot are consulted as part of this process, and this ensures that proposed developments do not adversely effect Renfrewshire biodiversity. Page 43 of 344
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TAKING ACTION 4c What action has the body taken to adapt to climate change? Training: Officers have worked alongside Adaptation Scotland in the preparation of Climate Ready Clyde, the adaptation strategy and action plan for Glasgow and the Clyde Valley. This provided the opportunity to develop a shared vision with a clear and ambitious commitment of working collaboratively to adapt to the impacts of climate change. Renfrewshire Council is an active member of the Sustainable Scotland Network and officers from relevant services have attended adaptation focused events. Sustainable Scotland network have set up a Local Authority Forum which aims to foster sector specific discussion, to consider the climate challenges and opportunities facing local government in Scotland, including space for valuable networking. 70 Officers currently have undergone Carbon Literacy Training which has enhanced their knowledge and confidence to incorporate carbon reduction into their role and decision-making. Policies and Plans: Renfrewshire Council has a strong policy framework in place to help address the climate emergency and support adaptation and mitigation. The Renfrewshire Local Development Plan 2021 and the National Planning Framework 4 provide a policy framework for assessing climate change risks from proposed developments. A Strategic Flood Risk Assessment was undertaken of the adopted Local Development Plan which directs new development to sustainable locations and where possible avoid areas of flood risk, thereby ensuring that the overall risk of flooding is not increased. This is an important element of the climate risk assessment for land use within Renfrewshire. All potential development sites in the Local Development Plan have been assessed in terms of their sustainability and any likely climate related impacts have been identified through the Strategic Environmental Assessment. Mitigation and adaptation to climate change and flooding are included in this assessment. The Clyde and Loch Lomond Flood Risk Management Strategy has set a framework for action for the Council to address flooding in areas at most risk. Renfrewshire Council’s Outdoor Access Strategy 2016-2026 and Core Paths Plan 2022 provide a framework which supports recreational and active travel opportunities, connecting communities, schools and places of work as well as greenspace and the wider countryside. The documents encourage an increase in walking and cycling which not only promotes healthy lifestyles but contribute to mitigation of climate change through a reduction of car based travel. National Planning Framework 4 promotes 20 minute neighbourhoods which support local liveability, reduce the need to travel unsustainably, promote and facilitate walking and cycling, improve access to services, decentralise energy networks and build circular economies. The Renfrewshire Biodiversity Action Plan 2024 provides an update to the previous action plan, reflecting current Scottish Government guidance and legislation which places a strong emphasis on the response to climate change and biodiversity, such as the Scottish Biodiversity Strategy to 2045 and National Planning Framework 4. The plan set out a positive and ambitious approach, identifying a range of principles and actions which reflect the current landscape of active biodiversity partner organisations and their activities. In this context the plan provides a refreshed framework for the conservation, promotion and enhancement of biodiversity across Renfrewshire. The plan provides a framework for partnership initiatives which promote biodiversity across Renfrewshire over the coming years. This includes restoration of more than 200 hectares of peatland at Clyde Muirshiel Regional Park, a feasibility study considering potential enhancements to the Page 44 of 344
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Candren Burn, Paisley in partnership with SEPA and a range of conservation activities developed by the Friends of Jenny’s Well, Paisley such as a new amphibian pond at the Local Nature Reserve in partnership with Froglife. The Renfrewshire Food Growing Strategy 2020-25 provides a positive framework for increasing the quality and quantity of growing opportunities across Renfrewshire. The strategy supports the enhancement of existing spaces and creation of new opportunities in line with community aspirations, assisting the reuse vacant and derelict land in a sustainable manner. A Deer Management Statement has been prepared in partnership with NatureScot. Partnership Working: The Council works in partnership with organisations and individuals on specific projects, for example: ➢ The Renfrewshire Growing Grounds Forum supports local residents and groups to maintain and increase of the quantity and quality of growing opportunities for people across Renfrewshire. Managed jointly by Renfrewshire Council and Renfrewshire Health and Social Care Partnership, the Forum represents more than 50 organisations including allotment and community garden associations, development trusts and voluntary sector bodies. The Forum has created a valuable support and guidance network for members, including assistance in securing leases, funding advice and specialist growing advice. ➢ The Council continues to support the Local Outdoor Access Forum which meets to discuss access related matters. It is comprised of access users such as cyclists and walkers, land owners and managers, community groups and local or national organisations. The role of the Forum is to advise on matters of access rights, disputes and supporting the preparation of access strategies and Core Paths Plans. ➢ Through the partnership approach of the Metropolitan Glasgow Strategic Drainage Partnership, being a member of Clyde and Loch Lomond Local Plan District along with the Clyde Area Advisory Group for River Basin Management, Renfrewshire Council aim to support improvements to drainage infrastructure and reduce flooding and flood risk whilst improving the condition of water bodies, improving habitats and enabling development. ➢ Progression of a study (RIBA 0-1) to explore the feasibility of restoring the Candren Burn catchment, in Ferguslie Park, Paisley in partnership with SEPA and the Green Action Trust. The project will support delivery of a key element of a community led place plan for the area as well as helping to achieve Good Ecological Potential as classified under Water Framework Directive (WFD) and Scotland's River Basin Management Plan 2021. 4d Where applicable, what contribution has the body made to helping deliver the Programme? Biodiversity: The Biodiversity Action Plan 2024 provides a framework for partnership initiatives which promote biodiversity across Renfrewshire over the coming years. This includes restoration of more than 200 hectares of peatland at Clyde Muirshiel Regional Park, a feasibility study considering potential enhancements to the Candren Burn, Paisley in partnership with SEPA and a range of conservation activities developed by the Friends of Jenny’s Well, Paisley such as a new amphibian pond at the Local Nature Reserve in partnership with Froglife. Renfrewshire Council has continued to play a lead coordinating role in the cross-border Local Biodiversity Action Plan Steering Group. The Nature Conservation (Scotland) Act 2004 created a duty on public bodies to further the conservation of biodiversity. In addition, the Wildlife and Natural Environment (Scotland) Act 2011 requires public bodies to Page 45 of 344
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publish a report every three years on the actions taken to meet biodiversity duty. The report highlights that an important achievement during this period has been the variety of biodiversity activities and nature based solutions which contribute positively towards Renfrewshire’s Plan for Net Zero and the Renfrewshire Biodiversity Action Plan. This includes landscape scale projects such as the creation of new woodland habitats and peatland restoration to the creation of biodiversity areas and local conservation activities. Forestry and Woodland Strategy: Renfrewshire Council worked with the other Clydeplan authorities to develop the Forestry and Woodland Strategy for the Glasgow City Region. The aim of the Strategy is to guide woodland expansion and management of woodlands in the Glasgow City Region providing a policy and spatial framework to optimise the benefits for the local economy, communities and the environment. The Strategy aims to maximise the contribution that the Glasgow City Region area’s existing and future woodlands can make to achieving carbon neutrality in line with the Scottish Government targets and adapting to the impacts of climate change. The Strategy sets the context for forest management and expansion across Renfrewshire. The Council are currently working on preparing a Renfrewshire Forestry and Woodland Strategy. The Council published a new Renfrewshire Planning and Development Tree Policy in 2022 which aims to protect and enhance areas of trees and woodland in line with the Scottish Government’s Control of Woodland Removal Policy and Clydeplan’s Forestry and Woodland Strategy. Work is also progressing to prepare a forestry and woodland strategy for Renfrewshire which will build on the Glasgow city region strategy. The 30th of August 2023 Infrastructure, Land and Environment Policy Board considered a Proactive Tree Management Policy for the Council’s existing tree stock in a bid to counteract the deleterious effects of spreading tree diseases and to promote a safe environment for residents and visitors. This policy included a commitment to increased tree planting by the Council to compensate for inevitable felling works to control disease spread. REVIEW, MONITORING & EVALUATION 4e What arrangements does the body have in place to review current and future climate risks? National Planning Framework 4: The development plan for Renfrewshire consists of the National Planning Framework 4 (NPF4) and Renfrewshire Local Development Plan 2021. NPF4 sets out the spatial strategy for Scotland up to 2045. NPF4’s spatial strategy aims to ensure that Scotland’s future places will be net zero, nature-positive places that are designed to reduce emissions and adapt to the impacts of climate change, whilst protecting, recovering and restoring the environment. Renfrewshire Local Development Plan 2021: The Renfrewshire Local Development Plan 2021 provides an ambitious vision, an inclusive spatial strategy, sustainable objectives and the policy framework for Renfrewshire. The Renfrewshire Local Development Plan continues to focus on sustainable inclusive economic growth within Renfrewshire, identifying where there are opportunities for change, regeneration and enhancement, and directing developments to locations that are economically, socially and environmentally sustainable. The Plan also promotes sustainable patterns of development that contribute towards minimising carbon and greenhouse gas emissions and support the adaptions to the likely effects of climate change. The Renfrewshire Local Development Plan seeks to protect and enhance the varied natural assets. The protection and enhancement of woodland, forestry, the green network, varied landscapes will play a key part in Renfrewshire’s transition to a low carbon economy and adapting to climate change. Page 46 of 344
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Work has commenced on the preparation of Renfrewshire Local Development Plan 3. An action within the Plan for Net Zero is to undertake a climate risk register of all public assets to ensure all our infrastructure and buildings, including historic buildings are resilient to the impacts of climate change. In line with Audit Scotland recommendations, we will also include impacts on service, statutory responsibilities and health and wellbeing of employees. 4f What arrangements does the body have in place to monitor and evaluate the impacts of adaptation actions? Policies and Plans: The policies within the Local Development Plan are monitored regularly and it was subject to a Strategic Environmental Assessment which includes consideration of the effects of the policies on Climate Change mitigation and Adaptation. A State of the Environment Report for Renfrewshire is also produced on a regular basis. The State of the Environment Report provides a robust information base for the Strategic Environmental Assessment of the Renfrewshire Local Development. The State of the Environment Report is updated to ensure that data is relevant. The preparation of the State of the Environment Report is an important step in the monitoring process as trends can be identified and the indicators show if the status of indicators is improving, deteriorating or if there is no change. Flooding data is regularly updated to reflect the addition of new information and improvements in climate modelling. The data is also used to inform other corporate strategies and plans such as the Local Housing Strategy and Strategic Housing Investment Plan. A Strategic Flood Risk Assessment is prepared alongside the Local Development Plan which ensures development is directed away from sites where there is a flood risk. The Plan for Net Zero will deliver multiple outcomes simultaneously (not all of which can be monetised, e.g. impacts on adaptation, mitigation of climate impacts). We will undertake area-based socio-economic impact assessments to identify and evaluate direct and indirect impacts and benefits of the proposed strategic interventions and projects to be implemented through the Plan for Net Zero. A number of KPIs under the theme of Resilient Place will also be monitored and evaluated and progress reported annually. Page 47 of 344
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FUTURE PRIORITIES FOR ADAPTATION 4g What are the body’s top 5 climate change adaptation priorities for the year ahead? 1. Development of an Adaptation Plan for Renfrewshire, in addition to the Glasgow City Region Adaptation Strategy, to identify localised solutions based on needs within different areas. 2. Carrying out an inventory of all Council land and assets, including vacant and derelict land, to explore how we can store more carbon on our land than we produce – identifying appropriate locations and measures to increase the carbon stored on land we own and increase biodiversity on public land assets 3. Restoration of 216ha of degraded peatland at West Tandlemuir Farm, Lochwinnoch. The restored peatland has the potential to sequester 556 tonnes of CO2 per annum. Project delivery is subject to confirmation of funding from NatureScot’s Peatland Action Fund. 4. Delivery of public realm enhancements in Erskine and Johnstone town centres that are informed by innovative blue/green infrastructure solutions that support climate resilience and habitat enhancement, such as rain gardens and diverse planting schemes. 5. Developing a climate risk register of all public assets to ensure all our infrastructure and buildings, including historic buildings are resilient to the impacts of climate change, including impacts on service, statutory responsibilities and health and wellbeing of employees FURTHER INFORMATION Provide any other relevant supporting information and any examples of best practice by the body in relation to adaption. Biodiversity Areas: Species rich grassland can sequester up to 5 times the carbon of short-mown amenity grassland (Plantlife). Species such as Knapweed with deep roots are particularly effective, and this species is present in all seed mixes used on the 15 delivered publicly consulted sites and 13 delivered operationally consulted sites, resulting in 8.4 hectares of biodiversity area sites. Reductions in mowing from a 14-day cycle to a single annual autumn cut-and-lift create further carbon savings from transport and diesel powered mowers. A story map with site-by-site information and images is available at https://storymaps.arcgis.com/stories/86b7ab224cce402f8f8e3fa2434c0ac4 Restoring Renfrewshire’s Rivers: Several invasive non-native species (INNS) of plant lead to annual riverbank erosion by creating monocultures which shade out communities of native plant species then leave riverbanks as exposed bare soil in winter. Soil washing into watercourses releases carbon and the resulting sedimentation leads to a reduction in aquatic biodiversity. A community based funded project will reduce carbon by eradicating 5 key invasive non-native species from riverbanks of 5 watercourses across Renfrewshire, beginning at headwaters, and where appropriate resowing native riparian vegetation. Ongoing monitoring and reactive control will prevent recolonisation. Biodiversity Officer for the Rivers Project took place in 2023 and the community/training and control work took place over Summer 2024. Ongoing monitoring and reactive control will prevent recolonisation of the invasive non-native species. Biodiversity Duty Report 2021-23: Publication of the Renfrewshire Biodiversity Duty Report 2021-2023, in accordance with accordance with the Council’s statutory duties as set out in the Wildlife and Nature Conservation (Scotland) Act 2011. The report highlights that an important achievement during this period has been the variety of biodiversity activities and nature based solutions which contribute positively towards Renfrewshire’s Plan for Net Zero and the Renfrewshire Biodiversity Action Plan. This includes landscape scale projects such as the creation of new Page 48 of 344
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woodland habitats and peatland restoration to the creation of biodiversity areas and local conservation activities. Renfrewshire Biodiversity Action Plan 2024: Publication of a refreshed Renfrewshire Biodiversity Action Plan 2024. The Plan provides an update to the previous 2018 document, reflecting current Scottish Government guidance and legislation which places a strong emphasis on the response to climate change and biodiversity, such as the Scottish Biodiversity Strategy to 2045 and National Planning Framework 4. The Plan set out a positive and ambitious approach, identifying a range of principles and actions which reflect the current landscape of active biodiversity partner organisations and their activities. In this context the plan provides a refreshed framework for the conservation, promotion and enhancement of biodiversity across Renfrewshire. The Plan provides a framework for partnership initiatives which promote biodiversity across Renfrewshire over the coming years. This includes restoration of more than 200 hectares of peatland at Clyde Muirshiel Regional Park, a feasibility study considering potential enhancements to the Candren Burn, Paisley in partnership with SEPA and a range of conservation activities developed by the Friends of Jenny’s Well, Paisley such as a new amphibian pond at the Local Nature Reserve in partnership with Froglife. Deer Management Statement: Publication of a Renfrewshire Deer Management Statement, in partnership with NatureScot. Renfrewshire Council - Deer Management Statement | NatureScot. Candren Burn Feasibility Study: Progression of a study (RIBA 0-1) to explore the feasibility of restoring the Candren Burn catchment, in Ferguslie Park, Paisley in partnership with SEPA and the Green Action Trust. The project will support delivery of a key element of a community led place plan for the area as well as helping to achieve Good Ecological Potential as classified under Water Framework Directive (WFD) and Scotland’s River Basin Management Plan 2021. Wallace Monument Enhancements, Elderslie: Over the summer of 2024, the proposals for the enhancement of the Wallace Monument and surrounding grounds will be delivered in Elderslie, the traditional site of William Wallace’s birthplace. A key element of proposals focuses on enhancements to biodiversity at the site, integrating locally important habitats which contribute towards wider Nature Networks within the local area and Renfrewshire beyond. Works included soft landscaping interventions such as new shrub and bulb planting, treeworks and areas of wildflower meadow supporting local biodiversity, alongside more formal grass areas as a space for local community events. Enhancements also included repairs to interpretation pillars, existing stepped access from Wallace Avenue and refurbishment of protective railings around the Wallace Yew. Place Plans: The Planning (Scotland) Act 2019 has introduced the opportunity for communities to produce their own plans as part of the new Scottish planning system. Local Place Plans offer communities the opportunity to develop proposals for their local area, expressing their aspirations and ambitions for future change. Local Place Plans will offer the opportunity for communities to understand what they want to be like in the future and help to develop a positive community identity and can support community aspirations on the big challenges for a future Scotland, such as responding to the climate issues and tackling inequalities. The Council has invited local communities to express an interest if they wish to prepare a Local Place Plan. A number of Community Page 49 of 344
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Councils and Development Trusts have started the process of preparing their Place Plans with some support from the Council. Flood Operational Plan: The Council’s Flood Operational Plan is being finalised and seeking approval in November 2024. The aim of this Plan is to ensure an and co-ordinated response by Renfrewshire Council to a flooding incident, focusing on the welfare of those effected, mitigation of property and environmental damage. The development of the Plan included consultation with local groups to enhance knowledge of hot spot flooding areas to ensure priority lists continue to be kept up to date. Page 50 of 344
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PART 5: PROCUREMENT 5a How have procurement policies contributed to compliance with climate change duties? Provide information relating to how the procurement policies of the body have contributed to its compliance with climate changes duties: Renfrewshire Council as a contracting authority has developed a range of policies and strategies to ensure compliance with the Sustainable Procurement Duty under section 8 (2) of the Procurement Reform (Scotland) Act 2014, the Climate Change (Scotland) Act 2009 and the Climate Change (Duties of Public Bodies: Reporting Requirements) (Scotland) Order 2015. The updated Sustainable Procurement Strategy (approved on 23 November 2023 by the Finance, Resources, and Customer Services Policy Board) aligns to statutory requirements as well as the key strategic priorities of the Council including the Council Plan and Renfrewshire’s Plan for Net Zero. The strategy contains detail on current practice and procedures as well as planned actions for how the approach to sustainable procurement in Renfrewshire could be refined and progressed. The strategy, for the first time, sets out not only expectations of internal stakeholders but also details expectations of our external stakeholders including our supply base. The Council’s Sustainable Procurement Strategy sets out a clear process map for embedding sustainability into contracts at each stage of the procurement process and aligns to the Council’s aspiration to contribute to reducing our impact on climate change to make Renfrewshire's economy and communities as sustainable as possible. Our policies take account of the Programme for Government’s recognition that public procurement in Scotland can drive change and build responsible supply chains, helping to tackle the climate emergency, reduce emissions, minimise waste and allow for re-use or recycling wherever appropriate. The need to ensure compliance and commitment is further reinforced in Renfrewshire Council’s Standing Orders relating to Contracts. This requires sustainable procurement is considered at the outset as part of the development of every contract strategy for regulated and above GPA threshold procurements. The approach adopted supports identifying potential environmental, social and economic aspects requiring to be incorporated within the procurement process through the development of a relevant specification or through the contract Terms and Conditions. This approach also helps to support spending decisions based on sustainable choices. Another example of the procurement policy directly contributing to climate change duties includes the requirement to assess the resource being purchased, consider whole life costing, origins of materials, operating costs and disposal and end of life implications; all contributing to minimising impact on the environment. The five environmental aspects embedded in the contract strategy are: 1. Reduction in emissions to air, water, impact on climate change and the impact on population’s health; 2. Waste reduction in solid wastes, liquids, hazardous packaging and landfill; 3. Reduction in energy use and business travel; 4. Loss of biodiversity and the impact on habitat; 5. Promotion of energy efficient products, renewable energy and sustainable resources. To meet the requirements of the Sustainable Procurement Duty specified in section 9 of the Procurement Reform (Scotland) Act 2014 the council’s procurement process has incorporated the four sustainable tools: 1. Prioritisation tool, which is supporting implement and adopt a standard, structured approach to assessing spend categories and focussing on increasing sustainable economic growth; 2. Sustainability test is embedded and considered as part of the contract strategy development, this helps identify relevant sustainability risks such as climate which can then be considered in the contract strategy and if appropriate relevant climate questions can be built into the tender documentation; Page 51 of 344
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3. The life cycle impact mapping is actively used to help with the identification of sustainable risks and opportunities as part of the procurement process; 4. Utilised and completed the self-assessment using the Flexible Framework and actions identified are being progressed. In order to ensure that Suppliers are fully aware of the commitment to climate change duties, clear instructions and clauses are incorporated in the Invitation to Tender documents. 5b How has procurement activity contributed to compliance with climate change duties? Provide information relating to how procurement activity by the body has contributed to its compliance with climate changes duties: The range of policies and procedures adopted by Renfrewshire Council’s Corporate Procurement Unit make a significant positive contribution to compliance with climate change duties by actively considering the reduction of greenhouse emissions, energy efficiency and recycling responsibly. Procurement work with key stakeholders to develop strategies which carefully consider the impact of what the Council buys and takes account of all opportunities to promote sustainable procurement. The publishing of the Sustainable Procurement Strategy and the targeted training that has been rolled out has fed the continuous improvement approach that the CPU has in relation to inclusion of climate outcomes in contracts. Renfrewshire Council’s Annual Procurement Report 23/24 demonstrates this and includes a snapshot of 19 contracts/projects awarded in the last financial year that included climate outcomes. These ranged from requirement of environmental management and sustainability accreditations such as ISO14001 to scored questions on the tenderers approach to sustainability to waste management and circular economy considerations. The evidence-based information/examples below demonstrate the strong approach taken by procurement to contributing to the climate change duties, for example: Renfrewshire Council has entered an Inter Authority Agreement as a key partner on the Clyde Valley Residual Waste Project. The 25-year contract has been awarded to Viridor to design, construct, finance and operate the facilities to treat waste which would otherwise go to landfill. It is anticipated that because of the contract Viridor will process approximately 190,000 tonnes of residual waste per year. These measures will make a significant contribution to the national targets for recycling and landfill diversion by 2025. The Clyde Valley Waste Management Project, Treatment & Disposal of Residual Waste commenced operation on 7th January 2020. This will assist the Council in meeting its landfill diversion targets, with over 90% of the Councils' waste becoming refuse derived fuel which will be used to generate renewable energy. To ensure its long-term vision to create a sustainable Renfrewshire for all to enjoy, a wide range of activities are being undertaken by the Council to reduce the volume of waste sent to landfill. These include the collection of many waste- related materials both at the kerbside and from the Councils Household Waste Recycling Centres. Corporate Procurement have supported the Council’s ambitions to reduce waste to landfill and increase recycling by implementing an overarching Waste Strategy to support the ambitious programme to introduce new collection services to over 90,000 households in Renfrewshire. Renfrewshire Council is also part of the Glasgow City Region City Deal (GCRCD) which is an agreement between the UK Government, the Scottish Government and eight local authorities across the Glasgow City Region. The Council is the lead contracting authority on both the Clyde Waterfront & Renfrew Riverside (CWRR) and Advanced Manufacturing and Innovation District Scotland (AMIDS). Both of these projects have climate ambitions at their heart, and this has been embedded into the project strategies. The AMIDS project includes the procurement of a Joint Venture Private Sector Partner and will assess the bidders on their approach to Page 52 of 344
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developing a carbon reduction plan (2% of the tender evaluation). As part of the JV requirements, they will have to update the carbon reduction plan annually and publish it on their website. The AMIDS project has also included the construction of the first 5th generation renewable energy heat network in Scotland at the site. This is now operational and provides anchor tenants with heat, leading to a carbon reduction of 90% compared with a traditional gas boiler. Both the AMIDS and CWRR projects include active travel elements that will make low carbon active travel a more attractive prospect across Renfrewshire and reduce related carbon emissions. The Procurement team are actively supporting the ongoing Council fleet replacement programme with the purchase of new electric light commercial vehicles. The procurement team are also helping facilitate the sustainable travel plan with a number of tenders that focus on active travel solutions and encouraging the public to be more engaged with using these active travel forms of transport. Renfrewshire Council is embarking on an ambitious programme of investment in housing led regeneration and renewal in Renfrewshire. The Housing Regeneration and Renewal Programme will see the investment of at least £100 million over a ten-year period will deliver modern, high quality, energy efficient, affordable housing. Contract requirements will include building of new homes; retrofit and refurbishment of existing properties and associated design services. Climate is at the heart of this project with the works focusing on reducing carbon emissions as well as providing high quality affordable homes. This means an increase in energy efficiency of council owned properties across Renfrewshire. Sustainability and Climate considerations are also key to the project strategy development and will be built into each contract for the programme. The Council is benefiting from funded consultancy support from Sustainable Procurement Limited for this project with contract specific climate targets being included where appropriate. Sustainability scorecards are being used in the contract management for relevant contracts in this programme process to track progress on agreed upon sustainability KPIs, including climate focused ones. The Council is also engaged in a programme to create a new Paisley Grammar School Community Campus. The school will be of a Passivhaus standard, and the school and community campus will contribute to the improvement in learning and wellbeing outcomes for young people and the wider community, helping to support sustainable and inclusive economic growth in Renfrewshire. The Passivhaus standard of the building means that climate is embedded into the entire project build and therefore the project strategy subsequently has a key focus on sustainability and climate. Renfrewshire Council’s Cultural Infrastructure Programme is another key priority of the council that procurement is helping to deliver, ensuring that climate and sustainability are embedded in the projects and that outcomes are contributing to the Council’s Net Zero targets. 5c Further Information Provide any other relevant supporting information and any examples of best practice by the body in relation to procurement: The Corporate Procurement Unit takes a proactive approach towards the legislative and policy requirements which has been developed and embedded within the procurement process. The contract examples above in section 5(b) demonstrate best practice and continuous improvement internally and externally to address the requirements of the Climate Change Duties. The procurement team have all completed the Climate Literacy for Procurers eLearning on the Scottish Government Sustainable Procurement Tools platform and embed this learning, and the use of the tools, into all procurement processes. Additionally, the team have also participated in a number of specialised sustainability training sessions, both internally and with support from Sustainable Procurement Ltd, to build Page 53 of 344
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confidence in including climate, circular economy, and sustainability requirements in tenders and challenging the client service on climate considerations. There is a robust onboarding programme for new procurement officers that includes ensuring that they are up to date on climate literacy and detail on how climate considerations are embedded into the procurement process in Renfrewshire. The prominence of sustainability and climate action across the procurement landscape indicated that a dedicated officer for sustainable procurement would be of benefit in order to ensure that the Council keeps abreast of best practice, embeds sustainability into all procurement actions and fosters innovation and creative solutions around sustainable procurement practice. As previously reported in February 2022 the Climate Change Sub Committee approved allocation of funding from the Climate Change Action Fund to support the development of a Renfrewshire Sustainable Procurement programme which would strengthen and accelerate the local approach and support Net Zero ambitions across Renfrewshire. In April 2022 the Climate Emergency Advisor for procurement commenced their post with an initial 1-year commitment to funding, funding has subsequently been sourced to continue this post into March 2025. Their role is to support procurements response to the Climate Emergency, writing and actioning sustainability policy and practice, running a robust training regime to ensure all officers are confident in building sustainability requirements into strategies and contracts, engaging in cross-functional work across the Council (and beyond) to support the climate response, and actively engage in practice sharing across the Scottish Public Procurement sector. The CPU are also actively engaging with the Council’s Climate Emergency Lead Officer and the Green Economy Officer to help maximise the impact of procurement, exploring opportunities for procurement to support with the delivery of our climate goals and our community wealth building aspirations for our local economy. The procurement team requests the advice/support/expertise of these stakeholders where necessary as climate requirements in tenders become more technical and/or specialised in nature to ensure confidence in these requirements. In partnership with Economic Development, the CPU is also engaging in regular events/workshops aimed at SMEs and local businesses as part of the Community Wealth Building agenda, these events include the opportunity for suppliers and stakeholders to receive a variety of advice and support including around climate and sustainability requirements. Page 54 of 344
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PART 6: VALIDATION & DECLARATION 6a Internal validation process Briefly describe the body’s internal validation process, if any, of the data or information contained within this report. The Climate Emergency Lead Officer was identified for coordinating data compilation for the report, with data being collated from across all Services by members within the Policy and Commissioning team. The report was reviewed and signed off by the Head of Climate, Public Protection and Roads. The Planning and Climate Change Board reviewed, validated and approved this report on 5th November 2024. 6b Peer validation process Briefly describe the body’s peer validation process, if any, of the data or information contained within this report. n/a – exploring working with other Local Authorities to create a peer validation network for coming years. 6c External validation process Briefly describe the body’s external validation process, if any, of the data or information contained within this report. The emissions data used within the Council's Plan for Net Zero was validated by Aether consultants as part of an emissions baselining and trajectory exercise. Strategic Environmental Assessment: As a responsible authority the Council is required to assess, consult and monitor the likely impacts of its plans, programmes and strategies on the environment. Strategic Environmental Assessment is a key component of sustainable development, establishing important methods for protecting the environment and extending opportunities for public participation in decision making. Strategic Environmental Assessment achieves this by systematically assessing and monitoring the significant environmental effects of public sector strategies, plans and programmes ensuring that expertise and views are sought at various points in the process from NatureScot, Scottish Environmental Protection Agency, Historic Environment Scotland and the public. The Local Development Plan and other strategies and plans that have evolved from the Local Development Plan have been the subject of a Strategic Environmental Assessment, where climate change and associated factors such as flooding were specific considerations of the assessment. The Strategic Environmental Assessment ensures that the environment is given the same level of consideration as social and economic factors. 6d No validation process If any information provided in this report has not been validated, identify the information in question and explain why it has not been validated. n/a 6e Declaration I confirm that the information in this report is accurate and provides a fair representation of the body’s performance in relation to climate change. Name: Gerard Hannah Role in the body: Head of Climate, Public Protection & Roads Date: 28th October 2024 Page 55 of 344
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1 ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 5 November 2024 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: National Planning Improvement Framework – Action Plan ___________________________________________________________________ 1. Summary 1.1 This report seeks to inform members of the National Planning Improvement Framework (NPIF) which replaces the previous annual Planning Performance Framework (PPF). The report seeks to highlight the Action Plan which has been agreed as a result of the NPIF. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: ▪ Note that Renfrewshire Council has participated in the Scottish Government’s pilot of the introduction of the NPIF; ▪ Note that the NPIF has included a review workshop with a variety of stakeholders in attendance; and ▪ Note the agreed Action Plan which the Council will now seek to progress. _________________________________________________________ 3. National Planning Review Framework 3.1 The Planning (Scotland) Act 2019 introduced a new approach to measuring the performance of planning authorities and made it mandatory for planning authorities to prepare a report on their performance after the end of each financial year. Item 3 PACC051124 Page 57 of 344
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2 3.2 The Act also introduced the role of the National Planning Improvement Champion to monitor the performance of planning authorities and provide advice to them, and other persons considered appropriate, on the steps that might be taken to help improve performance. 3.3 The NPIF has been developed by the National Planning Improvement Champion and aims to “manage the development and use of land in the long term public interest through” ensuring that: ▪ the planning system enables the delivery of sustainable, liveable, and productive places. ▪ planning services are equipped to work effectively and efficiently, embedding continuous improvement. ▪ users are able to engage constructively with the planning system and planning service. 3.4 The NPIF includes three key stages: ▪ Stage 1: planning authorities undertake a self-assessment of their performance and proposed improvement action plan based upon 5 keys themes and 12 attributes of a highly performing planning authority. ▪ Stage 2: involves a peer collaborative review to provide constructive challenge on the improvement action plan. ▪ Stage 3: the improvement action plan and performance assessment are published and sent to Scottish Ministers and the Chief Executive. _________________________________________________________ 4. Renfrewshire and NPIF 4.1 Renfrewshire Council formed part of the pilot project and the initial roll out of the NPIF. 4.2 Our self-assessment and action plan has been agreed and finalised following a collaborative peer review which included scrutiny by a wide range of stakeholders. 4.3 A copy of our self-assessment and finalised NPIF Report is available to view online here. 4.4 Our agreed action and improvement plan is detailed at Appendix 1 and identifies a timescale of implementation and which staff member is responsible. 4.5 The action plan will be implemented over the next three years and it is intended and implementation working group will be formed within the Planning Service to drive and monitor the identified improvements. ___________________________________________________________________ Page 58 of 344
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3 Implications of the Report 1. Financial – None. All actions are funded from within existing approved budgets. 2. HR & Organisational Development – None 3. Community/Council Planning – None. 4. Legal – None. 5. Property/Assets – None. 6. Information Technology – None. 7. Equality & Human Rights - The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report 8. Health & Safety – None. 9. Procurement – None. 10. Risk – None. 11. Privacy Impact – None. 12. Children’s Rights – None. 13. Cosla Policy Position – None. 14. Climate Risk – None. ___________________________________________________________________ Author: David Love, Chief Planning Officer. Tel: 07483410182; Email: david.love@renfrewshire.gov.uk Page 59 of 344
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Page 1 of 9 NATIONAL PLANNING IMPROVEMENT FRAMEWORK IMPROVEMENT ACTION PLAN 2024 Renfrewshire Council Appendix 1 Page 60 of 344
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Page 2 of 9 A high performing planning authority needs to have the right number of people to do the work expected of it with the rights skills set. It also needs to have a strategy to ensure that it retains and recruits the right staff in the future. It supports staff to upskill and to be prepared for changes in policy, legislation, and new circumstances. Attribute Score (1=Making excellent progress, 5= No progress) 1. The planning authority has sufficient resources and skills to maximise productivity 3 2. The planning authority has a valued and supported workforce 3 Based on the grading above, outline any areas of improvement that are required and by whom and their level of importance (High/ Medium/ Low) and by when (short/ medium/ long term). Improvement Action What action will you take? What will the outcome be? Owner Importance High Medium Low Timescale Short term – 1 year Medium term – 3 years Long term – 3+ years Resources Prepare a formal workforce strategy document detailing the adopted approaching of ‘grow our own’ Chief Planning Officer Medium Medium Engagement with finance partners to agree potential budget availability to support graduate apprenticeship position. Re-introduction of Professional Development Plans of all staff All Managers Medium Short Engagement with HR to consider PDP process etc. Introduction of Staff Survey to determine training needs and other matters Chief Planning Officer Medium Short Engagement with HR and OD. Page 61 of 344
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Page 3 of 9 A high performing planning authority has a positive culture through ensuring it has sound governance, effective leadership and a commitment to continuous improvement. The authority has an identified chief planner, who is supported by a strong leadership group to advise on decision-making, policy and operational management. Attribute Score (1=Making excellent progress, 5= No progress) 3. This Planning Authority has embedded continuous improvement 3 4. This Planning Authority has sound governance 3 5. This Planning Authority has effective leadership 3 Based on the grading above, outline any areas of improvement that are required and by whom and their level of importance (High/ Medium/ Low) and by when (short/ medium/ long term). Improvement Action What action will you take? What will the outcome be? Owner Importance High Medium Low Timescale Short term – 1 year Medium term – 3 years Long term – 3+ years Resources Review scheme of delegation as it relates to planning matters and make changes as required Chief Planning Officer Medium Medium In partnership with legal colleagues following consultation with Elected Members. Review Board timetables and operation of the board including introduction of hearings and the policy relating to site visits. Chief Planning Officer Medium Medium In partnership with legal colleagues following consultation with Elected Members. Training programme for elected members Chief Planning Officer Medium Medium Preparation of training programme while also considering statutory requirements when legislation is enacted. Page 62 of 344
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Page 4 of 9 A high performing planning authority needs to have an effective local development plan and other strategies in place to provide a vision for the future of the area. It needs to be able to set and deliver on policy ambitions and priorities by clearly informing decision making and providing certainty and predictability for communities, developers and investment. The authority’s development management systems need to be effective in making the right decisions about development and be efficient as possible in doing this. The planning authority makes best use of digital technology and how it manages and uses data. Attribute Score (1=Making excellent progress, 5= No progress) 6. The planning authority has a robust policy and evidence base 2 7. The planning authority makes best use of data and digital technology 3 8. The planning authority has effective and efficient decision-making processes 3 Based on the grading above, outline any areas of improvement that are required and by whom and their level of importance (High/ Medium/ Low) and by when (short/ medium/ long term). Improvement Action What action will you take? What will the outcome be? Owner Importance High Medium Low Timescale Short term – 1 year Medium term – 3 years Long term – 3+ years Resources Increase capability within the Strategy & Place team to undertake more GIS work Strategy & Place Manager High Short term Commence preparation of a data strategy for the planning service and identify planning representative to engage with corporate Data Advisory Group. Chief Planning Officer High Short-term Page 63 of 344
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Page 5 of 9 Put in place designated Enforcement Officer Chief Planning Officer and Development Standards Manager High Short Budget allocation to fund post temporary for 2 years Review Uniform workflow processes/letters and templates Uniform co-ordinator and Development Standards Manager High Medium Budget allocation to fund post temporary for 2 years Review of Board and LRB procedures Development Standards Manager with Legal and Committee Services Medium Medium Engagement with Legal and Committee Services to agree procedures Review and refresh all planning webpages on the Renfrewshire Council Website Chief Planning Officer Medium Long Engagement with corporate Comms team. Page 64 of 344
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Page 6 of 9 A high performing planning authority should ensure a wide range of people are involved in shaping their future places. Engagement should be fair and inclusive, early, collaborative, meaningful and proportionate and should include difficult to reach groups. The authority should engage with a wide range of partners at a national, regional and local level to ensure a joined-up approach and that links are made across policies and programmes. The planning authority should demonstrate good customer care, transparency and effective communication. Attribute Score (1=Making excellent progress, 5= No progress) 9. This planning authority has good customer care 3 10. The planning authority has effective engagement and collaboration with stakeholders and communities. 2 Based on the grading above, outline any areas of improvement that are required and by whom and their level of importance (High/ Medium/ Low) and by when (short/ medium/ long term). Improvement Action What action will you take? What will the outcome be? Owner Importance High Medium Low Timescale Short term – 1 year Medium term – 3 years Long term – 3+ years Resources Introduce a customer service survey measuring satisfaction with the level of collaboration in the preparation of the local development plan/local place plans. Strategy & Place Manager Medium 1 year Online survey Identify gaps in responses to the ‘Have your say’ survey from places and groups and run targeted consultations to address this. Strategy & Place Manager High 1 year Regular engagement events with stakeholders and customers to include: Chief Planning Officer and Development Standards Manager Medium Short Review of Uniform system to identify key agents/developers Page 65 of 344
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Page 7 of 9 - Developers Forum Community Council Visitations along with stakeholders and arrange events. Investigate use of customer questionnaire on issue of decision notice, taking account of any national survey implemented by NPI. Development Standards Manager Medium Medium Review other services procedures and systems for capturing comments Investigate charging for pre-application advice Chief Planning Officer and Development Standards Manager Medium Medium Review other local authorities’ practices and procedures Page 66 of 344
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Page 8 of 9 A high performing planning authority should demonstrate place leadership by taking a collaborative place-based approach in line with the Place Principle. It should use the Place and Wellbeing Outcomes in decision-making processes, to achieve the three spatial principles outlined in NPF4: Sustainable places, where we reduce emissions, restore and better connect biodiversity; Liveable places, where we can all live better, healthier lives; and Productive places, where we have a greener, fairer and more inclusive wellbeing economy. The planning authority should seek to ensure that there are no impediments to delivering agreed development. Attribute Score (1=Making excellent progress, 5= No progress) 11. The planning authority supports the delivery of sustainable, liveable and productive places 3 12. This planning authority supports the delivery of appropriate development 3 Based on the grading above, outline any areas of improvement that are required and by whom and their level of importance (High/ Medium/ Low) and by when (short/ medium/ long term). Improvement Action What action will you take? What will the outcome be? Owner Importance High Medium Low Timescale Short term – 1 year Medium term – 3 years Long term – 3+ years Resources Seek discussion/ training session with Improvement Service to provide planning staff with more knowledge of the Place and Wellbeing Outcomes and how these can be used in decision- making. Strategy & Place Manager Medium Short Preparation of model template for legal agreement and engagement with HoPS working group. Chief Planning Officer and Development Standards Manager Medium Medium Liaison with Legal Services to agree preparation of template Page 67 of 344
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Page 9 of 9 Publication of guidance relating to Education developer contributions Head of Economy and Development / Chief Planning Officer High High Issue guidance in next six months Flooding Officer Chief Planning Officer and Development Standards Manager High Long Investigate availability of budget to deliver role within the Council or use of term consultants Page 68 of 344
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1 ___________________________________________________________________ To: Planning and Climate Change Policy Board On: 5 November 2024 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Planning Appeals ___________________________________________________________________ 1. Summary 1.1 This report seeks to inform members about planning and other relevant appeals which are currently under consideration and appeal decisions which have been issued by the Directorate for Planning and Environmental Appeals (DPEA) in the past 12 months. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: ▪ Note the Renfrewshire planning appeals which are currently under consideration by the DPEA and are awaiting a decision; and ▪ Note the decisions recently issued by the DPEA in respect of development proposals within Renfrewshire. ▪ Note the award of expenses against the Council. _________________________________________________________ 3. Appeals Lodged 3.1 One case is currently under consideration by DPEA. This relates to an application relating to a Compulsory Purchase Order. 3.2 Appendix 1 details all cases currently under consideration by DPEA. _________________________________________________________ Item 4 PACC051124 Page 69 of 344
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2 4. Appeals Determined 4.1 A number of appeals have recently been determined or the appellant has chosen to withdraw the appeal. 4.2 Details of the recently determined appeals, from November 2023 to date, are detailed in Appendix 2. 4.3 It is significant to note that of the recent appeal determinations concerning planning applications, two appeals have been allowed and the respective permission granted, while three appeals have been dismissed. _________________________________________________________ 5. Claim for Expenses 5.1 Two appeals within the stated timeframe have been the subject of a claim for expenses. 5.2 The claim for expenses in relation to planning appeal PPA-350-2055 concluded that the Council had acted unreasonably however the Reporter declined to make an award of expenses given the decision of the Council did not result in the appellant incurring unnecessary expense. 5.3 The claim of expenses in relation to planning appeal PPA-350-2057 has been withdrawn following the withdrawal by the appellant of the associated appeal. 5.4 Notwithstanding the above, it should be noted that an award of expenses relating to a previous appeal concerning the site at UWS Thornly Park Campus Site at Caplethill Road, Paisley has now been concluded. Following detailed discussions with the appellant and their representatives the award of expenses totals £65,000. Details relating to the Reporters decision concerning the award of expenses has previously been reported to Board, however for reference the decision can be found here. ___________________________________________________________________ Implications of the Report 1. Financial – The costs associated with the award of expenses will require to be met within the Council’s existing budget available for Planning Services. 2. HR & Organisational Development – None 3. Community/Council Planning – None. 4. Legal – None. Page 70 of 344
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3 5. Property/Assets – None. 6. Information Technology – None. 7. Equality & Human Rights - The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report. 8. Health & Safety – None. 9. Procurement – None. 10. Risk – None. 11. Privacy Impact – None. 12. Climate Risk – None. 13. Children’s Rights – None. 14. Cosla Policy Position – None. ___________________________________________________________________ Author: David Love, Chief Planning Officer. Tel: 07483410182; Email: david.love@renfrewshire.gov.uk Page 71 of 344
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1 APPENDIX 1: Appeals Currently Under Consideration Appeal Reference Address Application Reference and Description Current Status DPEA Target Further info CPO-350-4 AMIDS South, Renfrewshire Compulsory Purchase Order Under consideration 06/11/2023 DPEA Online Case File Page 72 of 344
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2 APPENDIX 2: Recently Determined (November 2023 – to date) Appeal Reference Address Application Reference and Description Current Status Decision Further info ADA-350-2006 13 Maxwellton Street, Paisley Display of one digital hoarding advert Decided Appeal dismissed. Decision Notice ADA-350-2007 30 Abercorn Street, Paisley Display of one 48-sheet digital advert Decided Appeal allowed subject to conditions. Decision Notice NA-350-002 2 Lyon Road, Linwood Erection of waste tyre and rubber recycling and processing plant (Use Class 5, General Industry) with ancillary office and staff welfare facilities and associated access, parking, landscape and infrastructure proposals Decided Appeal allowed subject to conditions. Decision Notice PPA-350-2054 Site 500 metres south west of Undercraig Farm House, Galahill Road, Langbank Erection of dwellinghouse and livestock barn (in principle) Decided No remit Decision Notice PPA-350-2055 Land at Junction 29 St James Interchange, Ferguslie Park Approval of matters specified in conditions 2, 4, and 6 of planning permission approval 18/0638/PP for the erection of a residential Decided Appeal dismissed. Decision Notice Page 73 of 344
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3 bound by Ferguslie Park Avenue, existing railway line A737 and Blackston Road development comprising 189 dwellinghouses A claim for expenses against the Council was also submitted by the appellant. In considering the claim for expenses the Reporter found that the Council had acted in an unreasonable manner however did not find that it resulted in the appellant incurring unnecessary expense. The Reporter therefore declined to make any award of expenses. Decision Notice PPA-350-2056 Site between Abbeyfield House and Ivy Gardens, Station Road, Paisley Erection of a residential development comprising 45 flats with associated access, parking and landscaping Decided Appeal dismissed. Decision Notice PPA-350-2057 Land Off Barnwell / Wright Street, Renfrew Erection Of Up To 49.9Mw Battery Storage System (Bess) Withdrawn Withdrawn Decision Notice A claim for expenses against the Council was also submitted by the appellant. The claim for expenses was also withdrawn at the same time as the planning appeal. Page 74 of 344
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___________________________________________________________________ To: Planning and Climate Change Policy Board On: 5 November 2024 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Hillington Business Park Simplified Planning Zone and Masterplan Consent Areas Update ___________________________________________________________________ 1. Summary 1.1 This report updates Board that the Hillington Park Simplified Planning Zone Scheme came to an end on 1st October 2024 and provides a summary of what was delivered by the scheme during its 10 years of operation. 1.2 The report also updates members on new powers for planning authorities to prepare Masterplan Consent Area schemes which replace Simplified Planning Zones in the Planning (Scotland) Act 2019. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: 1) Note that the Hillington Park Simplified Planning Zone Scheme came to an end on 1st October 2024 and that all new development proposals previously permitted by the scheme will now require to be considered through an application for planning permission. 2) Note that the regulations for making Masterplan Consent Area schemes have been laid in the Scottish Parliament and are expected to come into force later this year. _________________________________________________________ Item 5 PACC051124 Page 75 of 344
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3. Hillington Business Park Simplified Planning Zone 3.1 The first Simplified Planning Zone in Scotland in over 20 years was implemented at Hillington Business Park on the 1st of October 2014 as a joint project between Renfrewshire Council and Glasgow City Council. 3.2 The main aim of the Simplified Planning Zone at Hillington was to attract further investment into the area as well as supporting the existing businesses to grow and expand by streamlining the planning process and removing the need to apply for planning permission for certain types and scales of development. 3.3 The Simplified Planning Zone operated at Hillington Business Park for 10 years and ended on 1st October 2024. 3.4 All new development proposals which were permitted by the Simplified Planning Zone scheme will now require to be considered through an application for planning permission. 3.5 Since its implementation in 2014, the Council has received 41 development notifications under the Simplified Planning Zone, with 6 of these developments not starting before the scheme ended. 3.6 Officers have written to the 6 affected developers to confirm that their development proposal will now require to be considered as part of an application for planning permission should they wish to proceed. 3.7 The Simplified Planning Zone delivered significant new investment into the business park and also supported a number of existing businesses to renovate and expand their existing premises. In Renfrewshire, during its operation the Simplified Planning Zone: ▪ Supported the redevelopment of 18 hectares of land and led to a 50% reduction in the amount of vacant and derelict land in Hillington business park; ▪ Delivered 48,580 square meters of new commercial floorspace. Over 85% of this new floorspace was in general industrial, storage and distribution and business uses, with some motor sales also delivered on the Hillington M8 motorway frontage on the northern fringes of the Park; ▪ Supported existing businesses through the refurbishment and expansion of 13 units including internal and external alterations, the addition of solar panels, and the erection of building extensions; and, ▪ Supported landscaping and signage improvements throughout the business park. ___________________________________________________________________ 4. Masterplan Consent Areas 4.1 The Planning (Scotland) Act 2019 introduced new powers for a planning authority to prepare a Masterplan Consent Area. These are intended to replace Simplified Planning Zones which were discontinued by the 2019 Act. Page 76 of 344
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4.2 Masterplan Consent Areas are similar to Simplified Planning Zones but refreshed and rebranded with expanded powers. Masterplan Consent Areas are broader in scope, being able to give a range of consents including listed building consent, conservation area consent and roads construction consent rather than just planning permission. 4.2 The final regulations for making Masterplan Consent Area schemes have been laid in the Scottish Parliament and are expected to come into force later this year. 4.3 Schedule 5A of the Planning (Scotland) Act 2019 requires planning authorities to consider whether it would be desirable to make a Masterplan Consent Area scheme for a part or parts of their district. 4.4 In preparing the next Renfrewshire Local Development Plan officers will consider whether a Masterplan Consent Area would be suitable for any part of Renfrewshire and will present any recommendations to the Planning and Climate Change Policy Board for approval in due course. ___________________________________________________________________ Implications of the Report 1. Financial – None. 2. HR & Organisational Development – None. 3. Community/Council Planning – None. 4. Legal – None. 5. Property/Assets – None. 6. Information Technology – None. 7. Equality & Human Rights – None. 8. Health & Safety – None. 9. Procurement – None. 10. Risk – None. 11. Privacy Impact – None. 12. Climate Risk – Not applicable. 13. Children’s Rights – Not applicable. 14. Cosla Policy Position – None ___________________________________________________ List of Background Papers None ___________________________________________________________________ Author: Alan Williamson, Strategy and Place Manager, alan.williamson@renfrewshire.gov.uk, 07811 053968 Page 77 of 344
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___________________________________________________________________ To: Planning and Climate Change Policy Board On: 5 November 2024 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Renfrewshire Vacant and Derelict Land strategy 2024 ___________________________________________________________________ 1. Summary 1.1 The Renfrewshire Local Development Plan 2021 sets out a commitment to reduce, reuse and repurpose vacant and derelict land across Renfrewshire. 1.2 The Renfrewshire Vacant and Derelict Land Strategy 2024, attached at Appendix 1, identifies a number of actions to promote the redevelopment and re-use of previously used land and supports the enhancement of places, the delivery of sustainable economic growth and aims to stimulate nature recovery. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: a) Approve the Renfrewshire Vacant and Derelict Land Strategy 2024. _________________________________________________________ 3. Renfrewshire Vacant and Derelict Land Strategy 2024 3.1 While the amount of vacant and derelict land in Renfrewshire continues to reduce it remains a priority to reuse, redevelop and repurpose land across Renfrewshire. 3.2 The Renfrewshire Vacant and Derelict Land Strategy 2024 sets out actions which will contribute to making Renfrewshire a more sustainable place and further reduce the amount of vacant and derelict land. The implementation of these actions aims to enhance places across Renfrewshire while creating new employment opportunities, delivering positive effects for biodiversity, and assisting in mitigating the effects of the climate crisis. Item 6 PACC051124 Page 79 of 344
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3.3 The strategy identifies five key themes and a series of related actions. The five themes are: ▪ Infrastructure-first approach to investment to support sustainable inclusive economic growth and unlock development potential of stalled sites; ▪ Prioritise development on brownfield and previously used land; ▪ Local Living - supporting development in and around our town and village centres; ▪ Consider the potential of innovative delivery mechanisms; and, ▪ Support nature positive places that are more resilient to the impacts of the climate emergency and support the recovery and restoration of our natural environment. 3.4 Renfrewshire’s vacant and derelict land is monitored each year through the preparation and submission to the Scottish Government of the Scottish Vacant and Derelict Land Survey (SVDLS). 3.5 The Renfrewshire Vacant and Derelict Land Strategy will be revised and reported every two years to the Planning and Climate Change Policy Board. ___________________________________________________________________ Implications of the Report 1. Financial – There is no budget or expenditure directly associated with the Vacant and Derelict Land Strategy. Costs are met from within existing budgets. 2. HR & Organisational Development – None. 3. Community/Council Planning – The Renfrewshire Vacant and Derelict Land Strategy 2024 sets out a series of actions to reduce the amount of vacant land which has the potential to regenerate neighbourhoods, improve local environments and create new employment opportunities. 4. Legal – None. 5. Property/Assets – Some vacant and derelict land is owned by Renfrewshire Council, and the Council has responsibility for, and would benefit from, it being brought back into productive use. 6. Information Technology – None. 7. Equality & Human Rights – The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report. If required following implementation, the actual impact of the recommendations and the mitigating actions will be reviewed and Page 80 of 344
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monitored, and the results of the assessment will be published on the Council’s website. 8. Health & Safety – None. 9. Procurement – None. 10. Risk – None. 11. Privacy Impact – None. 12. Climate Risk – The strategy supports the re-use of vacant and derelict land for a range of uses including those which can help address the climate crisis by managing flood risk and providing biodiversity enhancements. 13. Children’s Rights – Not applicable. 14. Cosla Policy Position – None _______________________________________________________ Appendix 1 Renfrewshire Vacant and Derelict Land Strategy 2024 ___________________________________________________________________ Background Papers • Renfrewshire Vacant and Derelict Land Strategy 2022; Planning and Climate Change Policy Board; 14 June 2022 ___________________________________________________________________ Author: Alan Williamson, Strategy and Place Manager, alan.williamson@renfrewshire.gov.uk, 07811 053968 Page 81 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 Page 82 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 1 The Renfrewshire Vacant and Derelict Land Strategy (2024) supports the Renfrewshire Development Plan (LDP2) by prioritising the redevelopment of brownfield and previously used land which supports sustainability and adaptation to the climate emergency and contributes to a sustainable economy. The strategy focuses on the efficient use of vacant and derelict land and sustainable development that enhances existing places and creates opportunities for communities with local living and the creation of 20-minute neighbourhoods. Re-using vacant sites also provides opportunities to support nature restoration and recovery through enhanced biodiversity, flora and fauna and assists in mitigating and adapting to the effects of the climate emergency. Renfrewshire’s vacant and derelict land is monitored each year through the preparation and submission to the Scottish Government of the Scottish Vacant and Derelict Land Survey (SVDLS). What is vacant and derelict land? Vacant land is defined as land within a settlement that has been previously developed, without physical constraint, and which the planning authority has indicated is available for redevelopment, reuse or repurposing. Derelict land is defined as land 'damaged by development, so that it is incapable of development for beneficial use without some remedial works'. Page 83 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 2 Why does land become vacant or derelict across Renfrewshire? Places change over time, existing sites may no longer be fit for purpose or the use of land may change from its original purpose, for instance where an employer chooses to relocate. In Renfrewshire, vacant and derelict land has generally occurred as a result of the decline of industrial and commercial sites. The closure of the BASF plant in Paisley and Royal Ordnance Factory in Bishopton are examples of large sites becoming vacant and/or derelict as a result of the closures of large economic locations in Renfrewshire. Former BASF site Paisley Why does land remain vacant or derelict over the longer term? Land can remain vacant or derelict for significant periods of time with the redevelopment, reuse or repurposing of land potentially affected by issues such as flood risk, site contamination, economic constraints, locational issues or a lack of sufficient infrastructure to support redevelopment. Sites may also remain vacant or derelict over the longer term due to development costs exceeding the value achievable from the redevelopment and reuse of an existing site. Landowners may also be unable to realise aspirational values for sites meaning that they are often unwilling or unable to sell at realistic market values. Development finance and lending criteria can also be an issue, particularly for projects that require significant remedial works to facilitate redevelopment. In some instances, significant site constraints may offer opportunities to look at alternative uses for sites that benefit the local communities and place. Alternative site uses could potentially include biodiversity enhancements, connections and habitat corridors for species dispersal. Page 84 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 3 How much vacant and derelict land is there in Renfrewshire? Renfrewshire Council survey vacant and derelict land on an annual basis to inform the Scottish Vacant and Derelict Land Survey (SVDLS). This survey provides an evidence base for monitoring the amount of vacant and derelict land across Renfrewshire, including progress made in bringing sites back into effective use or repurposing sites to support green initiatives. In April 2024, the vacant and derelict land supply for Renfrewshire totalled 220.39 hectares (ha) across 104 sites. This comprised of 82.81 hectares of derelict land and 137.58 hectares of vacant land. Vacant and derelict land makes up 0.84% of Renfrewshire’s total land area. Renfrewshire has seen a reduction of 18.9% in the level of vacant and derelict land since 2017. Since the last Renfrewshire Vacant and Derelict Land Strategy (2022), the amount of vacant and derelict land across Renfrewshire has decreased by 33.41 hectares. In April 2024, approximately 70.8% of vacant and derelict land in Renfrewshire was in private ownership (156.04 hectares). Appendices 1 and 2 include the locations of vacant and derelict sites across Renfrewshire (only sites that are 0.1 hectares (ha) or above are included). The Council also continues to work with landowners and local communities to identify smaller areas of vacant and derelict land that if repurposed could potentially enhance places. Renfrewshire Vacant and Derelict Land 2009-2024 (Hectares) Source: Renfrewshire’s Vacant and Derelict Land Survey Page 85 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 4 Age and geographic distribution of vacant and derelict land The chart below shows that 68.3% of all current vacant and derelict land was originally recorded in the period between 1981 and 2009. Most of the urban vacant and derelict land is located within the larger settlements and older industrial areas within Paisley, Linwood and Hillington Business Park. Renfrewshire’s Vacant and Derelict Land 2024 by Year First Recorded Source: Renfrewshire’s Vacant and Derelict Land Survey What effect does vacant and derelict land have on communities? Vacant and derelict land can impact local resident’s amenity, create an impression of under investment and discourage future residential or business investment to the detriment of local communities. Vacant and derelict sites may encourage antisocial behaviour, fly tipping, litter and cause environmental issues with invasive species. Vacant and Derelict Land 2024 by area (Hectares) Source: Renfrewshire’s Vacant and Derelict Land Survey 23.93 77.65 49.04 69.77 10 21 42 31 0 10 20 30 40 50 60 70 80 90 Pre-1989 1990-1999 2000-2009 2010-2024 Hectares Sites 43.42 11.14 13.99 8.24 57.39 62.87 23.34 Bishopton Erskine & The Villages Hillington Johnstone Linwood Paisley Renfrew Page 86 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 5 Reducing and reusing vacant and derelict land This Vacant and Derelict Land Strategy (2024) supports a reduction in vacant and derelict land in Renfrewshire by promoting new development, community use and by supporting the creation of green corridors, enhanced green spaces and linked spaces for species dispersal. Reducing vacant and derelict land has the potential to support neighbourhood regeneration, assist in tackling the climate emergency, improve perceptions of an area through supporting green local environments and may also help in stimulating the local economy. This refreshed strategy for 2024 aims to build on the progress made to date through the actions identified in the Vacant and Derelict Land Strategy (2022) with actions reviewed and updated to further promote the reduction of vacant and derelict land across Renfrewshire. This strategy includes five key themes that aim to address the level of vacant and derelict land across Renfrewshire. Theme 1: Infrastructure-first approach to investment to support sustainable inclusive economic growth and unlock development potential of stalled sites; Theme 2: Prioritise development of brownfield and previously used land; Theme 3: Local Living - supporting development in and around our town and village centres; Theme 4: Consider the potential of innovative delivery mechanisms; and Theme 5: Support nature positive places that are more resilient to the impacts of the climate emergency and support the recovery and restoration of our natural environment. Page 87 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 6 Theme 1: Infrastructure-first approach to investment to support sustainable inclusive economic growth and unlock development potential of stalled sites Renfrewshire is home to recently completed and planned major infrastructure projects that support regeneration and the re-use of vacant and derelict land. These projects include: the Glasgow Airport Investment Area Infrastructure (City Deal investment); the Clyde Waterfront and Renfrew Riverside project; (City Deal investment); the Advanced Manufacturing Innovation District Scotland (City Deal investment); and, the Advanced Manufacturing Innovation District Scotland South Project (Levelling Up Fund) These major infrastructure projects are key to the delivery of this strategy through increasing connectivity across the area which will support the unlocking of stalled, vacant, derelict and underutilised land and provide enhanced opportunities for sustainable places and green networks. Projects such as these will transform local and regional connectivity and create new opportunities for inward investment, business growth and economic expansion. Vacant and derelict sites in proximity to major infrastructure projects will continue to be prioritised to bring this land and space back into productive use, community use or by enhancing such spaces through greening. City Deal Project - Clyde Waterfront and Renfrew Riverside project Action 1: Promote the re-development of vacant and derelict sites where infrastructure investment stimulates development interest and improves connectivity. Page 88 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 7 Theme 2 - Prioritise development of brownfield and previously used land New residential development has made a significant contribution towards bringing vacant and derelict land back into effective use across Renfrewshire in recent years. As at 31st March 2024, Renfrewshire had a housing land supply for 6,072 new homes on brownfield and previously used land, accounting for 88% of the total housing land supply. Significant levels of new build residential development continue across Renfrewshire, including on a number of large brownfield sites. These sites include developments at the former BASF site in Paisley, at Johnstone Castle, new developments around the Kings Inch Road area of Renfrew and on the former Hawkhead Hospital site in Paisley, as well as ongoing development in Dargavel Village, Bishopton. Between 2022 and 2024, 1,111 new homes were completed on brownfield and previously used sites, including: 531 homes across 19 sites in 2022/23; and 580 homes across 17 sites in 2023/24 The Council will continue to promote partnership working with a range of developers, housing associations and private landowners to bring vacant and derelict sites back into effective use. As part of the Scottish Government’s Affordable Housing Supply Programme, Renfrewshire Council produces a five year Strategic Housing Investment Plan (SHIP) that is refreshed each year. This Plan provides details of how approximately £13 Million of annual Scottish Government grant funding will be used to support delivery of new build affordable homes throughout Renfrewshire. The new Strategic Housing Investment Plan 2025 to 2030 continues its focus on regeneration and the re-development of vacant and derelict sites to deliver affordable homes by Renfrewshire Council and its housing association partners. Since the last Vacant and Derelict Land Strategy (2022), a number of significant vacant or derelict sites have been redeveloped and Action 2: Support major regeneration priorities as part of the Renfrewshire Local Development Plan and utilise the Strategic Housing Investment Plan to facilitate delivery of new homes on brownfield and previously developed sites. Page 89 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 8 brought back into effective use as part of the Strategic Housing Investment Plan. This includes sites in Paisley (Tannahill area of Ferguslie Park, Millarston, Glenburn and on the former Arnott’s department store site in Paisley Town Centre), Renfrew (Albert Road) and in Bishopton (Dargavel Village). The new Strategic Housing Investment Plan will continue to support bringing vacant and derelict sites back into effective use and includes proposals for key brownfield sites in Johnstone as well as a number of areas in Paisley including the West End regeneration. The new Strategic Housing Investment Plan includes a development programme to deliver more than 1,200 new affordable homes throughout Renfrewshire with delivery timescales subject to funding levels made available by the Scottish Government. Delivering affordable housing can assist in creating mixed communities whilst helping to reduce the financial risk of more challenging sites with initial affordable housing development potentially stimulating private demand on stalled sites. Each vacant or derelict site is assessed to establish any development constraints or potentially required enabling works that could support development or re-use of sites. Strategic Housing Investment Plan Project, Link Group, Millarston, Paisley The Clyde Mission is identified as a National Development in the National Planning Framework 4 and seeks to address the unique opportunities and challenges around the River Clyde across the Glasgow City Region. Action 3: Continue to prepare development briefs to provide a clear guide to the future use of sites, including acceptable forms and scale of development. Page 90 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 9 This project aims to ensure the collective impact of public and private investment is optimised in delivering 5 overarching principles: Use vacant and derelict land for the benefit of the economy, the environment and communities; Create new, good and green jobs and a workforce with the skills to secure those jobs; Adapt to climate risks, especially flooding; Accelerate Scotland’s progress to net zero; and Use the river to create better places for people and communities. Glasgow City Region Programme Management Office appointed consultants in February 2024 to assess the reuse potential of a portfolio of vacant and derelict land sites across the city region including sites in Renfrewshire. Renfrewshire Council continue to work with partners across the city region and will consider the outputs and recommendations of this study when it is published to consider any potential actions for Renfrewshire. Clyde Waterfront, Renfrew Theme 3 - Local Living - supporting development in and around our town and village centres Centres are at the core of Renfrewshire's communities with people living and working in centres, therefore it is vital that these centres thrive and meet the needs of residents, businesses and visitors. Action 4: Work with partners across the Glasgow City Region to deliver the 5 overarching principles of the Clyde Mission and identify areas of vacant and derelict land which can be re-used for the benefit of the economy, environment and our communities. Page 91 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 10 The Renfrewshire Local Development Plan supports the 'Town Centre First' approach and aims to enable centres to thrive and grow, ensuring that centres are fit for purpose, can adapt to changing markets and are able to meet the needs and demands of local communities. The Council will continue to work with landowners and local communities to re-use vacant and derelict land and buildings in local town and village centres to support the delivery of local living. Local living is a land use concept which aims to achieve connected and compact centres and neighbourhoods designed in such a way that people can meet the majority of their daily needs within a reasonable walk, wheel or cycle from their home. Supporting the repurposing and reuse of vacant and derelict land in centres can create opportunities for leisure, social and play activities, supporting healthier flourishing communities. Paisley Town Centre (Abbey Quarter redevelopment/Former Arnott’s Department Store) Action 5: Work with local communities, landowners and developers to bring forward sites for development and reuse, contributing to economic activity, local living and the enhancement of the built, natural and cultural environment of Renfrewshire’s centres. Page 92 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 11 Theme 4 - Consider the potential of innovative delivery mechanisms The Hillington Park Simplified Planning Zone Scheme ended on 1st October 2024 following 10 years of operation. Since the adoption of the Simplified Planning Zone, the amount of vacant and derelict land in Hillington Business Park reduced by 50% from 28 hectares in 2014 to 14 hectares in 2024. Innovative delivery mechanisms such as Simplified Planning Zones can reduce the amount of vacant and derelict land by supporting new investment and development, enhancing the environment and improving active travel connections. The Planning (Scotland) Act 2019 introduced Masterplan Consent Areas as a new proactive consenting mechanism to replace Simplified Planning Zones. The full provisions of the Act relating to Masterplan Consent Areas are anticipated to be in place in late 2024. It is anticipated that following implementation of the Regulations confirming the legal basis for preparing Masterplan Consent Areas, Renfrewshire Council will be able to consider whether any areas would benefit from a Masterplan Consent Area scheme as part of a placemaking approach to streamline the planning process. Moving forward, the Council will continue to consider any other potential innovative delivery mechanisms that can bring stalled sites back into productive use. Action 6: Consider the potential use of Masterplan Consent Area schemes and any other potential innovative delivery mechanisms that can bring stalled sites back into productive use. Page 93 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 12 Theme 5 - Support nature positive places that are more resilient to the impacts of the climate emergency and support the recovery and restoration of our natural environment Renfrewshire’s Plan for Net Zero outlines the actions required to work towards net zero carbon emissions. Renfrewshire’s Plan for Net Zero sets out the strategic framework for working towards climate change targets in Renfrewshire with 5 focused outcome areas that include Clean Energy; Sustainable Transport; Circular Economy; Connected Communities and Resilient Places. To achieve connected communities and resilient places that are net zero and nature positive, the way we use land needs to be rebalanced towards place focused approaches involving our communities and neighbourhoods. Creating resilience to the impacts of climate change by managing flood risk, providing amenity greenspace, through biodiversity enhancements, the creation of growing grounds and other local community projects on vacant and derelict sites provides opportunities to create sustainable places – enabling people to live better, healthier lives that support our net zero ambitions and create sustainable communities. Using vacant or derelict land for these purposes can have a significant positive impact by creating wider community benefit by enhancing local environments and encouraging increased biodiversity with the Council continuing to work with local communities to identify opportunities to re-use vacant and derelict sites. The Council is supporting the creation of wildlife-friendly environments as part of the Council’s commitment to work towards net zero by 2030 with eight new transformational biodiversity areas in Linwood, Erskine, Johnstone, Inchinnan, Lochwinnoch and Paisley with projects including roadside wildflower corridors, wildflower areas and new native tree planting. The Council also continues to work with partners across the Glasgow City Region to identify opportunities to re-use vacant land to address the climate crisis, including managing flood risk, biodiversity and habitat enhancement. The Council’s £1 million Climate Change Action Fund included the £50,000 Community Climate Fund, which has been used to fund projects and initiatives that support engagement and partnership working across Renfrewshire to accelerate the pace of change to tackle the climate emergency. Page 94 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 13 The Community Climate Fund supported community organisations to develop localised, green community projects and initiatives which are tailored to the needs of individual communities such as local growing grounds and projects which enhance local biodiversity on small areas of vacant and derelict land. The Renfrewshire Climate Panel created in late 2021 to engage with the local communities on green issues utilises the enthusiasm and knowledge of local people to shape the response to the climate emergency with a cross-section of the local community contributing to decision making to ensure that communities are central to our climate change ambitions. The Council’s current Sustainable Communities Fund aims to strengthen work within communities to identify opportunities for land and assets within local areas to develop local projects which benefit those who live there – connecting people through regenerated local spaces and tackling inequality through community collaboration. A key outcome is to ensure local natural spaces support health and wellbeing with a focus on benefiting those communities in greatest need of green spaces by increasing access to nature, including creating or improving green and blue infrastructure and incorporating nature into wider public spaces and/or increasing positive and healthy activity provision for local communities. Action 7: Work with landowners and community groups to consider options for the re-use or temporary re-use of vacant/stalled sites. Action 8: Engage with local communities regarding the future use of small sites not recorded on the vacant land register and work in partnership to identify sites which may be suitable for greening, growing, planting or biodiversity opportunities. Action 9: Engage with owners of vacant and derelict land regarding their plans for the land and if required encourage the owner to take steps to ‘clean-up’ the land. Action 10: Support delivery of Renfrewshire’s Plan for Net Zero. Page 95 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 14 This strategy is being progressed by Renfrewshire Council but requires joint working between the public, private and community sectors. The support of local residents, community groups, businesses and community planning partners is essential in promoting the successful delivery of this strategy with actions to be taken forward in close partnership with these groups. Funding Over the lifetime of this strategy, the Council will continue to look at any funding opportunities that become available to support delivery of this strategy. The Council will continue to assist and support communities through providing advice on accessing any available funding opportunities where the resulting re-use or repurposing of land is for the community and where such use of the land is appropriate to help bring land back into use and benefit those living around vacant and derelict sites. Future progress monitoring The Council will continue to review this strategy every two years in order to monitor progress and establish any requirement to update or revise actions. With each revision to the strategy, an updated appendix will be included that identifies current vacant or derelict sites available for redevelopment. To monitor progress the Council will also continue to provide an annual return to the Scottish Government’s Vacant and Derelict Land Survey. Page 96 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 15 APPENDIX 1 - Vacant and Derelict Land Maps Index Map Map 1 - Lochwinnoch Map 2 – Bridge of Weir & Houston Map 3 – Bishopton & Erskine Map 4 – Johnstone North & Kilbarchan Map 5 – Johnstone South & Howwood Map 6 – Paisley West & Elderslie Map 7 – Linwood & Phoenix Map 8 – Paisley North Map 9 – Central Paisley Map 10 – Paisley East Map 11 – Paisley South Map 12 – Hillington & Renfrew North Map 13 – Braehead Map 14 – Renfrew Page 97 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 31 APPENDIX 2: Renfrewshire’s Vacant and Derelict Land Sites - April 2024 Site Code Street Town Site Size (Hectares) Ownership 661 FORMER ROYAL ORDNANCE BISHOPTON 43.42 Private 350823 FETLAR ROAD BRIDGE OF WEIR 0.39 Private 8510248 KILMACOLM ROAD BRIDGE OF WEIR 0.15 Private 8510621 MILL BRAE BRIDGE OF WEIR 0.68 Private 8510640* GORSE CRESCENT BRIDGE OF WEIR 5.10 Private 8510358 MAIN ROAD ELDERSLIE 0.15 Private 8510625 ERSKINE HARBOUR ERSKINE 1.67 Private 350811 BUCCLEUCH AVENUE HILLINGTON 7.45 Private 8510488 MOSSLAND ROAD (WEST) HILLINGTON 2.72 Private 8510541 NAPIER ROAD ( WEST ) HILLINGTON 2.20 Private 8510637 QUEEN ELIZABETH AVENUE HILLINGTON 0.24 Private 8510638 QUEEN ELIZABETH AVENUE HILLINGTON 1.38 Private 638 RUSSELL STREET JOHNSTONE 0.27 Private 350690 BEITH ROAD JOHNSTONE 0.35 Private 350788 NORTH ROAD ( EAST ) JOHNSTONE 0.87 Local Authority 350802 BEITH ROAD (EX HOTEL) JOHNSTONE 0.19 Private 350810 HIGH STREET (EX PATON'S MILL) JOHNSTONE 1.15 Private 350824 HIGHCRAIG AVENUE (WEST) JOHNSTONE 1.59 Local Authority 350825 HIGHCRAIG AVENUE (EAST) JOHNSTONE 1.63 Local Authority 350833 KILBARCHAN ROAD JOHNSTONE 0.77 Private 350834 OFF BEITH ROAD JOHNSTONE 0.45 Private 350836 THORNHILL JOHNSTONE 0.17 Private 8510601 GAS STREET JOHNSTONE 0.28 Private Page 113 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 32 8510643 CHURCHILL AVENUE JOHNSTONE 0.22 Local Authority 8510644 HALLHILL ROAD JOHNSTONE 0.30 Private 350804 MIDDLETON ROAD LINWOOD 5.07 Other Public 350864 MIDDLETON ROAD (NORTH) LINWOOD 0.56 Private 350865 STIRLING DRIVE (SOUTH) LINWOOD 0.79 Private 8510033 BURNBRAE DRIVE LINWOOD 2.88 Private 8510641 MOSS ROAD LINWOOD 17.05 Local Authority 350805 BURNBRAE ROAD LINWOOD (PHOENIX) 3.70 Other Public 8510030 BURNBRAE ROAD, PHOENIX LINWOOD (PHOENIX) 4.01 Private 8510384 BARSKIVEN ROAD, PHOENIX LINWOOD (PHOENIX) 1.69 Private 8510458 LINWOOD ROAD, PHOENIX (NORTH) LINWOOD (PHOENIX) 5.10 Private 8510490 PEGASUS AVENUE, PHOENIX LINWOOD (PHOENIX) 1.79 Private 8510630 PEGASUS AVENUE LINWOOD (PHOENIX) 11.35 Private 8510634 BURNBRAE ROAD LINWOOD (PHOENIX) 3.40 Private 659 CHURCH STREET LOCHWINNOCH 0.40 Local Authority 8510633 KILBIRNIE ROAD LOCHWINNOCH 2.60 Private 350891 HURLET ROAD PAISLEY 1.74 Local Authority 648 MAXWELLTON STREET PAISLEY (CENTRAL) 0.38 Private 350839 LADY LANE PAISLEY (CENTRAL) 0.12 Private 350840 WELLMEADOW STREET PAISLEY (CENTRAL) 0.12 Private 350841 HIGH STREET (EX TA CENTRE) PAISLEY (CENTRAL) 0.28 Private 350913 GARTHLAND LANE PAISLEY (CENTRAL) 0.32 Local Authority 8510505 OAKSHAW BRAE (WEST) PAISLEY (CENTRAL) 0.40 Local Authority 8510631 MARSHALLS LANE PAISLEY (CENTRAL) 0.24 Private 8510645 LONEND PAISLEY (CENTRAL) 0.54 Private 8510646 SANDHOLES STREET PAISLEY (CENTRAL) 0.25 Private Page 114 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 33 350776 ROWAN STREET PAISLEY (EAST) 0.19 Private 350806 CARTHA CRESCENT PAISLEY (EAST) 0.16 Local Authority 350816 SEEDHILL ROAD (AUCHENTORLIE) PAISLEY (EAST) 0.82 Local Authority 350896 LACY STREET PAISLEY (EAST) 0.13 Private 8510623 EAST LANE, PAISLEY (FORMER FACTORY / TRAINING CENTRE) PAISLEY (EAST) 0.30 Private 633 FERGUSLIE PARK AVENUE (NORTH) PAISLEY (FERGUSLIE) 4.26 Local Authority 350678 CANDREN ROAD (SOUTH) PAISLEY (FERGUSLIE) 0.62 Local Authority 350720 BELTREES CRESCENT PAISLEY (FERGUSLIE) 2.69 Local Authority 350721 BANKFOOT ROAD PAISLEY (FERGUSLIE) 1.24 Local Authority 350723 DRUMS AVENUE (EAST) PAISLEY (FERGUSLIE) 0.91 Local Authority 350724 DRUMS AVENUE (WEST) PAISLEY (FERGUSLIE) 0.38 Local Authority 350770 DRUMS CRESCENT PAISLEY (FERGUSLIE) 0.54 Local Authority 350844 MURRAY STREET (WEST) PAISLEY (FERGUSLIE) 1.83 Private 350855 BURNSIDE PLACE PAISLEY (FERGUSLIE) 1.15 Private 350859 WELL STREET PAISLEY (FERGUSLIE) 0.50 Private 350883 CRAWFURD DRIVE PAISLEY (FERGUSLIE) 0.66 Local Authority 350884 BLACKSTOUN ROAD PAISLEY (FERGUSLIE) 0.53 Local Authority 8510250 STIRRAT STREET (WEST) PAISLEY (FERGUSLIE) 6.25 Private 8510609 CRAIGIELEA DRIVE (NORTH) PAISLEY (FERGUSLIE) 0.63 Local Authority 8510611 BLACKSTOUN ROAD PAISLEY (FERGUSLIE) 0.89 Local Authority 8510636* CANDREN ROAD PAISLEY (FERGUSLIE) 7.19 Local Authority 350779 ALMOND CRESCENT PAISLEY (FOXBAR) 1.26 Local Authority 350799 MONTROSE ROAD PAISLEY (FOXBAR) 0.55 Local Authority 8510559 DEE DRIVE PAISLEY (FOXBAR) 1.00 Local Authority 8510560 DON DRIVE PAISLEY (FOXBAR) 0.41 Local Authority Page 115 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 34 8510561 DEE DRIVE PAISLEY (FOXBAR) 1.95 Local Authority 350796 LOMOND CRESCENT PAISLEY (GLENBURN) 0.73 Local Authority 662 MACDOWELL STREET PAISLEY (NORTH) 0.35 Private 350698 MURRAY STREET (SOUTH) PAISLEY (NORTH) 0.38 Private 350763 HAMILTON STREET PAISLEY (NORTH) 0.66 Private 350848 NEW SNEDDON STREET PAISLEY (NORTH) 0.52 Private 350852 ST JAMES AVENUE PAISLEY (NORTH) 0.78 Private 350853 GREENOCK ROAD (ST JAMES INT) PAISLEY (NORTH) 1.29 Private 350869 HARBOUR ROAD PAISLEY (NORTH) 2.40 Private 350873 MARCHFIELD AVENUE (WEST) PAISLEY (NORTH) 0.51 Private 350881 SANDYFORD ROAD PAISLEY (NORTH) 0.36 Private 350889 WALLNEUK ROAD PAISLEY (NORTH) 0.14 Private 350890 INCHINNAN ROAD PAISLEY (NORTH) 0.50 Private 350903 ABBOTSINCH ROAD PAISLEY (NORTH) 0.48 Private 350908 MONTGOMERY ROAD (ARKLESTON) PAISLEY (NORTH) 1.25 Local Authority 8510007 HARBOUR ROAD NORTH PAISLEY (NORTH) 0.80 Private 8510599 INCHINNAN ROAD (FILLSHILL) PAISLEY (NORTH) 0.73 Private 8510629 RENFREW ROAD PAISLEY (NORTH) 0.58 Local Authority 8510632 MACDOWALL STREET PAISLEY (NORTH) 3.15 Private 8510639 WEST MARCH ROAD PAISLEY (NORTH) 3.73 Private 8510642 RENFREW ROAD PAISLEY (NORTH) 2.11 Other Public 350758 INCHINNAN ROAD RENFREW 1.66 Private 350866 FRENCH STREET RENFREW 1.04 Private 350875 PORTERFIELD ROAD (WEST) RENFREW 1.20 Private 626 MEADOWSIDE STREET RENFREW (BRAEHEAD) 2.93 Private 350899 ROCEP DRIVE RENFREW (BRAEHEAD) 0.37 Private Page 116 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 35 350904 ROW AVENUE RENFREW (BRAEHEAD) 0.60 Private 8441296 RENFREW ROAD RENFREW (BRAEHEAD) 2.14 Private 8510327 KINGS INCH ROAD (SOUTH WEST) RENFREW (BRAEHEAD) 0.76 Private 8510647 FISHERS ROAD RENFREW (BRAEHEAD) 12.64 Private / Public (* - Sites designated for environmental purposes only). Page 117 of 344
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Renfrewshire Vacant and Derelict Land Strategy 2024 2 Economy & Development Renfrewshire Council Renfrewshire House Cotton Street Paisley PA1 1BR Page 118 of 344
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___________________________________________________________________ To: Planning and Climate Change Policy Board On: 5 November 2024 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Development Plan Update ___________________________________________________________________ 1. Summary 1.1 This report provides an update on development planning activity in Renfrewshire. The 2024 Development Plan Scheme, which sets out the timetable for preparing the new Local Development Plan (LDP3), and how stakeholders will be involved in its preparation, is included within this report for Board approval. 1.2 It is advised that consultation takes place on the evidence gathered to support the preparation of the new Local Development Plan prior to it being brought to Full Council for approval, and it is recommended that a Member/Officer Working Group be established to consider this evidence also. 1.3 A Draft Delivery Programme relating to the ongoing implementation of the current Local Development Plan (LDP2) is also attached for approval. And finally, the report provides an update on the preparation of Local Place Plans by communities in Renfrewshire. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: 1) approve the 2024 Renfrewshire Development Plan Scheme and Participation Statement set out in Appendix 1; 2) note that evidence to be included in the Local Development Plan (LDP3) Evidence Report will be consulted on ahead of being reported to Council; Item 7 PACC051124 Page 119 of 344
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3) agree that a Members/Officers Working Group is established to consider Local Development Plan evidence ahead of the submission of the LDP3 Evidence Report to Council; and 4) approve the Draft Local Development Plan (LDP2) Delivery Programme Update, set out in Appendix 3, for consultation. _________________________________________________________ 3. Background 3.1 The current development plan for Renfrewshire comprises the fourth National Planning Framework (NPF4) prepared by the Scottish Government and adopted on 13 February 2023, and the Renfrewshire Local Development Plan (LDP2), prepared by the Council and adopted on 15 December 2021. 3.2 Together these documents set out the spatial strategy and planning policy for the use of land and buildings in Renfrewshire and form the basis for the decisions on individual planning applications. 3.3 A new Local Development Plan (LDP3) is currently being prepared under a new system for development planning introduced by the Planning (Scotland) Act 2019. _________________________________________________________ 4. Development Plan Scheme and Early Engagement 4.1 The Council is required to prepare and publish a Development Plan Scheme annually. A Development Plan Scheme is a document setting out the Council’s programme for preparing and reviewing its Local Development Plan and must include proposed timetabling for the preparation of the Local Development Plan, details of what is involved at each stage of the preparation process, and a Participation Statement setting out how stakeholders will be involved in the preparation of the Local Development Plan. 4.2 The 2024 Development Plan Scheme is attached for Board approval at Appendix 1. It sets out the following timetable for the preparation of the new Local Development Plan (LDP3), and notes changes in the timetable since the publication of the 2023 Development Plan Scheme. Whilst the delivery of some key stages is now expected to be later, the adoption date for the new Local Development Plan (LDP3) is in the same quarter as set out in the 2023 Development Plan Scheme. Key stage Date Publication of Evidence Report and submission for Gate Check May 2025 Publication of Proposed Plan and draft Delivery Programme for consultation May 2026 Submission of Proposed Plan to Scottish Ministers for examination January 2027 Expected adoption of Local Development Plan (LDP3) December 2027 Page 120 of 344
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4.3 The Participation Statement has been updated to provide more detail of engagement and consultation that has and will be undertaken at different stages of the plan preparation process. 4.4 Some early non-statutory engagement to inform the new Local Development Plan has already taken place including: ▪ A ‘call for ideas’ survey which has generated 92 responses to date, suggesting proposals for specific sites in Renfrewshire. A list of the submissions is attached as Appendix 2. These proposals will be assessed and consulted on in 2025 as part of the Proposed LDP preparation process. ▪ A ‘have your say on Renfrewshire’s places’ survey which has generated 254 responses to date. This survey is based on the Scottish Government’s Place Standard tool and asks respondents to score and comment their area against a range of factors. The responses received provide qualitative information about places in Renfrewshire based on a number of factors. ▪ In conjunction with the Council’s Youth Service, workshops with pupils have been held at 8 of Renfrewshire’s 12 secondary schools (all secondary schools have been offered workshops). The workshops are based on the young persons’ version of the Place Standard tool, and over 100 young people of secondary school age identified what they liked and didn’t like about their areas through commenting on maps about specific areas, and in general terms in relation to specific topics. 4.5 A report on early engagement will form part of the LDP Evidence Report. _________________________________________________________ 5. Evidence Report 5.1 The first key stage in the preparation of the new Local Development Plan is the publication of the Evidence Report and its submission to the Scottish Ministers for a Gate Check. The purpose of the Evidence Report is to support the quality and effectiveness of the Local Development Plan by front-loading the collection of evidence that will be used to inform the Plan before the plan looks at where development should take place. The Gate Check by Government provides an independent assessment of the Evidence Report, assessing whether the planning authority has sufficient information to prepare its Local Development Plan. It is carried out by a person appointed by the Scottish Ministers, usually a reporter from the Directorate of Planning and Environmental Appeals (DPEA). 5.2 Legislation requires that the Evidence Report is to be approved by the Full Council before it is submitted to the Scottish Ministers. Ahead of taking the report to Full Council, draft Evidence Report templates will be shared with stakeholders to allow for evidence to be commented on, additional evidence to be submitted and evidence gaps to be identified. Page 121 of 344
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5.3 To enable elected members to consider evidence ahead of its submission to Full Council, it is recommended that a Member/Officer Working Group be established. Further details on the proposal for this will follow in due course from officers but essentially the Group will have member representation in broad proportion to the overall PCC Board political party representation, with the PCC Board Convenor being asked to extend his role to also cover the Working Group. _________________________________________________________ 6. Local Development Plan (LDP2) Delivery Programme 6.1 There is a statutory requirement for local development plans to be accompanied by a Delivery Programme and for this to be updated every two years. A Delivery Programme (previously known as an Action Programme) associated with the current Local Development Plan (LDP2) was published in 2022. 6.2 A draft Delivery Programme update has been prepared, and it is proposed that this is published for consultation ahead of being finalised. To comply with Scottish Government instructions, the draft Delivery Programme update includes estimated 10-year programming for housing sites in Renfrewshire. This is included at Appendix 3 to this report for members approval. _________________________________________________________ 7. Local Place Plans 7.1 Local place plans are community led plans which can be prepared by a community council, or another community body as defined by the Community Empowerment Act. They are to be focused on proposals for the development and use of land. 7.2 An invitation to prepare local place plans was sent to community councils and development trusts across Renfrewshire in May 2023. Information sessions were held for these groups in March 2024, and several one-to-one meetings with interested organisations have been held. Online drop-in sessions have been arranged to allow community groups with an interest in preparing a local place plan to share their experience and progress to date, and an opportunity to ask Council officers questions around process and support. Two of these sessions have been held to date, and these sessions will continue for as long as community groups are finding value in them. There is no dedicated budget to support the preparation of local place plans, with communities seeking funding being directed to the Sustainable Communities Fund for potential support. 7.3 Thirteen community councils or development trust have so far completed a form expressing interest in preparing a local place plan. It is understood around six Renfrewshire groups (to date) are proceeding with the preparation of a local place plan. ___________________________________________________________________ Page 122 of 344
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Implications of the Report 1. Financial – there are financial implications associated with the Evidence Report Gate Check and the Proposed Plan Examination, the cost of which are to be met by the Council. There will also be costs associated with certain studies required to inform the Local Development Plan, for example a transport assessment. 2. HR & Organisational Development – None. 3. Community/Council Planning – The Local Development Plan is a wide- ranging document and is considered to support the priorities of the Renfrewshire Community Plan and the Council’s strategic outcomes. 4. Legal – The preparation of a local development plan is a statutory requirement for planning authorities. The Council is following statutory procedures in preparing the plan. 5. Property/Assets – None. 6. Information Technology – None. 7. Equality & Human Rights - The recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. The impact assessment has highlighted the need to ensure that certain groups with protected characteristics and from areas of socio-economic disadvantage are involved in the local development plan process. Equalities monitoring of the local development plan participant database and engagement processes will be undertaken to monitor and highlight groups or areas where targeted consultation may be required. A full copy of the Equality Impact Assessment undertaken is available from the report author. Following implementation, the actual impact of the recommendations and the mitigating actions will be reviewed and monitored. The results of the assessment will be published on the Council’s website. 8. Health & Safety – None. 9. Procurement – None. 10. Risk – There is a risk that the Council’s Evidence Report may be found to be insufficient at the Gate Check stage, as two of the four Evidence Reports submitted by other planning authorities to date have been deemed insufficient. To mitigate this risk, the Council is consulting on draft Evidence Report templates, and having regard to the Gate Check findings of other Evidence Reports. 11. Privacy Impact – None. 12. Climate Risk – The Local Development Plan will have regard to and support the implementation of the Council’s Plan for Net Zero. 13. Children’s Rights – Through engagement with children and young people, the approach being taken by the Council demonstrates compliance with Article 12 ‘Respect for Children’s Views’. Page 123 of 344
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14. Cosla Policy Position – None _______________________________________________________ Appendices Appendix 1 – LDP3 Development Plan Scheme and Participation Statement (2024) Appendix 2 – List of ‘call for ideas’ submissions to LDP3 Appendix 3 - Draft LDP Delivery Programme Update (2024) List of Background Papers None ___________________________________________________________________ Author: Alan Williamson, Strategy & Place Manager, alan.williamson@renfrewshire.gov.uk, 07811 053968 Page 124 of 344
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Appendix 1 Renfrewshire Council Local Development Plan (LDP3) Development Plan Scheme and Participation Statement November 2024 Page 125 of 344
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Contents Introduction ..................................................................................................................................................................................................................................... 3 Current development plan in Renfrewshire ..................................................................................................................................................................................... 3 Preparing the next local development plan for Renfrewshire ......................................................................................................................................................... 3 Timeline for preparing the next local development plan for Renfrewshire ..................................................................................................................................... 5 Associated assessments ................................................................................................................................................................................................................... 6 Local place plans .............................................................................................................................................................................................................................. 6 Participation Statement ................................................................................................................................................................................................................... 7 Managing engagement ................................................................................................................................................................................................................ 7 Early engagement and evidence report preparation ................................................................................................................................................................... 8 Preparation of proposed local development plan ..................................................................................................................................................................... 11 Publication and consultation on proposed local development plan ......................................................................................................................................... 12 Examination and adoption ......................................................................................................................................................................................................... 14 Engagement with children and young people – activity up to October 2024. .......................................................................................................................... 15 Mediation ................................................................................................................................................................................................................................... 15 Contact us and follow us ................................................................................................................................................................................................................ 16 Page 126 of 344
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Introduction Thank you for your interest in the development plan for Renfrewshire. The development plan sets out policy and strategy for the use of land and buildings, setting out how places will change into the future, including where development should and should not happen. The planning system in Scotland is ‘plan-led’, and the development plan is the document the Council uses to make decisions on planning applications and is intended to provide certainty to communities and the development industry about where different types of development will be acceptable. This development plan scheme sets out information on current development plan coverage in Renfrewshire, and on the process and timetable for preparing a new local development plan (LDP3) for Renfrewshire, including how we will include communities and organisations in the preparation of the plan. Current development plan in Renfrewshire The development plan for Renfrewshire consists of: The Fourth National Planning Framework (NPF4) – prepared by the Scottish Government and adopted on 13 February 2023, NPF4 is the national spatial strategy for Scotland. It sets out spatial principles, regional priorities, national developments and national planning policies. For more information, please visit https://www.gov.scot/publications/national-planning-framework-4/. Renfrewshire Local Development Plan (LDP2) – prepared by Renfrewshire Council and adopted on 15 December 2021, LDP2 sets out the spatial strategy for Renfrewshire, identifying areas for development, improvement and protection. LDP2 is complemented by New Development Supplementary Guidance (2022), which also forms part of the development plan. LDP2 is also supported by a Delivery Programme setting out how the policies and proposals of the plan will be delivered. For more information, and to view these documents, please visit https://www.renfrewshire.gov.uk/article/3070/Renfrewshire-Development- Plan. Preparing the next local development plan for Renfrewshire The Council is preparing a new local development plan for the Renfrewshire area (LDP3). Following changes introduced by the Planning (Scotland) Act 2019, this plan will be prepared differently and have a different look from LDP2. The new plan will be place-based, people-centred and delivery-focused. It will be a visual/graphic document, prepared with the intention that the spatial strategy is set out in a collection of maps, development briefs and masterplans, instead of lengthy written text and policy. Local development plans are to be prepared collaboratively, giving communities an opportunity to help shape their local neighbourhoods. Page 127 of 344
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The key stages in preparing the new plan are: Development plan scheme including participation statement – the development plan scheme is an important communication tool for letting stakeholders know when and how they can get involved in the preparation of the plan. It is updated annually. Evidence report – the purpose of the evidence report is to support the quality and effectiveness of the local development plan. Its purpose is to front-load the collection of evidence that will be used to inform the plan before the plan looks at where development should take place. It should be informed by the views of those who will be affected by the plan. Gate Check – this provides an independent assessment of the evidence report, assessing whether the planning authority has sufficient information to prepare its local development plan. It is carried out by a person appointed by the Scottish Ministers, usually a reporter from the Directorate of Planning and Environmental Appeals. Proposed Plan – the proposed plan identifies where new development should take place and where it should not, articulating the ambitions and priorities for the future development of the area. The preparation of the proposed plan is to be informed by community and stakeholder engagement. The proposed plan is published for consultation for a minimum 12-week period. The proposed plan can be modified following this period of consultation. Delivery Programme – the delivery programme sets out how the Council proposes to implement its local development plan. A proposed delivery programme is published alongside the proposed local development plan. The delivery programme is to set out a list of actions required to deliver the polices and proposals of the local development plan, including an explanation of how those actions are to be undertaken and the timescale for conclusion of each action. Additionally, it is to include information on the expected sequencing and timescales for delivery of allocated housing sites. Examination – the examination is an opportunity for independent consideration of any issues raised during the formal consultation on the proposed plan that have not been resolved through modification. The Scottish Ministers will appoint a person to examine the proposed plan, usually a reporter from the Directorate of Planning and Environmental Appeals. Once the examination is completed the appointed person will prepare a report setting out modifications to be made to the plan. There are limited circumstances for when a planning authority can decline the appointed person’s recommended modifications. Adoption – adoption occurs following the examination of the plan and the recommended modifications of the examination report are received and considered. Page 128 of 344
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Timeline for preparing the next local development plan for Renfrewshire The estimated timeline for the preparation of the new local development plan and the dates for key stages are set out below (this includes reference to financial year quarters as required by legislation). A timeline diagram is included in Appendix 1. Key stage Date Change since 2023 development plan scheme Publication of evidence report and submission for gate check May 2025 (Q1, 2025/26) The estimated submission of the evidence report for gate check has been delayed by two quarters. Publication of proposed plan and draft delivery programme for consultation May 2026 (Q1, 2026/27) The estimated submission of the evidence report for gate check has been delayed by two quarters. Submission of proposed plan to Scottish Ministers for examination January 2027 (Q4, 2027/28) The estimated submission of the proposed plan for examination has been delayed by two quarters. Expected adoption of local development plan (LDP3) December 2027 (Q3, 2027/28) The submission of the evidence report for gate check has been delayed by two quarters compared to the timetable set out in the 2023 development plan scheme. The evidence report is a new requirement for local development plan preparation and the scale of the task and issues emerging from gate checks of other planning authority evidence reports, and the need to avoid the February 2025 Council meeting has led to a short delay in the anticipated submission for gate check. There is a knock-on effect for the submission of the proposed plan for examination, which is delayed by two quarters, but the overall timescale for plan adoption remains the same. Page 129 of 344
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Associated assessments The preparation of the local development plan will be informed by the following assessments. Equalities Impact Assessment – local authorities have a duty to eliminate discrimination; advance equality of opportunity; and foster good relations between people who share protected characteristics and those who don’t. The equalities impact assessment will help the Council to consider how people of different characteristics are involved in the preparation of the plan, and how they are affected by the proposals of the plan. Fairer Scotland Duty Assessment – the Fairer Scotland Duty places a legal responsibility on local authorities to actively consider how they can reduce inequalities of outcome caused by socio-economic advantage when making strategic decisions. Strategic Environmental Assessment – this assessment aims to ensure the environment is a primary consideration in the preparation of the plan. It can benefit the preparation of the plan by supporting better understanding of its environmental context and setting out steps to avoid, mitigate or reduce adverse effects, and enhance positive ones. Habitat Regulations Appraisal – this assessment is required if the plan is capable of having an adverse effect on a Special Protection Area or Special Area of Conservation. These are referred to collectively as ‘European Sites’ and protect species and habitats. The assessment considers the implications of the plan for such designated sites in order to avoid adverse impacts. Local place plans Local place plans offer communities an additional chance to shape their local area. They provide an opportunity for local communities to set priorities for their area and influence planning decisions. In preparing the next local development plan, the Council will take into account any registered Local Place Plans. An invitation to prepare local place plans was sent to local communities across Renfrewshire in May 2023. Communities have been asked to express an interest in preparing a local place plan and identify any support that may be needed from the Council and other stakeholders. Although they can be prepared at any time, local place plans should be completed and submitted to the Council by September 2025 so they can be taken into account when preparing the next Local Development Plan. For more information on local place plans, please visit https://www.renfrewshire.gov.uk/article/8667/Local-Place-Plans. Page 130 of 344
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Participation Statement Everyone will have an opportunity to get involved in the preparation of the next Renfrewshire Local Development Plan. Effective consultation and engagement are vital, as the Local Development Plan can affect where people live, work, visit, shop, play and travel in Renfrewshire. Your involvement and feedback can help us understand priorities for Renfrewshire and deliver a spatial strategy that addresses the issues important to communities. We want to make it as easy as possible for everyone who has an interest to engage in the process. The following pages set out how we intend to manage, facilitate and encourage engagement in the local development plan process. Opportunities to become involved in the preparation of LDP3 will be advertised through social media, updates on the Councils website, emails/letters to everyone who has registered interest in the local development plan process, and notices in the local newspaper (when required). Those with protected characteristics under the Equality Act 2010, including disability, race, age, gender, sex and sexual orientation, religion and people from a range of socio-economic backgrounds and their representatives will be supported where required to get involved in the preparation of the new plan. There are a number of key stages to get involved in the plan preparation. The table below sets out the engagement activities that will be undertaken at each stage, the purpose of it, progress at October 2024, and future activity. Managing engagement Engagement Activity Timescale Purpose Progress at October 2024 Future activity Participation statement Updated annually To inform stakeholders about the local development plan process and provide an opportunity for stakeholders to shape the engagement process A consultation was undertaken in August 2023 to inform the 2023 development plan scheme and participation statement, and in August/September 2024 to inform the 2024 participation statement update. A consultation will be held on significant changes in future annual updates of the participation statement. Participation database and diary Ongoing Maintain a record of participants who have registered interest in the local development plan process. Participation registration form created. As of October 2024, there were 1126 participants registered in the participant database. Registration form remains open, and all engagement activity will be recorded. Page 131 of 344
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Engagement Activity Timescale Purpose Progress at October 2024 Future activity Maintain a record of engagement events The participation diary had recorded 38 engagement activities since February 2024, being a mix of meetings/events and survey launches/ notifications. Local development plan webpages Ongoing Promote engagement in local development plan and make consultation information available Webpage created. Keep webpage updated and develop LDP3 hub pages Combined equalities assessment Ongoing To ensure compliance with the Equality Act 2010 and the United Nations Convention of the Rights of the Child. An initial equalities assessment focused on consultation/engagement was prepared in October 2024. An equalities assessment focused on the content of the proposed plan will be prepared in conjunction with, and published alongside, the proposed plan, which is scheduled for April 2026. Early engagement and evidence report preparation Engagement Activity Timescale Purpose Progress at October 2024 Future activity ‘Have your say on Renfrewshire’s places’ survey (based on the Place Standard) March>December 2024 To enable communities to offer comment on what is good and what can be improved in their local area. The survey was launched on 28 March 2024 and was made available online and in libraries through Renfrewshire. 253 responses had been received by end of September 2024. The survey remains open and further engagement and promotion work will be undertaken to increase the number of responses. Other survey opportunities and results will be used to inform the local development plan. Page 132 of 344
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Engagement Activity Timescale Purpose Progress at October 2024 Future activity ‘Call for ideas’ survey March > May 2024 To enable developers, landowners and communities to submit ideas and proposals for specific sites in Renfrewshire The survey was launched online on 28 March 2024, and actively promoted until 31 May 2024. 92 responses had been received by end of September 2024. The initial survey remains open and a second stage ‘Call for ideas’ survey will be held during the proposed plan preparation period. Children and young people engagement May > December 2024 To enable children and young people to inform the preparation of the evidence report Working with Youth Services, 8 of Renfrewshire’s secondary schools have been visited to gather views from pupils on what they like and do not like about their communities. Over 100 pupils have attended the workshops. Workshops were held with children at the Council’s summer holiday camps. These focused on play opportunities. Visits have been offered to the remaining secondary schools and will be offered to primary schools to engage with younger children. Engagement with MSYP and Youth Councils will be undertaken. Local place plans May 2023 > September 2025 Promote local place plans as an opportunity for communities to engage in local development plan process Invitation to prepare local place plans was issued to community councils and development trusts in May 2023 and placed on webpage. Information sessions were held in March 2024, and online drop- in sessions were held in August and September 2024. Communities will be reminded of opportunity to prepare local place plans and start-up meetings and other support will be offered to interested community groups. Online drop-in sessions will continue to be offered while there is interest. Engagement with gypsy/ traveller and travelling showpeople communities October 2024 > February 2025 To identify accommodation needs within Renfrewshire Direct engagement with gypsy/traveller and travelling show people Page 133 of 344
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Engagement Activity Timescale Purpose Progress at October 2024 Future activity communities and/or their representatives. Engagement with disabled people October 2024 > February 2025 To identify housing needs for disabled people within Renfrewshire Direct engagement with disabled people communities and/or their representatives. Engagement with community councils and development trusts March 2024 > February 2025 To identify the expectations of communities for the new local development plan and to promote the preparation of local place plans All community councils and development trusts were invited to the March 2024 information sessions on local place plans, 8 attended. Presentations have been given to four community councils/development trusts since February 2024. Community councils and development trusts will be offered meetings regarding the evidence report consultation. Engagement with key agencies and government agencies April 2024 > February 2025 To identify evidence that key agencies will be able to submit to inform evidence report Meetings held with Transport Scotland, Strathclyde Partnership for Transport, Scottish Water and NHSGGC. Meet with key agencies as required and share relevant evidence in advance of submission of evidence report. Engagement with development industry, businesses and landowners February 2024 > February 2025 To identify the general and site specific ambitions of the development industry and landowners Initial ‘call for ideas’ survey produced 92 responses (not all from development industry). Several one-to-one meetings held with developers and landowners. Continue to meet with developers/ businesses/ landowners on request. Seek meetings with representative groups e.g. Homes for Scotland, Chamber of Commerce. Consult on draft evidence report templates November 2024 > February 2025 To test sufficiency of evidence, and identify disputes and gaps Draft evidence report templates will be published and views sought on content. Registered participants will be notified of publication. Page 134 of 344
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Engagement Activity Timescale Purpose Progress at October 2024 Future activity Publish evidence report on council website May 2025 To make evidence report available to stakeholders Inform stakeholders of publication of evidence report Preparation of proposed local development plan Engagement Activity Timescale Purpose Progress at October 2024 Future activity Support communities with finalisation of local place plans May 2025 > September 2025 To ensure as many local place plans as possible are finalised in time to inform the proposed local development plan Information sessions were held in March 2023, and online drop- in sessions were held in August and September 2024. Engage with those communities preparing local place plans to encourage and facilitate validation and registration of local place plans, and discuss how local place plan proposals can be included in local development plan. Where appropriate, use mediation to address conflicts between local place plans and alternative proposals. ‘Call for ideas’ survey May 2025 > June 2025 To enable developers, landowners and communities to submit/ update ideas and proposals for specific sites in Renfrewshire. Publicise ‘Call for ideas’ survey to all registered participants, and more widely. Make submission form available online. Consultation on suggested development sites August > October 2025 To allow stakeholders to comment on the Council’s initial assessment of sites Publish initial/draft assessments of proposed development sites online Page 135 of 344
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Engagement Activity Timescale Purpose Progress at October 2024 Future activity that have been suggested for development sites and invite stakeholder comments. Where appropriate, use mediation to resolve different views. Preparation of masterplans and site briefs in collaboration with stakeholders May 2025- > March 2026 To provide an opportunity for stakeholders to inform the content of the proposed local development plan Work with communities and developers to inform and develop area masterplans and development briefs for sites for inclusion in proposed local development plan. Ongoing engagement with statutory stakeholders, community councils, children and young people, older people and gypsy/travellers and travelling showpeople. May 2025 > March 2026 To ensure statutory engagement requirements are met and that the proposed plan is informed by engagement with these groups. Continue to engage with all stakeholders through meetings and events. Liaise with organisations who will be responsible for actions included in the Draft Delivery Programme May 2025 > March 2026 To ensure that organisations are aware and supportive of their role in delivering the local development plan. Meetings with relevant organisations. Publication and consultation on proposed local development plan Engagement Activity Timescale Purpose Progress at October 2024 Future activity Publish proposed local development plan for consultation, draft strategic environmental assessment May 2026 > August 2026 To provide an opportunity for communities and stakeholders to comment Publish proposed local development plan and assessment/appraisal documents for minimum Page 136 of 344
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Engagement Activity Timescale Purpose Progress at October 2024 Future activity environmental report and draft habitat regulations appraisal on the proposed local development plan. 12-week consultation period. Make copy of proposed plan available online, in Council offices and libraries. Publicise publication of plan through social media, press and posters and carry out statutory notifications. Notify neighbours of sites proposed for development in the proposed plan. Attend meeting and events to publicise publication of proposed plan Liaise with stakeholders who are seeking modifications to the proposed local development plan August > November 2026 To try and resolve representations/objections that are seeking changes to the proposed plan Meetings with individuals/organisations that have submitted representations/objections. Where appropriate use mediation to resolve different views. Page 137 of 344
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Examination and adoption Engagement Activity Timescale Purpose Progress at October 2024 Future activity Examination further information requests January > September 2027 The Reporter undertaking the examination may seek further information to fully understand representations. Where required, facilitate responses to further information requests. Publish modification report October > December 2027 To inform participants of recommended changes to the proposed plan. Publish modification report and inform participants. Publish adopted local development plan December 2027 To inform participants of the adoption of the local development plan. Publish the plan and make available in Council offices and libraries. Notify participants and place a press advert. Page 138 of 344
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Engagement with children and young people – activity up to October 2024. The Place Strategy team is working closely with Youth Services colleagues within the Council to facilitate participation by children and young people in the preparation of the local development plan (LDP3). This has involved several meetings with colleagues from each service, initially to explain the requirement and benefit for children and young people involvement in the process, then to discuss the practicalities of this. The initial engagement event was with Renfrewshire Youth Voice (https://www.ryv.org.uk/about-us/), which includes members of the Scottish Youth Parliament. This discussion focused on how participation with children and young people should be undertaken, and provided advice such that the place standard tool for children and young people would be a good way to engage, but that online surveys would not be likely to generate many responses. Based on this information, contact with local secondary schools was made and engagement sessions arranged. A session plan based around the young person’s version of the place standard tool was designed in collaboration with Youth Services colleagues, and delivered jointly to eight secondary schools (Renfrew HS, Johnstone HS, Gryffe HS, St Benedict’s HS, Gleniffer HS, St Andrew’s HS, Linwood HS & Park Mains HS) over this period. Sessions were attended by over 100 secondary school pupils. Information was collected via maps, where participants highlighted places they liked and disliked, via flipchart where place standard questions were answered, and via the place standard wheel. Work is ongoing to digitise the information collected so that it can be better recorded and more fully analysed. Engagement has also taken place at the Council ‘Summer of Fun’ camps. This focused on play with questions around closest and favourite play parks, and where else children like to play. Children were engaged with at these sessions which were held in 6 locations in Paisley, Linwood and Johnstone. Mediation The Council will work with all stakeholders to discuss any issues which could lead to potential challenges/concerns throughout the plan preparation process. One method that can be used to support this is mediation, which can help aid discussions. The preparation of the Evidence Report will provide the opportunity for any concerns/disputes in the evidence base to be discussed and negotiated. Mediation may also be used in the latter stages of the plan preparation when the proposed plan is published and subject to further representations. The Council will be open to considering any requests from stakeholders to use mediation, taking into account the potential benefits in terms of saving time and cost, and fostering better relationships going forward. This could be on an informal basis or through an independent third party. Page 139 of 344
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Contact us and follow us Mailing list – to be added to the local development plan mailing list, email us at localplanconsultation@renfrewshire.gov.uk, call us on 0300 300 0144, or write to us at Place Strategy, Renfrewshire Council, 4th Floor, Renfrewshire House, Paisley, PA1 1BR Social media – we will share updates on the Council’s X and Facebook pages Website – latest updates and documents will be published on the LDP3 webpage Meetings – if you would like a presentation or meeting on the local development plan, please get in touch via localplanconsultation@renfrewshire.gov.uk or 0300 300 0144. Page 140 of 344
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Appendix 2 Renfrewshire Local Development Plan (LDP3) – ‘Call for ideas’ submission (2024) To inform the preparation of the new Local Development Plan (LDP3) for Renfrewshire and to encourage early engagement, Renfrewshire Council held a ‘Call for ideas’ survey in 2024. The ideas/proposals submitted by the end of September 2024 are listed below for information. The Council has not yet assessed these ideas/proposals or reached a view on their suitability for inclusion in LDP3. The ideas/proposals will be fully assessed as part of the preparation of the LDP3 Proposed Plan. As part of that assessment, a consultation on the ideas/proposals will be held. This is scheduled for 2025. The mapping associated with the ideas is available to view at https://ren.maps.arcgis.com/apps/instant/basic/index.html?appid=778d449ec6f44bb887ceffd8b516 e883. The site boundaries on the map are as submitted, and the Council is not responsible for the accuracy of the boundaries. * denotes a proposal submitted by a local resident or community group SITE REFERENCE ADDRESS PROPOSAL LDP3001 Intersection of Well Street, High Street and Broomlands Street, Paisley Enhancement of intersection including narrowing of road. LDP3002 Corsebar Road, Paisley Amendment of road layout* LDP3003 Forbes Place, Paisley Allow planning permission to develop existing buildings* LDP3004 Main Road, Elderslie Development or temporary greenspace* LDP3005 Main Road, Elderslie Development or temporary pocket park* LDP3006 Main Road, Elderslie Development or temporary pocket park* LDP3007 High Street, Johnstone Development or temporary pocket park* LDP3008 Thornhill, Johnstone Commercial or residential development, and tidy-up of site.* LDP3009 Crosbie Drive, Paisley Enclosed dog exercise area* LDP3010 County Square, Paisley Enhancement of public space* LDP3011 White Cart corridor (from Hawkhead Road to Blackhall Lane), Paisley Active travel route LDP3012 Castlehead High School, Paisley Redevelop high school* LDP3013 Old Howwood Road, Johnstone Residential development LDP3014 Land at Dykebar Hospital, Paisley Protect land from development* LDP3015 Greenock Road, Inchinnan Accessible nature space* LDP3016 Fisher Drive, Paisley Play area* LDP3017 Slateford Road, Bishopton Introduce pelican crossing* Page 141 of 344
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SITE REFERENCE ADDRESS PROPOSAL LDP3018 Beechburn Crescent, Lochwinnoch Residential development LDP3019 Barbush North, Linwood Residential development LDP3020 Barbush South, Johnstone Residential development LDP3021 Auchengreoch Road, Johnstone Residential development LDP3022 Auchengreoch Road, Johnstone Residential development LDP3023 High Street at Paisley Museum, Paisley Pedestrianise road* LDP3024 Erskine waterfront A mixed development of commercial and residential uses and improved public transport and active travel* LDP3025 Public park, Houston Road, Bridge of Weir Creation of football pitch* LDP3026 Woodend House, Houston Residential development (conversion and new build) LDP3027 Throughout Renfrewshire Require special legal permission to develop or alter former railways and canals LDP3028 Hurlet Road, Paisley Residential development LDP3029 Fodston, Bridge of Weir Residential development LDP3030 Greenock Road at Inchinnan Industrial Estate Business and industrial development LDP3031 Meadowside Street, Renfrew Clyde Waterfront and Renfrew Riverside Area Residential or industrial development LDP3032 Fishers Road, Renfrew Clyde Waterfront and Renfrew Riverside Area Residential or industrial development LDP3033 Meadowside Street, Renfrew Clyde Waterfront and Renfrew Riverside Area Residential or industrial development LDP3034 Fishers Road, Renfrew Clyde Waterfront and Renfrew Riverside Area Residential or industrial development LDP3035 Land near Meadowside Street, Renfrew Residential or industrial development LDP3036 Meadowside Street, Renfrew Residential development LDP3037 Land near Golf Road, Bishopton Re-profile the land to create an area that can store water in times of flood LDP3038 Land east of Moss Road, Bridge of Weir Residential and retail development LDP3039 Low Barholm, Kilbarchan Retail development* LDP3040 Land east of Moss Road, Bridge of Weir Residential development LDP3041 Land east of Moss Road, Bridge of Weir Residential development Page 142 of 344
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SITE REFERENCE ADDRESS PROPOSAL LDP3042 North Muirdykes Farm, Bowfield Road, Howwood Residential development LDP3043 St James Avenue, Paisley Roadside service facilities LDP3044 Ingliston Drive, Bishopton Develop the area for wildlife by encouraging biodiversity. Informal recreation area* LDP3045 Station Road, Howwood Cycle path link* LDP3046 Craigton Farm, Bishopton Residential development. LDP3047 Thriplee Road, Bridge of Weir Land to be protected from development through greenbelt allocation* LDP3048 Scottish Leather, Kilbarchan Road Plant, Bridge of Weir Protect plant from implications of volume build housing LDP3049 Thriplee Road, Bridge of Weir Residential development LDP3050 Gas Street, Johnstone Commercial/employment development LDP3051 Barochan Road, Houston Residential development LDP3052 Branscroft, Kilbarchan Residential development LDP3053 Kilmacolm Road, Houston Residential development LDP3054 Land north of Tylney, Paisley Residential development LDP3055 Arkleston, Paisley Residential development, new employment zone, cemetery extension LDP3056 Caplethill Road, Paisley Residential development LDP3057 Mossland Drive, Hillington Business, industrial, storage and distribution, and vehicles sales, repair and servicing LDP3058 Locher Road (Bog Park), Kilbarchan Residential development LDP3059 Southbar, Erskine Residential development, local neighbourhood shops/services, educational facilities, energy hub. LDP3060 Barochan Road, Brookfield Residential development and commercial centre LDP3061 Southbar, Erskine Residential development, local neighbourhood shops/services, educational facilities, energy hub LDP3062 Ardgrye Crescent, Houston Residential development LDP3063 Caplethill Road, Paisley Residential development LDP3064 Old Bridge of Weir Road, Houston Residential development LDP3065 Barochan Road, Houston Residential development LDP3066 Torr Road, Bridge of Weir Residential development LDP3067 Houston Road, Bridge of Weir Residential development LDP3068 Sandieland Wood and Florish Road, Erskine Creation of Nature Reserve* LDP3069 Maxwellton Street, Paisley Residential development Page 143 of 344
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SITE REFERENCE ADDRESS PROPOSAL LDP3070 Beith Road, Howwood Residential development LDP3071 Thriplee Road, Bridge of Weir Protect land from development- restore greenbelt allocation* LDP3072 Kilmalcom Road, Bridge of Weir Residential development LDP3073 Land south of Bridge of Weir Residential development LDP3074 Auchenlodment Road, Elderslie Residential development LDP3075 Goldenlea Farm, Houston Residential development LDP3076 Glenpatrick Road, Elderslie Residential development LDP3077 Houston Road, Bridge of Weir Active travel corridor to link Houston and Bridge of Weir* LDP3078 Clippens Road to Fulton Drive, Linwood/Houston A footway/cycle way connecting Houston to Linwood* LDP3079 Barochan Road, Houston Road realignments* LDP3080 Fulton Drive, Houston Create a link to National Cycle Network from Fulton Drive in Houston* LDP3081 Highcraig Quarry, Johnstone Redevelopment of quarry once extraction has ceased – variety of uses considered LDP3082 Houston and Bishopton station Houston to Bishopton Station cycle link* LDP3083 Greenock Road/M8, near Langbank Electric vehicle charging station with ancillary development and battery energy and storage system LDP3084 Magnus Road to Crosslee Road, Houston Formalised active travel path and crossing* LDP3085 Erskine waterfront Increased protection for and enhancement of nature conservation sites* LDP3086 Main Street, Houston Public realm improvements and cycle infrastructure* LDP3087 Sandieland Wood, Erskine Creation of green corridor/nature reserve* LDP3088 Blackstone Road, Paisley Woodland or community garden* LDP3089 Kilmacolm Road, Bridge of Weir Residential development LDP3090 Nether Johnstone Small Holdings, Milliken Road, Johnstone Residential development LDP3091 Glasgow Airport Glasgow Airport Cluster- Investment Zone status LDP3092 Lyle Crescent, Bishopton (no mapping associated with this proposal) Upgraded play park including skatepark* Page 144 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 1 Contents Proposed Plan v9 FOR BOARD CONSIDE New Development S l t G id Renfrewshire Local Development Plan Draft Delivery Programme Update 2024 Page 145 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 2 Contents Page 146 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 3 Contents Introduction 4 Programme of Delivery Delivering the Economy Strategy 6 Delivering the Centres Strategy 13 Delivering the Places Strategy 18 Delivering the Infrastructure Strategy 29 Delivering the Environment Strategy 36 Anticipated delivery of housing sites 42 Page 147 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 4 Introduction Introduction This Draft Delivery Programme Update relates to the Renfrewshire Local Development Plan (LDP2, adopted 2021) and provides an update on the actions and partnerships required to successfully implement the Plan’s Spatial Strategy, it’s policies and assist in delivering its proposals. In accordance with Section 21 of the Town and Country Planning (Scotland) Act 1997 and associated Regulations, the Draft Delivery Programme sets out: • A list of actions required to deliver each of the plan’s policies and proposals and an explanation as to how those actions are to be taken; • The timescale for the conclusion of each action; and • The expected sequencing of, and timescales for, delivery of housing on sites allocated by the local development plan. The Delivery Programme follows the five themes of the Renfrewshire Local Development Plan: • Economy; • Centres; • Infrastructure; • Places; • Environment. The Delivery Programme will be updated every two years with information from key stakeholders, key agencies, developers, investors and funders and from carrying out regular reviews. The Draft Delivery Programme is published for consultation and discussion purposes and will be finalised in early 2025. Page 148 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 5 Delivering the Economy Strategy Programme of Delivery Page 149 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 6 Delivering the Economy Strategy Advanced Manufacturing and Innovation District Scotland (AMIDS) Action 1 Support delivery of the Advanced Manufacturing and Innovation District Scotland (AMIDS). AMIDS will create an internationally recognised centre for innovation, research and advanced manufacturing. A Strategic Economic Investment Location with the core site adjacent to Glasgow Airport. Includes over 50 hectares of developable space to assist in the delivery of advanced manufacturing, industrial, office, aviation services and ancillary supporting uses. Timescales Glasgow Airport Investment Area (GAIA) infrastructure: Construction complete 2022. AMIDS core site commercial development from 2019/2020. Policy/Proposal E1, E2, E5, I1, I2, I3, I7, P1, ENV2, ENV3, ENV4 & ENV5 Lead/Partners Renfrewshire Council in partnership with Tarras Park Properties, part of Buccleuch Property are working with a range of key stakeholders including the Scottish Government, Scottish Enterprise, Glasgow Airport, Glasgow City Region and Strathclyde University. Page 150 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 7 Delivering the Economy Strategy Delivering the Economy Strategy - Advanced Manufacturing and Innovation District Scotland (AMIDS) Funding AMIDS is supported by over £200 million public sector investment including: • £39million City Deal infrastructure funding to provide the enabling infrastructure including key roads and bridge connections • £75million National Manufacturing Institute for Scotland (NMIS) • £88million Medicines Manufacturing Innovation Centre (MMIC) Progress and future actions The enabling infrastructure was completed in 2022 and Planning Permission in Principle is in place for the AMIDS masterplan. £9m Lightweight Manufacturing Centre, opened in 2018 to support the aerospace and automotive industries. Work on the initial infrastructure to support development was completed in 2022. The NMIS facility opened in June 2023 and the MMIC opened in November 2022. Marketing of available development opportunities is also currently taking place. AMIDS Programme Delivery Board, chaired by Renfrewshire Council and attended by Scottish Government and Scottish Enterprise has been established and an AMIDS Stakeholder Engagement Group is in place to support delivery. There requires to be on going investigation of access enhancement to/from the site and the surrounding travel and transport network. Page 151 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 8 Delivering the Economy Strategy Delivering the Economy Strategy – Clyde Waterfront and Renfrew Riverside Action 2 Support delivery of the Clyde Waterfront and Renfrew Riverside. The Clyde Waterfront & Renfrew Riverside (CWRR) Project aims to regenerate the Clyde Waterfront to support existing and promote new residential, commercial and environmental opportunities. The proposals include the construction of a new opening road bridge across the River Clyde, the construction of the Renfrew North Development Road and improved cycle connections. Timescales Construction work commenced in 2022. Completion of CWRR project infrastructure expected in 2025. Policy/Proposal E1, E2, E3, I1, I3, P1, P2, ENV2, ENV4 & ENV5 Lead/Partners Led by Renfrewshire Council in partnership with a range of key stakeholders including the Scottish Government, Renfrewshire Council, Glasgow City Region, other land owners and stakeholders. Page 152 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 9 Delivering the Economy Strategy Delivering the Economy Strategy – Clyde Waterfront and Renfrew Riverside Funding CWRR Project is supported by £90.7 million City Deal funding and funding from Renfrewshire Council for the initial infrastructure to enable development. Regeneration and development of the Clyde Riverfront will come through private investment. £282 million private sector investment into the CWRR Project is expected. Progress and future actions Construction started in 2022 and will complete in 2025. Page 153 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 10 Delivering the Economy Strategy Action 3: Deliver actions/interventions set out Renfrewshire’s Economic Strategy 2020-2030 Policy/Proposal: E1, E2, E3, E4, E5, C1, I1, I2, I5, P1, P2, ENV3, ENV5 & ENV7 Lead/ Partners: Renfrewshire Council & Renfrewshire business community. Progress and future actions: Renfrewshire’s Economic Strategy was published covering the period 2020-2030. Strategy to support economic activity and employment opportunities as well as social and cultural development for Renfrewshire. Officers from Economy and Development are currently carrying out a review of the Strategy, to determine progress against each of the challenges identified in the Strategy and to re-evaluate the Strategy in a post-pandemic environment. Action 4: Assist to deliver and monitor Hillington Business Park Simplified Planning Zone (SPZ) Policy/Proposal: E1, I1, I2, I3 & I5 Lead/Partners: Renfrewshire Council, Glasgow City Council, Frasers Property (majority landowner) and local businesses. Progress and future actions: Hillington Park Simplified Planning Zone (SPZ) was adopted in 2014 and ended on 1 October 2024. There are no future actions. A report on what was achieved during the period of the Simplified Planning Zone was reported to the Council’s Planning and Climate Change Policy Board on 5 November 2024. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 154 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 11 Delivering the Economy Strategy Action 5: Prepare a Development Framework for area to north of Paisley Town Centre to facilitate a co-ordinated approach to re- development and enhance the gateway between Paisley Town Centre and Glasgow Airport Policy/Proposal: E2, E3, I1, I3, P1, ENV3, ENV4 & ENV5 Lead/ Partners: Renfrewshire Council, local business community, various land owners within the area and West College Scotland. Progress and future actions: Development Framework to be prepared. There is continuing assessment of the potential delivery mechanisms and funding for this project. Renfrewshire Council's AMIDS South project, which includes a 1.7km 'gateway route' along the White Cart river, has been awarded £38.7million from the UK Government Levelling Up Fund. Action 6: Prepare development frameworks to guide investment in Transition Areas and Economic Investment Locations Policy/Proposal: E1, E2, E3, I1, I3, I4, I5, I7, P1, P2, P5, P6, ENV3, ENV5 & ENV7 Lead/ Partners: Renfrewshire Council, landowners and local community. Progress and future actions: Development frameworks have not been prepared and their preparation is not within the current work programme. LDP2 Transition Areas and Economic Investment Locations will be reviewed as part of LDP3 preparation. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 155 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 12 Delivering the Economy Strategy Action 7: Support Delivery of Renfrewshire’s Tourism Plan 2024-2027 (action updated 2024) Policy/Proposal: E4, C1, I1, P1, P5, P6, ENV2 & ENV3 Lead/ Partners: Renfrewshire Council, OneRenStrategic Tourism Leadership Group, VisitScotland, Scottish Enterprise, Renfrewshire Chamber of Commerce and Glasgow City Region. Progress and future actions: Renfrewshire Council worked with partners to develop a Tourism Plan (2024-2027) with work now ongoing to deliver the Plan. The Tourism Plan identified 5 key priorities, cross cutting themes and a series of targets to grow Renfrewshire’s visitor economy. The first key step for the plan was to set up a Tourism Leadership Group, which will support and drive growth in Renfrewshire’s tourism economy. The Group had its first meeting in September 2024. Work will now be progressed to deliver tourism related development including projects to boost the tourism potential of Paisley Town Centre as set out in Paisley Vision 2030. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 156 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 13 Delivering the Centres Strategy Paisley Town Centre Action Plan Action 8 Delivery of Paisley Town Centre Action Plan and Paisley Vision 2030. Proposals are being taken forward to transform Paisley's town centre venues and cultural infrastructure while supporting work to promote Paisley as a visitor destination and drive new footfall into the town centre and preserve the areas architectural heritage and culture. Paisley was chosen by the Scotland’s Town Partnership and the Scottish Government to be a pilot case for a piece of work reimagining how a town centre could be redesigned to better meet future needs. Paisley Vision 2030 builds on the actions in the Town Centre Action Plan. Policy Proposal C1, I1, P1, ENV3 & ENV5 Lead/ Partners Renfrewshire Council, Paisley First BID Group, Renfrewshire Economic Leadership Panel & Renfrewshire business community. Page 157 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 14 Delivering the Centres Strategy Paisley Town Centre Action Plan Progress and future actions Within Paisley High Street and University Campus a number of properties have been improved through the Townscape Heritage/Conservation Area Regeneration Scheme. Updates on other key projects: • Paisley Museum - a £42m transformation to showcase the town's unique heritage and collections, predicted to bring around 125,000 visitors a year. The museum closed in September 2018 and will reopen in 2025. • Paisley Town Hall - a £22m internal refurbishment to become a landmark entertainment venue. The Town Hall reopened in 2023 and is proving to be a great success with a number of acts booked to perform at the venue.. • Learning and Cultural Hub – the £7m Learning and Cultural Hub opened in 2023 and is designed to promote education, culture and community engagement. It combines library services, learning spaces, and cultural activities under one roof, offering a variety of resources such as books, digital media, study areas, and event spaces.. • Paisley Arts Centre - a £3m upgrade of the existing building to improve the performance facilities completed in June 2024. • Paisley Centre – Planning permission in principle approved for a masterplan which includes retail space, residential, hotel, healthcare facility and enhanced public spaces. The owner is in ongoing discussions with the Council and Scottish Government about potential funding options to deliver the masterplan. Page 158 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 15 Delivering the Centres Strategy Braehead Master Plan Action 9 Support the delivery of Braehead Master Plan Braehead continues to be a key economic driver and has supported the wider regeneration of the Clyde Waterfront delivering urban renewal and environmental transformation. A masterplan has been granted planning consent as part of the centre’s evolution to provide a range and choice of uses and activities. Timescales The development continues to evolve in line with the changing markets and economic circumstances – planning permission for the masterplan was granted consent in 2016. Policy Proposal E1, C1, I1 & P1 Lead/ Partners Braehead and Renfrewshire Council. Progress and future actions A change in ownership and investment strategy has resulted in the focus of investment at Braehead being on internal spaces. Delivery of the masterplan is currently paused. Page 159 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 16 Delivering the Centres Strategy Action 10: Prepare and review Centre Visions, Strategies and Action Plans for Renfrewshire’s Network of Centres. Policy/Proposal: C1, I1, P1, ENV3 & ENV5 Lead/ Partners: Renfrewshire Council, Community Councils, Community Organisations, local residents and businesses. Progress and future actions: A new vision for Johnstone was published in May 2024 and is a strategic initiative aimed at revitalising the town centre. It focuses on enhancing public spaces and supporting local businesses to create a more vibrant and sustainable community. The vision seeks to promote economic growth, boost tourism, and enhance the quality of life for residents by developing infrastructure, improving transport links, and creating a sense of community pride. The initiative is part of broader efforts to rejuvenate towns in the region, making them more attractive and liveable for future generations. Another commission in Erskine is currently in progress to develop proposals to make public spaces and greenspaces more appealing as part of a review of the Centre Strategy for Erskine and short, medium and long-term actions have been identified. Officers are also looking to appoint a consultant to prepare landscape design proposals which support the delivery of enhancements within an area of open space to the south of Linwood town centre, known as ‘Linwood Lade’. Action 11: Monitor and review Renfrew Town Centre Simplified Planning Zone (SPZ) Policy/Proposal: C1, I1, P1, ENV3 & ENV5 Lead/ Partners: Renfrewshire Council and Local Businesses. Progress and future actions: The SPZ, which was adopted on 25 August 2015, offers flexibility to help Renfrew town centre businesses to grow and adapt as well as encouraging new business opportunities to locate in the town centre. There have been 8 SPZ notifications received in the period since adoption. The Council will 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 160 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 17 Delivering the Centres Strategy continue to monitor development activity within the SPZ and prepare a final report on its impact once the SPZ period has ended (25 August 2025). Action 12: Identify opportunities and initiatives for housing development projects which would assist in increasing the number of people living in and using Renfrewshire’s town centres Policy/Proposal: C1, P1, I7 & ENV3 Lead/ Partners: Renfrewshire Council, local businesses, Registered Social Landlords. Progress and future actions: Good progress has been made within Paisley Town Centre encouraging more people to live and use the town centre. The Link Group have completed the fourth phase of the redevelopment of the former Arnott’s department store site in Paisley providing 81 affordable flats. Thirty-four flats have been developed by Nixon Blue at Bridge Street in Paisley. These projects alongside the other 269 residential units that have been completed since 2016 are contributing to the wider regeneration of Paisley town centre, adding to the tenure diversification and increased residential provision within this key central location. Proposals continue to be progressed to deliver new homes in and around town centres and will continue to be considered and promoted through the preparation of Centre Strategies and the delivery of the Strategic Housing Investment Plan. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 161 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 18 Delivering the Places Strategy Dargavel Village Community Growth Area Action 13 Support the successful implementation of the Dargavel Village Community Growth Area through a partnership approach. Delivery of Dargavel Village is through a masterplanned approach to remediate and re-develop the site. Planning consents are in place for a range of uses including 4,000 new homes, a woodland park, education and health facilities, recreation and open space facilities, retail provision and associated infrastructure including a motorway junction. Timescales Works commenced at the site in 2012 and development is forecast to reach completion by 2037. Policy/Proposal E1, P1, P2, P3, P5, P6, P7, C1, I1, ENV2, ENV3 & ENV4 Lead/ Partners BAE Systems, Renfrewshire Council, Transport Scotland, Strathclyde Partnership for Transport, Forestry and Land Scotland, local community organisations and various developers. Funding Funding secured through approved s75 agreement. Page 162 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 19 Delivering the Places Strategy Dargavel Village Community Growth Area Progress and future actions Work is progressing well on site and has delivered: • Major road and drainage infrastructure, including a new motorway junction; • Extensive earthworks and remediation activity; • Structural landscaping and new greenspaces including the formation of a ‘village square’; • Over 2500 new homes delivered, including 138 new Social Rented homes • Traffic management and environmental enhancements; • Village retail centre with foodstore anchor, and new foodstore under construction; • New school and nursery complete, and additional primary school proposed; • First phase of park and ride facilities at Bishopton rail station, with second phase scheduled for completion by June 2025; • New local play areas and early phases of a new ‘Central Park’ serving the development; • Initial phases of a 400 hectare community Woodland Park as a key asset for the area; and, • Satellite health centre currently under construction. • Introduction of bus service between Dargavel and Braehead Page 163 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 20 Delivering the Places Strategy Strategic Housing Investment Plan Projects Action 14 Support the delivery of the Strategic Housing Investment Plan (SHIP) projects. The Strategic Housing Investment Plan sets out how investment in affordable housing will be targeted to meet the objectives of Renfrewshire’s Local Housing Strategy. Projects within the Strategic Housing Investment Plan are prioritised to reflect project deliverability in terms of local needs assessments, site availability, strategic priorities and funding availability from both a programme prospective and the housing developers’ own financial capacity. Timescales The SHIP is reviewed and updated annually and submitted to the Scottish Government by 31 October each year. The SHIP contains expected timescales for completion of projects subject to the availability of grant funding. Policy/Proposal P1, P2 & P3 Lead/ Partners Scottish Government, Registered Social Landlords and Renfrewshire Council. Page 164 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 21 Delivering the Places Strategy Strategic Housing Investment Plan Projects Funding The Scottish Government allocates grant funding to local authority areas through the Affordable Housing Supply Programme. Funding for financial year 2024/25 was lower than originally anticipated, and there is uncertainty over future year’s funding meaning delivery of the programme is likely to be impacted. Progress and future actions The SHIP continues to provide funding to deliver a range of affordable housing developments across Renfrewshire including the delivery in 2023/24 of 101 new homes by the Council at Ferguslie Park, Paisley, and 81 homes at Abbey Quarter in Paisley and 14 homes at Woodend House in Houston, both development by Link Group. New affordable homes are being developed to the ensure they are energy efficient to help tackle fuel poverty and the Council and partners continue to develop options around the achievement of low carbon, energy efficient homes that meet our climate change aspirations through innovation and technology. Throughout the lifetime of the SHIP the Council will continue to explore options around innovative delivery mechanisms to expand the supply of affordable housing focusing on the regeneration of brownfield and previously used land. Page 165 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 22 Delivering the Places Strategy Action 15: Support local communities to prepare and deliver Place Plans for their area Policy/Proposal: P1, P5, P6, C1, I1, ENV2 & ENV7 Lead/ Partners: Local community groups, residents, local businesses, Development Trusts, Renfrewshire Council and Community Councils. Progress and future actions: A community led Pilot Local Place Plan for Foxbar in Paisley was completed in 2018 with the assistance of the Scottish Government ‘Making Places’ initiative. The outcomes and principles emerging from this process informed the preparation of a ‘How to Guide’ providing a template to support communities to deliver Local Place Plans across Renfrewshire. In May 2023, an invitation was issued to communities across Renfrewshire to prepare a Local Place Plan. Information sessions were held in March 2024, and further information drop-in sessions were held in August and September 2024, as well as one-to-one meetings with interested organisations. As at September 2024, 13 community organisations have expressed an interest in preparing a Local Place Plan for their area. The Council will work to support local communities if they decide to prepare a plan for their area. Action 16: Prepare Advice Note on how settlements across Renfrewshire can learn from the example of Dargavel Village in integrating walking and cycling provision in new development Policy/Proposal: C1, P1, P5, P6, P7, I1 & ENV2 Lead/Partners: Renfrewshire Council, Scottish Forestry, NatureScot, Local Outdoor Access Forum, Land owners and public. Progress and future actions: Advice note to be prepared. This is not within the current work programme. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 166 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 23 Delivering the Places Strategy Action 17: Assist with the implementation of the Community Growth Area at Johnstone South West Policy/Proposal: P1, P2, P3, P5, P6 I1,I3, I7 & ENV4 Lead/ Partners: Renfrewshire Council, various house builders and Registered Social Landlords. Progress and future actions: A masterplan was produced for the Johnstone South West area in 2012 with a range of local residents, community representatives and key stakeholders involved in a 'charrette' exercise supported by the Scottish Government. As at 2024, 222 houses have been developed on sites identified in the masterplan, including 183 private houses either side of Beith Road at Fordbank, and 39 houses by Renfrewshire Council at Auchengreoch Road. A new early learning and childcare centre has also been delivered in the area. The Howwood Road regeneration and renewal area sits within the Community Growth Area. Two phases of new build housing are planned for this area, with a planning application for the first phase of 70 houses submitted. Other housing development opportunities have still to be brought forward. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 167 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 24 Delivering the Places Strategy Action 18: Review social rented housing stock, undertake option appraisal and develop area-based strategies to ensure good placemaking in Renfrewshire’s existing places Policy/Proposal: P1, P3, P5, P6, I1 & I7 Lead/Partners: Renfrewshire Council, Local Communities and Registered Social Landlords. Progress and future actions: The Housing-led Regeneration and Renewal Programme is focused on eight regeneration areas within Renfrewshire (Auchentorlie, Howard Street, Waverley Road, Ferguslie/Broomlands, Springbank/Mossvale, Thrushcraig, all Paisley, Howwood Road in Johnstone, and Moorpark in Renfrew). The programme will deliver modern, high quality, energy efficient, affordable Council housing and contribute to the wider transformation of communities across Renfrewshire. Within each area, there is a different scope of regeneration activity and timescales, within a 10-year programme that commenced in 2022. Regeneration activity involves a mix of investment in existing properties, demolition, new-build, and environmental improvements. The programme involves a new approach to community neighbourhood renewal, going beyond housing and taking account of broader issues such as health and wellbeing, and access to open space, sustainable travel, and employment/training opportunities. A detailed update setting out progress and future activity in each area was reported to the 20 August 2024 Communities and Housing Policy Board. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 168 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 25 Delivering the Places Strategy Action 19: Consider the need to identify new sites to meet the housing needs of key groups Policy/Proposal: P1, P2, P3, P4, I3, I4 & ENV4 Lead/ Partners: Key housing groups, developers, Key Agencies, Local Community Organisations, Registered Social Landlords, adjoining Local Authorities and Renfrewshire Council. Progress and future actions: Strategic Priority 5 of the Local Housing Strategy 2023-28 is that ‘people can live independently for as long as possible in their own home and the different housing needs of people across Renfrewshire are being met’. Whilst recognising a general need of housing for particular needs, the Local Housing Strategy does not specify the need for specific sites for key groups. However, opportunities to deliver new homes for key groups are continually investigated through the annual review of the Strategic Housing Investment Programme. The Local Housing Strategy also sets a requirement for 10% of dwellings in new residential proposals to be designed to be easily adaptable for wheelchair users, and 5% to be designed to be wheelchair accessible. LDP2 provides a framework for the consideration of new small privately-owned sites to accommodate Gypsies/Travellers and Travelling Showpeople, whether transit or permanent. The requirement for the identification of land/sites for Gypsy/Traveller housing needs is being considered as part of the new Local Development Plan (LDP3) process. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 169 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 26 Delivering the Places Strategy Action 20: Prepare development briefs to support the delivery of key sites including housing regeneration sites and Council owned sites Policy/Proposal: P1, P2 & P3 Lead/ Partners: Renfrewshire Council. Progress and future actions: Development briefs have been prepared for eleven sites under LDP2 and will continue to be prepared as required. Development briefs are available at https://www.renfrewshire.gov.uk/article/12717/Site-development-briefs. Action 21: In partnership with local communities develop and implement local regeneration strategies for Johnstone Castle, Paisley West End, and Ferguslie Park Policy/Proposal: P1, P3, P5, P6 & I1 Lead/Partners: Renfrewshire Council, Local Communities and Registered Social Landlords. Progress and future actions: 95 new energy efficient Council homes were delivered as part of Phase I of the regeneration of Johnstone Castle, Johnstone in April 2021. Link Group are now on site with Johnstone Castle Phase II which will provide 68 new social rented homes, with these homes due to complete in August 2026. 101 new affordable homes were completed in the Tannahill regeneration area in Ferguslie Park in July 2023. These 95 Council homes and 6 homes for shared equity low-cost home ownership included a mix of 1 and 2 bed cottage flats and bungalows and 2, 3 and 4 bedroom homes. To complement the housing development, the Council worked in partnership with the local community to prepare ‘The Making of Ferguslie’, which sets out a vision for the future of Ferguslie over 5-10 years from 2021. Sanctuary Scotland in partnership with the Council and Scottish Government are progressing plans for the regeneration of Paisley West End. Phase 1 of the new 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 170 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 27 Delivering the Places Strategy build programme will deliver 35 units for social rent at Sutherland Street, Paisley with these new homes due to complete in February 2025. Plans are also progressing to deliver 120 additional new social rented homes in the West End with significant demolition due to take place in late 2024 and early 2025 to facilitate delivery of the West End Regeneration Masterplan. Action 22: Update and refresh Renfrewshire’s Places Design Guidance Policy/Proposal: P1, P2, P3, P5, P6, I1 & I7 Lead/ Partners: Renfrewshire Council. Progress and future actions: Renfrewshire’s Places Design Guidance sets out the objectives of sustainable placemaking, design and achieving high-quality design. The current guidance, dating from 2015, is still in use and many of the principles it sets out are still relevant. An update of the guidance is not currently within the work programme. Action 23: Work with local communities to support the delivery of community asset transfer projects Policy/Proposal: P1, P5, P6 & ENV7 Lead/Partners: Renfrewshire Council, Local Community/Voluntary Organisations and Development Trusts. Progress and future actions: Renfrewshire Council is committed to building strong, safe and resilient communities. In 2022 the Council created a dedicated single point of contact for community asset transfer and reviewed our policy and procedures. The result has been an increase in the number of asset transfer requests, better support for community organisations and management of the process through the Council and an increase in success. Since Part 5 of the Community Empowerment (Scotland) Act 2015 came into force in 2017, Renfrewshire Council has processed 22 full CAT requests. 11 of the applications were processed in the period 2017-22 of which 3 were refused 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 171 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 28 Delivering the Places Strategy and 2 subsequently withdrawn. Of the 11 applications processed since 2022, 10 were approved and 1 refused. The time taken for asset transfer requests to be determined and completed has also significantly reduced with fully validated applications receiving a decision within 12 weeks. Future actions include a more strategic approach and integration with the Council’s review of assets and development of a social value toolkit to aid in the evaluation and assessment of applications and to measure community benefit from asset transfer. Action 24: Develop a standard for affordable housing in Renfrewshire Policy/Proposal: P1, P3 P5, P6, I1 & I7 Lead/Partners: Renfrewshire Council, Registered Social Landlords. Progress and future actions: The preparation of the guidance was halted owing to changing sustainability standards, and issues that other local authorities were having in implementing similar guidance. The need for guidance will be reviewed with Housing Services. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 172 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 29 Delivering the Infrastructure Strategy Action 25: Support the delivery of major Infrastructure Projects: Clyde Waterfront and Renfrew Riverside (CWRR) and Glasgow Airport Investment Area (GAIA). Policy/Proposal: E1, E2, E5, I1, I2, I3, P1, ENV2, ENV3, ENV4 & ENV5 Lead/ Partners: Renfrewshire Council leading delivery of projects and working with stakeholders including Scottish Government, Scottish Enterprise, Glasgow City Region, Strathclyde Partnership for Transport (SPT), and land owners. Progress and future actions: GAIA Infrastructure project is complete. CWRR project commenced in 2022 and will complete in 2025. AMIDS AMIDS South is expected to commence construction in 2025 and will provide a new gateway route between AMIDS and Paisley Town Centre (enhance airport route too). The Council are working with other local authorities and key stakeholders across the city region to look at the feasibility of a Glasgow Metro scheme which would look to improve public transport connectivity across the region and enhance access to Glasgow Airport. Action 26: Promote enhanced public transport facilities at Braehead Policy/Proposal: I1 & C1 Lead/ Partners: Renfrewshire Council, Strathclyde Partnership for Transport. Progress and future actions: Improved public transport facilities and links to Braehead will be investigated as part of the Clyde Metro proposal. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 173 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 30 Delivering the Infrastructure Strategy Action 27: Support preparation and delivery of Flood Risk and Drainage Management Plans. Policy/Proposal: I3 Lead/ Partners: Renfrewshire Council, Scottish Environment Protection Agency, Scottish Government and adjoining local authorities. Progress and future actions: Renfrewshire Council continues to work in partnership to support the delivery of the actions identified in the Clyde and Loch Lomond Flood Risk Management Plan, the Scotland and Clyde Area River Basin Management Plans as well as the Metropolitan Glasgow Strategic Drainage Plan. Action 28: Investigate feasibility to improve circulation and access to/from Paisley Town Centre Policy/Proposal: I1, E3 & C1 Lead/ Partners: Renfrewshire Council. Progress and future actions: Completion of renewal of urban traffic control system plus upgrade of strategic signal junction equipment and controllers expected to bring efficiencies to traffic management and control which should smooth traffic flow in Paisley. AMIDS South project will provide a new gateway between AMIDS and Paisley town centre. Action 29: Support preparation and implementation of Council’s Plan for Net Zero Policy/Proposal: I4, I7, P1 & ENV5 Lead/ Partners: Renfrewshire Council, Community Planning partners local residents, communities, organisations and businesses, private, public, key regional and national stakeholder organisations, Scottish Government Progress and future actions: Renfrewshire’s Plan for Net Zero was approved at Planning and Climate Change Policy Board in August 2022, aiming to end Renfrewshire’s contribution to climate change within a generation and committing us to work towards net zero emissions by 2030 for Renfrewshire Council as an organisation and the Renfrewshire Council area as a whole. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 174 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 31 Delivering the Infrastructure Strategy The most up to date reporting year (2023-24) has seen Renfrewshire Council’s emissions reduce to 18,889t tCO2e – a reduction of 3.3% compared with the previous year and an overall reduction of 64.6% against the baseline year of 2012- 13. Internally, projects which feed into the Plan for Net Zero continue to be delivered as a Council across all 5 themes (clean energy, sustainable transport, circular economy, connected communities and resilient place). Work is also progressing on the preparation of priority projects which will build on the policy framework in the Local Development Plan to provide a strategic framework to meet our climate change targets. These projects will take into consideration the key plans and policies to provide the direction and scale we need to work towards net zero emissions. The Local Development Plan provides a spatial strategy and policy framework to support Renfrewshire’s Plan for Net Zero, which will be kept under review, including the preparation of additional planning guidance if required. Action 30: Investigate the potential for Low Carbon and Renewable Energy Developments Policy/Proposal: I1, I4, I7, & ENV2 Lead/ Partners: Renfrewshire Council, Progress and future actions: A renewable energy district heating system has been installed at the Advanced Manufacturing and Innovation District Scotland (AMIDS) site. The Council has published planning guidance on solar farm developments. A number of solar farms and battery energy storage system applications have been approved in Renfrewshire. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 175 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 32 Delivering the Infrastructure Strategy Action 31: Work in partnership to increase accessibility to digital connectivity for all areas Policy/Proposal: I1 Lead/ Partners: Renfrewshire Council, Scottish Government and Digital Infrastructure Providers. Progress and future actions: Enhanced wi-fi connectivity has been provided to 80% (at July 2024) of Council (including schools), One Ren, and HSCP buildings, with free public wi-fi available across Johnstone, Paisley and Renfrew town centres. There has been extensive and ongoing rollout of full fibre broadband across Renfrewshire. Action 32: Investigate potential Heat Network opportunities across Renfrewshire Policy/Proposal: I4 Lead/ Partners: Renfrewshire Council, Scottish Environment Protection Agency, developers and local businesses. Progress and future actions: Renfrewshire’s Local Heat and Energy Efficiency Strategy (LHEES) and Delivery Plan (LHEEDP) were both approved and published in 2024. Renfrewshire also received funding to carry out feasibility studies across the Renfrewshire area. Following the conclusion of the studies funding has also been secured from Scottish Government to progress two potential district heating networks to Investment Grade Business Case. Further work to be carried out to identify opportunities for renewable and low carbon infrastructure and to explore more innovative and collaborative delivery models across stakeholders, including potential for joint ventures and partnership projects. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 176 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 33 Delivering the Infrastructure Strategy Action 33: Monitor and Review Infrastructure Considerations Map to identify potential capacity constraints in Schools across Renfrewshire Policy/Proposal: P2 Lead/ Partners: Renfrewshire Council. Progress and future actions: There is ongoing liaison between the Planning Service and Children’s Services on school capacity and school pupil projections based on new housing development. Children’s Services has produced a School Estate Management Plan (2024) and are developing a Learning Estate Strategy is being developed. Action 34: Investigate potential measures to improve traffic flows on the Strategic Road Network Policy/Proposal: I1, E1 & E2 Lead/ Partners: Renfrewshire Council, Transport Scotland, and Strathclyde Partnership for Transport. Progress and future actions: A transport appraisal considering the strategic road network will be prepared as part of the new LDP3. Action 35: Investigate health care provision capacity across Renfrewshire Policy/Proposal: P1, P2 & Illustrative Figure 11 – Infrastructure Considerations Lead/ Partners: NHS Greater Glasgow and Clyde, Renfrewshire Health and Social Care Partnership, Renfrewshire Council. Progress and future actions: Health care provision capacity is being investigated as part of the new Local Development Plan (LDP3) process. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 177 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 34 Delivering the Infrastructure Strategy Figure 1 – Infrastructure Considerations Map Page 178 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 35 Delivering the Environment Strategy Renfrewshire’s Growing Grounds Forum Action 36 Renfrewshire’s Growing Grounds Forum work with local communities to support local growing activities and to increase the quantity and quality of community growing opportunities across the Council area. Part 9 of the Community Empowerment (Scotland) Act 2015 places duties on local authorities to support the provision of allotments and other community growing opportunities. Managed jointly by Renfrewshire Council and Renfrewshire Health and Social Care Partnership, the Growing Grounds Forum provides a valuable support and guidance network for local communities. Timescales Ongoing Policy Proposal: E3, P1, P5, P6, ENV2 & ENV7 Lead/Partners: Renfrewshire Council, Renfrewshire Health and Social Care Partnership, community groups and local residents. Page 179 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 36 Delivering the Environment Strategy Renfrewshire’s Growing Grounds Forum Progress and future actions: Renfrewshire’s Growing Grounds Forum works to support local residents and community groups to increase the quantity and quality of growing ground opportunities. The Forum has applied a collaborative and comprehensive approach to community growing across Renfrewshire. This has supported the reuse of vacant land, the creation of sustainable places and deliver of community ambitions in line with the Spatial Strategy in the Local Development Plan. The Forum has had a significant impact, with support and direction provided to members. This has included assistance in securing leases, funding advice and specialist growing guidance. A key element has also been to encourage peer learning between members. The Forum meets on a regular basis and continues to support growing opportunities across Renfrewshire. Page 180 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 37 Delivering the Environment Strategy Renfrewshire’s Green Network Strategy Action 37 Preparation and delivery of Green Network Strategy incorporating access, open space and biodiversity to support the creation of sustainable places. A Green Network Startegy is to be developed to identify greenspaces across Renfrewshire and opportunities for their protection and enhancement. Timescales: .TBC Policy Proposal: E4, C1, I1, P5, P6, ENV1, ENV2, ENV4, ENV6 & ENV7 Lead/Partners: Renfrewshire Council, Glasgow and Clyde Valley Green Network Partnership, Renfrewshire Growing Grounds Forum, Central Scotland Green Network, Scottish Forestry, Scottish Environment Protection Agency, Transport Scotland and local developers. Page 181 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 38 Delivering the Environment Strategy Renfrewshire’s Green Network Strategy Funding Details: It is anticipated that projects will be funded through a variety of sources and organisations, such as national grant schemes as well as those funding streams available to voluntary and third sector bodies. Progress and future actions: Several pieces of work that would inform a Green Network Strategy have been completed or commenced. These include an updated Core Paths Plan (2022) and Biodiversity Action Plan (2024). An open space audit and work to identify a nature network is being undertaken to inform LDP3. There is now a statutory requirement to prepare an Open Space Strategy, although Regulations to inform tits preparation are still awaited. It is likely that an Open Space Strategy could cover much of the same content of a Green network Strategy. The preparation of a separate Green Network Strategy is therefore not within the current work programme and the need for a separate strategy will be kept under review. inform future opportunities and actions across Renfrewshire. The Green Network Strategy will be prepared and implemented in consultation with key stakeholders, key agencies, businesses and local residents across Renfrewshire. Page 182 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 39 Delivering the Environment Strategy Action 38: Review and deliver actions within Renfrewshire’s Biodiversity Action Plan 2018-2022 Policy/Proposal: P1, P5, P6, ENV1, ENV2, ENV3, ENV4, ENV5, ENV6 & ENV7 Lead/ Partners: Local Biodiversity Steering Group Progress and future actions: The Renfrewshire Biodiversity Duty Report 2021- 2023 highlights the actions undertaken to support biodiversity over that period. A new Biodiversity Plan for Renfrewshire was approved on 28 May 2024. Some actions identified within the plan are already underway including progress on the restoration of more than 200 hectares of peatland at Clyde Muirshiel Regional Park, a feasibility study considering potential enhancements to the Candren Burn and a range of conservation activities developed by the Friends of Jenny’s Well Local Nature Reserve. Progress on delivery of the Biodiversity Action Plan will be monitored by the Council and its partners through the LBAP Steering Group, with updates reported to the relevant Council Board. Action 39: Reviewing and working with partners to deliver actions within the Renfrewshire Vacant and Derelict Land Strategy Policy/Proposal: E1, E3, E5, C1, C2, I1, I5, P1, P2, P5, P6, ENV5, ENV6 & ENV7 Lead/ Partners: Developers, local businesses land owners, land owners, Scottish Government and Renfrewshire Council. Progress and future actions: The Vacant and Derelict Land Strategy was updated in 2024. This reports a reduction in vacant and derelict land of 18.9% since 2017, with a decrease in the amount of vacant and derelict land of 33.41 hectares since 2022. The Council will continue work on the actions set out in the Vacant and Derelict Land Strategy. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 183 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 40 Delivering the Environment Strategy Action 40: Review of Sites of Importance for Nature Conservation (SINCs) and Local Nature Reserve (LNRs) Policy/Proposal: E4, P5, ENV1, ENV2, ENV3, ENV4, ENV5 & ENV6 Lead/ Partners: Renfrewshire Council, NatureScot, Scottish Forestry, landowners, land managers and local residents. . Progress and future actions: There will be a review of SINCs as part of the local development plan (LDP3) process. A review of Local Nature Reserves is not within the current work programme. Action 41: Support delivery of access and biodiversity interests through Outdoor Access Forum and LBAP Steering Group. Policy/Proposal: P1, I1, P5, P6, ENV1, ENV2, ENV3, ENV4, ENV5 & ENV6 Lead/Partners: The Local Access Forum represents land owners and managers, community groups, local or national organisations and the general public. The Local Biodiversity Action Plan Steering Group consists of a range of local/national organisations and individuals with an interest and knowledge of biodiversity. Progress and future actions: The LBAP Steering Group meets quarterly and supports work with statutory bodies, third sector and voluntary groups with an interest biodiversity to deliver actions with the Renfrewshire Biodiversity Action Plan. The Renfrewshire Local Outdoor Access Forum advise on access rights, rights of way and core paths.The Forum has most recently supported a revision of the Renfrewshire Core Paths Plan, approved by the Council in 2022. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 184 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 41 Delivering the Environment Strategy Action 42: Core Path Plan Policy/Proposal: C1, E4, P1, P5, P6, I1, ENV2 Lead/ Partners: Renfrewshire Council, Sustrans, Forestry and Land Scotland, NatureScot, Local Outdoor Access Forum, Land owners and public. Progress and future actions: Renfrewshire’s Core Paths Plan 2022 was adopted by the Council on 18th January 2022. The Plan sets out a strategic network of over 300 key access routes across Renfrewshire which connect communities and provide opportunities for active travel to schools, work and local amenities. The plan also identifies routes which connect people with areas of nature and greenspace, promoting and encouraging healthy lifestyles. 2021/22 2022/23 2023/24 2024/25 2025/26 Post 2026 Page 185 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 42 Estimated delivery of housing sites LDP2 ref/HLA ref Site Address Planning Status Tenure Brownfield/ Greenfield Capacity Past Completions Projected Delivery Comments/ constraints to delivery Town centre site? Short term Medium term Long term Pipeline 24/25 25/26 26/27 27/28 28/29 29/30 30/31 31/32 32/33 33/34 Post 34 RFRF0907B LINWOOD ROAD PHOENIX PARK PAISLEY UNDER CONSTRUCTION PRIVATE BROWNFIELD 198 164 34 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0989 FORMER BASF SITE 144 HAWKHEAD ROAD PAISLEY (MILLER) UNDER CONSTRUCTION PRIVATE BROWNFIELD 234 201 33 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0989A FORMER BASF SITE 144 HAWKHEAD ROAD PAISLEY (TW) UNDER CONSTRUCTION PRIVATE BROWNFIELD 209 187 22 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1012 THE MILL HOUSE BRIDGE ST PAISLEY UNDER CONSTRUCTION PRIVATE BROWNFIELD 34 16 18 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. YES RFRF0988 PRINTERS PLACE PAISLEY UNDER CONSTRUCTION PRIVATE BROWNFIELD 49 10 20 19 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1042 MAIN BUILDING CASTLEHEAD CHURCH MAIN ROAD PAISLEY UNDER CONSTRUCTION PRIVATE BROWNFIELD (CONVERSION) 7 0 7 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0870 HAWKHEAD HOSPITAL ACCORD PLACE PAISLEY UNDER CONSTRUCTION PRIVATE BROWNFIELD 291 254 10 27 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1058 17 GLASGOW ROAD PAISLEY UNDER CONSTRUCTION PRIVATE BROWNFIELD (CONVERSION) 4 0 4 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1096 13A MOSS STREET PAISLEY UNDER CONSTRUCTION PRIVATE BROWNFIELD (CONVERSION) 4 0 4 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. YES RFRF1049 3 COUNTY PLACE PAISLEY UNDER CONSTRUCTION PRIVATE BROWNFIELD (CONVERSION) 4 1 3 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. YES RFRF1056 MAIN BUILDING LIBERAL CLUB HIGH STREET PAISLEY CONSENT PRIVATE BROWNFIELD (CONVERSION) 22 0 0 0 10 12 0 0 0 0 0 0 0 Programming agreed in HLA 24. YES RFRF1078 6-8 HIGH STREET PAISLEY CONSENT PRIVATE BROWNFIELD (CONVERSION) 8 0 0 0 0 0 0 0 0 0 0 0 8 Planning permission 21/1479/PP granted 16/12/21. Pipeline site as uncertainty over implementation of planning consent. Will be kept under review in preparing LDP3. YES RFRF1080 2 LONEND PAISLEY CONSENT PRIVATE BROWNFIELD 67 0 0 20 20 27 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1084 IN SHOPS MANAGERS OFFICE PAISLEY CENTRE PAISLEY CONSENT PRIVATE BROWNFIELD 80 0 0 0 0 0 0 0 0 30 30 20 0 21/1668/PP. Site has Planning Permission in Principle and key regeneration priority for the Council. Programming will be kept under review in preparing LDP3. YES RFRF0971 PAISLEY SOUTH UWS PAISLEY CONSENT PRIVATE BROWNFIELD 179 0 0 36 36 36 36 35 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0971A PAISLEY SOUTH DYKEBAR PAISLEY CONSENT PRIVATE BROWNFIELD 603 0 0 30 45 60 90 90 90 90 90 18 0 Programming agreed in HLA 24. NO RFRF1082 7 CAUSEYSIDE STREET PAISLEY CONSENT PRIVATE BROWNFIELD (CONVERSION) 4 0 0 4 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. YES RFRF1086 6 ORR SQUARE PAISLEY CONSENT PRIVATE BROWNFIELD (CONVERSION) 4 0 0 0 4 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1033 57 AMOCHRIE ROAD PAISLEY CONSENT PRIVATE BROWNFIELD 4 0 0 0 0 0 0 0 0 0 0 0 4 18/0852/PP. Uncertainty over implementation of planning consent. Will be kept under review in preparing LDP3. NO RFRF0706 THE INSTITUTE MAXWELLTON STREET PAISLEY LDP2 SITE PRIVATE BROWNFIELD 40 0 0 0 0 0 0 0 0 15 15 10 0 24/0563/PP. New application submitted, delivery expected within 10 year period. Programming will be kept under review. Site capacity will be updated if application is approved. NO RFRF1028 WEST BRAE PAISLEY LDP2 SITE PRIVATE BROWNFIELD 4 0 0 0 0 0 0 0 0 0 0 0 4 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 NO Page 186 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 43 Estimated delivery of housing sites LDP2 ref/HLA ref Site Address Planning Status Tenure Brownfield/ Greenfield Capacity Past Completions Projected Delivery Comments/ constraints to delivery Town centre site? Short term Medium term Long term Pipeline 24/25 25/26 26/27 27/28 28/29 29/30 30/31 31/32 32/33 33/34 Post 34 RFRF0880 STATION ROAD PAISLEY LDP2 SITE PRIVATE BROWNFIELD 147 121 0 0 0 0 0 0 0 0 0 0 26 Uncertainty over implementation of planning consent. Will be kept under review in preparing LDP3. NO RFRF1048 PRIORY PARK NURSING HOME 19-21 MAIN ROAD PAISLEY WINDFALL PRIVATE BROWNFIELD (CONVERSION) 17 0 0 0 0 0 0 0 0 0 0 0 17 24/0316/PP. Planning application still to be determined. Will be kept under review in preparing LDP3. NO RFRF1001 HUNTER STREET PAISLEY LDP2 SITE PRIVATE BROWNFIELD 7 0 0 0 0 0 0 0 0 0 0 0 7 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 NO RFRF1034 21 GORDON STREET PAISLEY LDP2 SITE PRIVATE BROWNFIELD (CONVERSION) 15 0 0 0 0 0 0 0 0 0 0 0 15 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 NO RFRF1044 SITE BETWEEN 2&8 STANELY CRESCENT PAISELY WINDFALL PRIVATE BROWNFIELD 24 0 0 0 0 0 0 0 0 0 0 0 24 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 NO RFRF1014 BLACKHALL STREET PAISLEY LDP2 SITE PRIVATE BROWNFIELD 59 0 0 0 0 0 0 0 0 0 0 0 59 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 NO RFRF1040 LAND TO SOUTH OF ST JAMES INTERCHANGE BURNSIDE PLACE PAISLEY LDP2 SITE PRIVATE BROWNFIELD 180 0 0 0 0 0 0 0 0 0 0 0 180 22/0569/PP. Planning application refused at appeal. Pipeline site, will be kept under review in preparing LDP3 NO RFRF0981 20 HIGH STREET PAISLEY LDP2 SITE PRIVATE BROWNFIELD (CONVERSION) 6 0 0 0 0 0 0 0 0 0 0 0 6 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 YES RFRF0851 CALSIDE FORMER RAH PAISLEY LDP2 SITE PRIVATE BROWNFIELD (CONVERSION) 81 0 0 0 0 20 30 31 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1007 FORMER TENNIS COURTS GLENCOURSE ROAD PAISLEY LDP2 SITE PRIVATE BROWNFIELD 50 0 0 0 0 0 0 0 0 0 0 0 50 Constrained site. Pipeline site, will be kept under review in preparing LDP3. NO RFRF1050 LAND SW OF STANELY PARK HOME STANELY ROAD PAISLEY WINDFALL PRIVATE BROWNFIELD 31 0 0 0 0 0 0 0 0 10 10 11 0 19/0831/PP. Planning consent granted following completion of HLA24. Programming will be reviewed in HLA25. NO RFRF1081 41 GAUZE STREET PAISLEY CONSENT PRIVATE BROWNFIELD (CONVERSION) 14 0 0 0 7 7 0 0 0 0 0 0 0 22/0747/PP. Programming agreed in HLA 24. YES RFRF0711B SUTHERLAND STREET PAISELY UNDER CONSTRUCTION SOCIAL RENTED BROWNFIELD 35 0 35 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0950 CARTHA CRESCENT PAISLEY UNDER CONSTRUCTION SOCIAL RENTED BROWNFIELD 33 0 12 21 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0870A HAWKHEAD HOSPITAL ACCORD PLACE PAISLEY UNDER CONSTRUCTION SOCIAL RENTED BROWNFIELD 30 0 0 30 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1077 EAST LANE PAISLEY UNDER CONSTRUCTION SOCIAL RENTED BROWNFIELD 48 0 48 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0671 DEE DRIVE PAISLEY LDP2 SITE SOCIAL RENTED BROWNFIELD 45 0 0 0 0 0 0 0 0 20 25 0 0 Site in SHIP and programming reflects expected funding availability NO RFRF0671A DON DRIVE PAISLEY LDP2 SITE SOCIAL RENTED BROWNFIELD 40 0 0 0 0 0 0 20 20 0 0 0 0 Programming agreed in HLA 24. Site in SHIP and programming reflects expected funding availability NO Page 187 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 44 Estimated delivery of housing sites LDP2 ref/HLA ref Site Address Planning Status Tenure Brownfield/ Greenfield Capacity Past Completions Projected Delivery Comments/ constraints to delivery Town centre site? Short term Medium term Long term Pipeline 24/25 25/26 26/27 27/28 28/29 29/30 30/31 31/32 32/33 33/34 Post 34 RFRF0711 WEST BRAE OAKSHAW PAISLEY (west end regeneration phase 2) LDP2 SITE SOCIAL RENTED BROWNFIELD 120 0 0 0 0 20 30 30 40 0 0 0 0 Programming agreed in HLA 24. Site in SHIP and programming reflects expected funding availability. Planning application 24/0078/PP. to be determined. NO RFRF0773 ALMOND CRESCENT PAISLEY LDP2 SITE SOCIAL RENTED BROWNFIELD 20 0 0 0 0 0 0 0 0 0 0 0 20 Pipeline site. Site not currently in SHIP, review in preparing LDP3. NO RFRF0839 HERIOT AVENUE PAISLEY LDP2 SITE SOCIAL RENTED BROWNFIELD 35 0 0 0 0 0 0 0 0 0 0 0 35 Pipeline site. Site not currently in SHIP, review in preparing LDP3. NO RFRF0954 ARKLESTON ROAD PAISLEY LDP2 SITE SOCIAL RENTED BROWNFIELD 65 0 0 0 30 35 0 0 0 0 0 0 0 Site in SHIP. Construction expected to commence next year. Programming agreed in HLA 24. NO RFRF1004 NEW SNEDDON STREET PAISLEY LDP2 SITE SOCIAL RENTED BROWNFIELD 30 0 0 0 0 0 0 0 0 0 0 0 30 Pipeline site. Site not currently in SHIP, review in preparing LDP3. NO RFRF1013 HIGH CALSIDE PAISLEY LDP2 SITE SOCIAL RENTED BROWNFIELD 20 0 0 0 0 0 0 0 0 0 0 0 20 Pipeline site. Site not currently in SHIP, review in preparing LDP3. NO RFRF0934 GARTHLAND LANE PAISLEY LDP2 SITE SOCIAL RENTED BROWNFIELD 32 0 0 0 0 0 0 0 0 0 16 16 0 Site in SHIP and programming reflects expected funding availability NO RFRF1071 STATION ROAD PAISLEY WINDFALL SOCIAL RENTED BROWNFIELD 45 0 0 0 0 0 0 0 0 0 0 0 45 Planning application refused at appeal. Pipeline site, will be kept under review in preparing LDP3 NO RFRF1072 WESTBURN AVENUE/BLACKSTOUN ROAD PAISLEY WINDFALL SOCIAL RENTED BROWNFIELD 22 0 0 0 0 0 0 0 0 0 0 22 0 Site in SHIP and programming reflects expected funding availability. NO RFRF1074 THRUSHCRAIGS CRESCENT PAISLEY WINDFALL SOCIAL RENTED BROWNFIELD 50 0 0 0 0 0 30 20 0 0 0 0 0 Programming agreed in HLA 24. Part of Council’s regeneration programme. Site in SHIP and programming reflects expected funding availability NO RFRF1075 BROOMLANDS PAISLEY (Location: Carbrook St) (Location: Ferguslie Main Road) WINDFALL SOCIAL RENTED BROWNFIELD 43 0 0 0 0 0 0 0 43 0 0 0 0 Programming agreed in HLA 24. Part of Council’s regeneration programme. Site in SHIP and programming reflects expected funding availability NO RFRF1076 SPRINGBANK ROAD AREA PAISLEY WINDFALL SOCIAL RENTED BROWNFIELD 100 0 0 0 0 65 0 0 35 0 0 0 0 Programming agreed in HLA 24. Part of Council’s regeneration programme. Site in SHIP and programming reflects expected funding availability NO RFRF0952 GRAMPIAN AVENUE/LOMOND CRESCENT PAISLEY LDP2 SITE SOCIAL RENTED BROWNFIELD 30 0 0 0 0 0 0 0 0 0 0 0 30 Pipeline site. Site not currently in SHIP, review in preparing LDP3. NO RFRF1043 WRIGHT STREET RENFREW UNDER CONSTRUCTION PRIVATE BROWNFIELD 39 37 2 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0864 KINGS INCH ROAD OLD POWER STATION RENFREW UNDER CONSTRUCTION PRIVATE BROWNFIELD 248 129 49 63 7 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1083 LAYMOOR AVENUE RENFREW UNDER CONSTRUCTION PRIVATE BROWNFIELD 122 0 65 33 24 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1093 74 FULBAR STREET RENFREW CONSENT PRIVATE BROWNFIELD 8 0 0 8 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO Page 188 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 45 Estimated delivery of housing sites LDP2 ref/HLA ref Site Address Planning Status Tenure Brownfield/ Greenfield Capacity Past Completions Projected Delivery Comments/ constraints to delivery Town centre site? Short term Medium term Long term Pipeline 24/25 25/26 26/27 27/28 28/29 29/30 30/31 31/32 32/33 33/34 Post 34 RFRF1018 26 HIGH STREET RENFREW LDP2 SITE PRIVATE BROWNFIELD (CONVERSION) 9 0 0 0 0 0 0 0 0 0 0 0 9 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 YES RFRF1019 24 HIGH STREET RENFREW LDP2 SITE PRIVATE BROWNFIELD (CONVERSION) 11 0 0 0 0 0 0 0 0 0 0 0 11 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 YES RFRF0769B CLYDE WATERFRONT & RENFREW RIVERSIDE AREA 1 LDP2 SITE PRIVATE BROWNFIELD 142 0 0 0 0 0 0 0 0 50 50 42 0 Key regeneration priority. Recent City Deal investment delivering new bridge crossing across River Clyde and Renfrew North development road providing access to Advanced Manufacturing and Innovation District. Programming to be reviewed in preparing LDP3 NO RFRF0860 INCHINNAN ROAD BLYTHSWOOD RENFREW LDP2 SITE PRIVATE BROWNFIELD 85 0 0 0 0 0 0 0 0 0 0 0 85 Pipeline site, will be kept under review in preparing LDP3 NO RFRF0994 CLYDE WATERFRONT & RENFREW RIVERSIDE AREA 2 LDP2 SITE PRIVATE BROWNFIELD 434 0 0 0 0 0 0 0 0 0 0 0 434 Key regeneration priority. Pipeline site, will be kept under review in preparing LDP3 NO RFRF1051A ROW AVENUE RENFREW CONSENT SOCIAL RENTED BROWNFIELD 57 0 0 0 0 0 0 0 0 0 0 0 57 Site removed from SHIP. Pipeline site, will be kept under review in preparing LDP3 NO RFRF1064 LDP2057 GOLF DRIVING RANGE RANNOCH ROAD JOHNSTONE CONSENT PRIVATE GREENFIELD 88 0 0 0 20 25 23 20 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1025 CORSEFORD AVENUE JOHNSTONE CONSENT PRIVATE GREENFIELD 49 0 0 15 15 19 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1052 16 WALKINSHAW STREET JOHNSTONE WINDFALL PRIVATE BROWNFIELD 6 0 0 0 0 0 0 0 0 0 0 0 6 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 NO RFRF1041 30 CAMPBELL STREET JOHNSTONE LDP2 SITE PRIVATE BROWNFIELD 7 0 0 0 0 0 0 0 0 0 0 0 7 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 NO RFRF0667 BARBUSH MILLVIEW CRESCENT JOHNSTONE LDP2 SITE PRIVATE BROWNFIELD 86 74 0 0 0 0 0 0 0 0 0 0 12 Pipeline site, will be kept under review in preparing LDP3 NO RFRF0796A HIGH STREET PATON’S MILL JOHNSTONE LDP2 SITE PRIVATE BROWNFIELD 40 0 0 0 0 0 0 0 0 0 0 0 40 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 NO RFRF0940 BARBUSH FARM JOHNSTONE LDP2 SITE PRIVATE GREENFIELD 65 0 0 0 0 0 0 0 0 20 20 25 0 Developer has confirmed intention to deliver this site through the recent Call for Ideas process. Will be kept under review in preparing LDP3 NO RFRF1024 FORDBANK OFF BEITH ROAD JOHNSTONE LDP2 SITE PRIVATE GREENFIELD 100 0 0 0 0 0 0 0 0 30 30 4 0 Allocated LDP2 site which would continue recent development in Beith Road area of Johnstone. Developer still to be identified, will be kept under review in preparing LDP3. NO RFRF0912H MAPLE DRIVE JOHNSTONE UNDER CONSTRUCTION SOCIAL RENTED BROWNFIELD 68 0 20 30 18 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO Page 189 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 46 Estimated delivery of housing sites LDP2 ref/HLA ref Site Address Planning Status Tenure Brownfield/ Greenfield Capacity Past Completions Projected Delivery Comments/ constraints to delivery Town centre site? Short term Medium term Long term Pipeline 24/25 25/26 26/27 27/28 28/29 29/30 30/31 31/32 32/33 33/34 Post 34 RFRF0164_AH LDP2057 GOLF DRIVING RANGE RANNOCH ROAD JOHNSTONE CONSENT SOCIAL RENTED GREENFIELD 8 0 0 0 0 0 8 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0759 RYEFIELD AVENUE JOHNSTONE CONSENT SOCIAL RENTED BROWNFIELD 36 0 0 0 0 0 0 16 20 0 0 0 0 Programming agreed in HLA 24. Consent for 31 units 21/1087/PP and application 23/0482/PP for a further 5 units still to be determined. Site in SHIP and programming reflects expected funding availability NO RFRF0972A MACDOWALL STREET MILL BRAE JOHNSTONE LDP2 SITE SOCIAL RENTED BROWNFIELD 35 0 0 0 0 0 0 0 0 0 15 20 0 Site in SHIP and programming reflects expected funding availability NO RFRF0819B NORTH ROAD EAST GIBSON CRESCENT JOHNSTONE LDP2 SITE SOCIAL RENTED BROWNFIELD 28 0 0 0 0 0 0 0 28 0 0 0 0 Programming agreed in HLA 24. Site in SHIP and programming reflects expected funding availability. NO RFRF0912E HOWWOOD ROAD JOHNSTONE LDP2 SITE SOCIAL RENTED BROWNFIELD 130 0 0 0 20 30 40 40 0 0 0 0 0 Programming agreed in HLA 24. Site in SHIP and part of Council’s regeneration programme. Construction expected to commence next year. NO RFRF0911E DARGAVEL VILLAGE TOWN CENTRE SITE H4B, 4C, M2, H11, H32, H29, 33. BISHOPTON- DV UNDER CONSTRUCTION PRIVATE BROWNFIELD 320 319 1 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1037 DARGAVEL VILLAGE AREA H13&14 BISHOPTON-DV UNDER CONSTRUCTION PRIVATE BROWNFIELD 249 169 50 30 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1047 DARGAVEL VILLAGE SITE S1 &S3 BISHOPTON-DV UNDER CONSTRUCTION PRIVATE BROWNFIELD 150 120 30 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1087 DARGAVEL VILLAGE SITE H24 AREA W10 STATION ROAD BISHOPTON-DV UNDER CONSTRUCTION PRIVATE BROWNFIELD 172 67 50 30 25 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1088 DARGAVEL VILLAGE SITE H24 STATION ROAD AREA W BISHOPTON-DV UNDER CONSTRUCTION PRIVATE BROWNFIELD 135 16 0 0 30 30 30 29 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1095 DARGAVEL SITE MC BISHOPTON-DV UNDER CONSTRUCTION PRIVATE BROWNFIELD 49 0 0 0 0 0 0 0 0 0 0 49 0 Programming agreed in HLA 24. NO RFRF0911X REMAINING CAPACITY BISHOPTON-DV CONSENT PRIVATE BROWNFIELD 315 0 0 0 0 0 0 0 0 47 200 68 0 Programming agreed in HLA 24. NO RFRF0911Y REMAINING CAPACITY BISHOPTON-DV CONSENT PRIVATE BROWNFIELD 90 0 0 0 0 27 33 30 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0911Z REMAINING CAPACITY BISHOPTON-DV CONSENT PRIVATE BROWNFIELD 435 0 0 0 0 0 42 73 167 153 0 0 0 Programming agreed in HLA 24. NO RFRF1090 DARGAVEL VILLAGE SITE N1 OFF CRAIGTON DRIVE BISHOPTON-DV CONSENT PRIVATE BROWNFIELD 213 0 0 40 20 40 40 40 33 0 0 0 0 Programming agreed in HLA 24. NO RFRF1091 DARGAVEL VILLAGE SITE N2 BISHOPTON-DV CONSENT PRIVATE BROWNFIELD 286 0 10 60 73 60 55 28 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0911J DARGAVEL VILLAGE PHASE 3 BISHOPTON- DV CONSENT SOCIAL RENTED BROWNFIELD 62 0 0 0 30 32 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1090A DARGAVEL VILLAGE PHASE 4A SITE N1 OFF CRAIGTON DRIVE BISHOPTON-DV CONSENT SOCIAL RENTED BROWNFIELD 20 0 0 0 0 20 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1091A DARGAVEL VILLAGE PHASE 4B SITE N2 OFF CRAIGTON DRIVE BISHOPTON-DV CONSENT SOCIAL RENTED BROWNFIELD 23 0 0 0 0 23 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO Page 190 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 47 Estimated delivery of housing sites LDP2 ref/HLA ref Site Address Planning Status Tenure Brownfield/ Greenfield Capacity Past Completions Projected Delivery Comments/ constraints to delivery Town centre site? Short term Medium term Long term Pipeline 24/25 25/26 26/27 27/28 28/29 29/30 30/31 31/32 32/33 33/34 Post 34 RFRF1054 MAR HALL BISHOPTON CONSENT PRIVATE GREENFIELD 25 0 0 0 0 0 0 0 0 0 0 0 25 21/1022/PP. Current planning consent, however, uncertainty over whether consent will be implemented as alternative development has recently been approved on the site. Review in preparing LDP3 NO RFRF0752 INGLISTON DRIVE BISHOPTON LDP2 SITE PRIVATE GREENFIELD 20 0 0 0 0 0 0 0 0 0 0 0 20 Pipeline site. Site not currently being marketed by the Council. Will review in preparing LDP3. NO RFRF0979 STATION ROAD BISHOPTON LDP2 SITE PRIVATE BROWNFIELD 50 0 0 0 0 0 0 0 0 0 0 0 50 Pipeline site, will be kept under review in preparing LDP3 NO RFRF1053 TORR FARM HOUSE TORR ROAD BRIDGE OF WEIR UNDER CONSTRUCTION PRIVATE BROWNFIELD (CONVERSION) 8 0 0 4 4 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1026 STATION ROAD BRIDGE OF WEIR CONSENT PRIVATE BROWNFIELD 39 0 0 0 0 0 0 0 0 0 0 0 39 19/0456/PP – Site has planning consent but currently constrained which is impacting on deliverability. Will be kept under review in preparing LDP3. NO RFRF1092 27 MAXWELL PLACE BRIDGE OF WEIR CONSENT PRIVATE BROWNFIELD 4 0 0 0 0 4 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1021 HOUSTON STATION HOUSE BAROCHAN ROAD BROOKFIELD UNDER CONSTRUCTION PRIVATE GREENFIELD 24 16 8 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1032 3 WOODSIDE ROAD BROOKFIELD WINDFALL PRIVATE BROWNFIELD 10 0 0 0 5 5 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1039 NAPIER STEET LINWOOD UNDER CONSTRUCTION PRIVATE BROWNFIELD 28 24 4 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1060 EAST FULTON FARM DARLUITH ROAD LINWOOD CONSENT PRIVATE GREENFIELD 49 0 0 0 0 0 20 29 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1017 35 NAPIER STREET LINWOOD LDP2 SITE PRIVATE BROWNFIELD 12 0 0 0 0 0 0 0 0 0 0 0 12 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 NO RFRF1039A NAPIER STREET LINWOOD UNDER CONSTRUCTION SOCIAL RENTED BROWNFIELD 51 23 28 0 0 0 0 0 0 0 0 0 0 SHIP site. Programming agreed in HLA 24. NO RFRF0967A LAND SURROUNDING ST BRENDAN’S SOCIAL CLUB STIRLING DRIVE LINWOOD LDP2 SITE SOCIAL RENTED BROWNFIELD 65 0 0 0 0 32 33 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1061 LAND EAST OF NEWTON COTTAGE AT ELDERSLIE GOLF CLUB CONSENT PRIVATE GREENFIELD 27 0 0 5 10 12 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1067 LDP2024 SOUTH OF WOODEND HOUSE HOUSTON ROAD HOUSTON UNDER CONSTRUCTION PRIVATE GREENFIELD 43 27 16 0 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1094 CHAPEL FARM HOUSE CHAPEL ROAD HOUSTON CONSENT PRIVATE BROWNFIELD (CONVERSION / NEWBUILD) 4 0 0 4 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1065 LDP2033 WEST OF BAROCHAN ROAD HOUSTON LDP2 SITE PRIVATE GREENFIELD 59 0 0 0 0 0 20 20 19 0 0 0 0 Programming agreed in HLA 24. NO RFRF0840 HILLFOOT DRIVE CARSEWOOD HOUSE HOWWOOD UNDER CONSTRUCTION PRIVATE BROWNFIELD 10 0 5 5 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0936 BLEACH WORKS 64 MIDTON ROAD HOWWOOD LDP2 SITE PRIVATE GREENFIELD 19 0 0 0 0 0 0 0 0 0 0 0 19 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 NO Page 191 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 48 Estimated delivery of housing sites LDP2 ref/HLA ref Site Address Planning Status Tenure Brownfield/ Greenfield Capacity Past Completions Projected Delivery Comments/ constraints to delivery Town centre site? Short term Medium term Long term Pipeline 24/25 25/26 26/27 27/28 28/29 29/30 30/31 31/32 32/33 33/34 Post 34 RFRF1036 KILBARCHAN WEST PARISH CHURCH CHURCH STREET KILBARCHAN UNDER CONSTRUCTION PRIVATE BROWNFIELD (CONVERSION) 18 0 0 0 0 0 0 0 0 0 0 0 18 Site has planning consent but is being marketed again for sale. Pipeline site, will be kept under review in preparing LDP3 NO RFRF1038 11 STEEPLE STREET KILBARCHAN LDP2 SITE PRIVATE BROWNFIELD 5 0 0 0 0 0 0 0 0 0 0 0 5 Planning consent expired. Pipeline site, will be kept under review in preparing LDP3 NO RFRF1066 LDP2037 BARHILL CRESCENT, KILBARCHAN LDP2 SITE PRIVATE GREENFIELD 60 0 0 0 0 0 20 20 20 0 0 0 0 Programming agreed in HLA 24. NO RFRF1068 LDP2032 WEST OF BURNFOOT ROAD LOCHWINNOCH LDP2 SITE PRIVATE GREENFIELD 92 0 0 0 0 20 40 32 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1089 44 HIGH STREET LOCHWINNOCH WINDFALL PRIVATE BROWNFIELD 10 0 0 0 0 10 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF0977 NORTHBARR ERSKINE UNDER CONSTRUCTION PRIVATE GREENFIELD 195 141 37 17 0 0 0 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1079 TORRANCE HOUSE ERSKINE HARBOUR ERSKINE CONSENT PRIVATE BROWNFIELD 42 0 0 0 0 0 15 15 12 0 0 0 0 Programming agreed in HLA 24. NO RFRF1063 LDP2046 NORTHBAR PHASE 2 SITE BETWEEN SANDIELAND WOOD AND FLORISH ROAD ERSKINE CONSENT PRIVATE GREENFIELD 59 0 0 0 0 0 33 26 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1063A LDP2046 NORTHBAR PHASE 2 SITE BETWEEN SANDIELAND WOOD AND FLORISH ROAD ERSKINE CONSENT SOCIAL RENTED GREENFIELD 24 0 0 0 0 0 24 0 0 0 0 0 0 Programming agreed in HLA 24. NO RFRF1045 GREENHEAD NURSERY OLD GREENOCK ROAD INCHINNAN WINDFALL PRIVATE BROWNFIELD 15 0 0 0 0 0 0 0 0 5 10 0 0 Planning consent has expired but new planning application is expected. Will be kept under review in preparing LDP3. NO RFRF1069 LDP2094 LAND AT BEARDMORE COTTAGES INCHINNAN LDP2 SITE PRIVATE GREENFIELD 10 0 0 0 0 0 0 0 0 0 0 0 10 Council not currently marketing site. Will be reviewed in preparing LDP3. NO Page 192 of 344
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Renfrewshire Local Development Plan – Delivery Programme | 2024 | 49 Appendix 1 – Housing Sites This publication can be made available in braille, large print or audio. If you would like information in another language please ask us. 0300 300 0144 LocalPlanConsultation@renfrewshire.gov.uk Page 193 of 344
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___________________________________________________________________ To: Planning and Climate Change Policy Board On: 5 November 2024 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: S75 Agreements - Update ___________________________________________________________________ 1. Summary 1.1 This report seeks to provide an update in respect of S75 agreements which are currently being negotiated by officers following a decision being made in relation to the respective planning applications. 1.2 S75 agreements secure planning obligations which seek to mitigate the impacts of a proposed development and make it acceptable in planning terms. They can be used to secure financial contributions to, or in-kind provision of, necessary new social and community infrastructure to support new developments. ________________________________________________________________ 2. Recommendations 2.1 It is recommended that the Board: (i) Note the ongoing negotiations which are taking place in respect of securing planning obligations which will be secured by agreement, in accordance with Section 75 of the Town and Country Planning (Scotland) Act 1997. ___________________________________________________________________ 3. Background 3.1 Planning obligations seek to mitigate the impacts of a proposed development and make it acceptable in planning terms. They can be used to secure financial contributions to, or in-kind provision of, necessary new social and community infrastructure to support new developments. Item 8 PACC051124 Page 195 of 344
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3.2 Obligations are usually entered into in accordance under Section 75 of Town and Country Planning (Scotland) Act 1997, as amended, and are commonly referred to as “S75 Agreements”. They are often used where a planning condition or another form of legal agreement would not be appropriate to address the impact of the development in question. 3.3 Planning obligations can be entered into between a person with an interest in the land and the planning authority; or via a unilateral undertaking by a person with an interest in the land. S75 agreements run with the land and the obligation continues to be enforceable against any subsequent owner of the land until such time as the details of the agreement are fully discharged by the local planning authority. 3.4 Scottish Government’s policy on Planning Obligations is expressed in Circular 3/2012 (Planning Obligations and Good Neighbour Agreements - Revised 2020). The Circular sets out five tests which must be met when seeking to secure a planning obligation: ▪ Necessary to make a proposal acceptable in planning terms (and overcome a barrier to the approval of planning permission); ▪ Serve a planning purpose where it is possible to identify infrastructure provision requirements to advance, should relate to development plans; ▪ Be related to the proposed development either as a direct consequence of it or arising from the cumulative impact of development in an area; ▪ Fairly and reasonably relate in scale and kind to the proposed development (provide or contribute to the provision of infrastructure that would not be necessary were it not for the development, on a proportionate pro-rata basis as appropriate, but not to resolve existing deficiencies); and ▪ Be reasonable in all other respects. 3.5 A number of planning applications in Renfrewshire have been approved subject to a Section 75 agreement being put in place. For information, in these instances, it should be noted that planning consent is not issued until such time as the Section 75 agreement has been signed and registered as required. Renfrewshire Council’s approach is for any Board decision involving a Section 75 agreement, where that agreement is significantly altered during negotiations with the applicant, will be reported back to Board for confirmation of the changes. 3.6 Further to the report considered at the March 2024 meeting of the Planning and Climate Change Policy Board, no new applications have been granted subject to a Section 75 agreement, while those that have been previously approved subject to an agreement have not yet been concluded. ________________________________________________________________ Page 196 of 344
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4. Agreements currently being negotiated 4.1 In light of the above, the following applications are currently subject to Section 75 negotiations: ▪ 19/0749/PP: Erection of residential development comprising 96 dwellings, with associated open space, roads, access, landscaping, engineering and infrastructure works at 40 Rannoch Road, Johnstone; ▪ 22/0178/PP: Residential development comprising 59 dwellinghouses and 24 flats, including access, drainage, landscaping and associated works at a site between Sandieland Wood and Flourish Road, Erskine; and ▪ 22/0481/PP: Erection of residential development comprising 64 dwellings with associated road and drainage infrastructure at former St. Brendan’s Social and Recreation Club, Stirling Drive, Linwood. 19/0749/PP: 40 Rannoch Road, Johnstone 4.2 The above noted application relates to the erection of a residential development comprising 96 dwellings, with associated open space, roads, access, landscaping, engineering and infrastructure works. 4.3 The application was approved subject to conditions and a S75 legal agreement at the meeting of the Communities, Housing and Planning Policy Board in January 2022. 4.4 The S75 legal agreement seeks to secure the provision of affordable housing units by way of 8 affordable homes. 4.5 Following the board decision, a draft S75 agreement has been exchanged between all parties concerned however, to date, no agreement has been reached. 4.6 Negotiations are ongoing between officers and representatives of the applicant and concern the mechanism and triggers associated with the delivery of the 8 affordable housing units. It is envisaged that this agreement will be concluded in the coming weeks. 22/0178/PP: Site between Sandieland Wood and Flourish Road, Erskine 4.7 The above noted application relates to the erection of residential development comprising 59 dwellinghouses and 24 flats, including access, drainage, landscaping and associated works. 4.8 The application was approved subject to conditions and a S75 agreement at the meeting of the Planning and Climate Change Policy Board in November 2022. 4.9 The S75 agreement is required to secure the following: ▪ 24 affordable flats; Page 197 of 344
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▪ Financial contribution in respect of education provision within the school catchment; and ▪ The provision of a formal pedestrian crossing point on Florish Road, Erskine. 4.10 Following the board decision, a draft S75 agreement has been exchanged between all parties concerned however, to date, no agreement has been reached. 4.11 Negotiations had been ongoing in respect of a financial contribution towards education provision and the details relating to the formal pedestrian crossing point on Florish Road. Delays however had been encountered as a result of the wider education issues relating to school estate within the catchment in question. 4.12 Furthermore, following the demise of the applicant, Stewart Milne Group Ltd, no further discussions have been had and in this regard the Council are awaiting confirmation from the administrator or any new developer on how they wish to proceed. It is understood that the administrators are seeking to sell the site to another developer. 22/0481/PP: Former St. Brendan’s Social and Recreation Club, Stirling Drive, Linwood 4.13 The above noted application relates to the erection of a residential development comprising 64 dwellings with associated road and drainage infrastructure. 4.14 The application was approved subject to conditions and a S75 agreement at a meeting of the Planning and Climate Change Policy Board in November 2023. 4.15 The S75 agreement is required to secure the following: ▪ Financial contribution in respect of enhancements to an offsite play park to the north of Gilmartin Road, Linwood and associated tree planting; ▪ Financial contribution in respect of education provision within the school catchment; and ▪ The provision of affordable housing in line with the respective LDP policies. 4.16 Following the March 2024 meeting of the Planning and Climate Change Policy Board, the representatives of the applicant have been in touch to commence discussions in relation to the S75 agreement and as such negotiations are ongoing. ___________________________________________________________________ Implications of the Report 1. Financial – Should the S75 agreements be signed and registered planning consent will be issued and thereafter any financial contributions will require to Page 198 of 344
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be paid to the Council in line with the respective agreement. Payments received would then be released to the appropriate service as required to meet the obligations set out in the associated legal agreement or returned to the applicant where applicable. 2. HR & Organisational Development – None. 3. Community/Council Planning – None. 4. Legal – S75 agreements require to be negotiated in line decision made at the respective board meeting and thereafter registered as appropriate following agreement and signing. Thereafter obligations will require to be discharged or varied where appropriate when monies have been spent or returned. 5. Property/Assets - None 6. Information Technology - None 7. Equality & Human Rights - The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report. If required following implementation, the actual impact of the recommendations and the mitigating actions will be reviewed and monitored, and the results of the assessment will be published on the Council’s website. 8. Health & Safety - None 9. Procurement - None 10. Risk - None 11. Privacy Impact – None 12. Children’s Rights – None 13. COSLA Policy Position - None. 14. Climate Risk – None. ___________________________________________________________________ Background Papers – 1. Section 75 Agreements – update; Planning and Climate Change Policy Board; 19 March 2024 Author: David Love, Chief Planning Officer Tel: 07483410182; Email: david.love@renfrewshire.gov.uk Page 199 of 344
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SUMMARY OF APPLICATIONS TO BE CONSIDERED BY THE PLANNING AND CLIMATE CHANGE POLICY BOARD ON 05/11/2024 RENFREWSHIRE COUNCIL Item No.PROPOSAL:LOCATION:APPLICANT: WARD: APPN. NO: 23/0193/PP Mr Tom Milligan Lochbarr Services Ltd, Newton Of Barr, Lochwinnoch, PA12 4JB 1 Newton Of Barr Lochwinnoch PA12 4JB Use of land as caravan site with associated installation of 33 serviced caravan pitches.Ward 9 RECOMMENDATION: Refuse A 24/0261/PP Mr Robert Seaton Site On Northern Boundary Of High Linthills Linthills Road Lochwinnoch Site On Northern Boundary Of High Linthills Linthills Road Lochwinnoch Erection of holiday lodge Ward 9 RECOMMENDATION: Grant Subject to Conditions B 24/0316/PP P Zace PZ Investments Limited 22 Rankeillor Street Edinburgh EH8 9HY Priory Park Nursing Home 19 - 21 Main Road Paisley PA2 6AJ Conversion of vacant nursing home to form 17 flats with associated parking and landscaping.Ward 4 RECOMMENDATION: Grant Subject to Conditions C 23/0565/PP Sitepride Ltd 57 High Street Wednesfield Wolverhampton WV11 3ST St Joseph's Nursing Home Kilbirnie Road Lochwinnoch PA12 4DY Erection of 25 retirement flats with communal facilities and the conversion of the chapel into 5 retirement flats with associated roads, parking and landscaping. Ward 9 RECOMMENDATION: Grant Subject to Conditions D 23/0566/LB Sitepride Ltd 57 High Street Wednesfield Wolverhampton WV11 3ST St Joseph's Nursing Home Kilbirnie Road Lochwinnoch PA12 4DY Alterations and conversion of former chapel building to form 5 retirement flats.Ward 9 RECOMMENDATION: Grant Subject to Conditions E Item 9 PACC051124 Page 201 of 344
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Item No.PROPOSAL:LOCATION:APPLICANT: WARD: APPN. NO: 24/0078/PP Sanctuary Scotland 24 Little Street Glasgow G3 8DQ Site At The Junction Of Well Street, Clavering St East, And Underwood Lane Paisley Erection of residential development (in principle) including demolition.Ward 4 RECOMMENDATION: Grant Subject to Conditions F 24/0494/PP McTaggart Construction Tod House Templand Road Dalry KA24 5UE Site On Southern Boundary Of M8 At Montgomery Avenue And Montgomery Road Paisley Erection of 49 dwellinghouses and 16 flats with associated works including landscaping and drainage.Ward 2 RECOMMENDATION: Grant Subject to Conditions G 24/0495/PP McTaggart Construction Tod House Templand Road Dalry KA24 5UE Site Bounded By Dundonald Ave, Highcraig Ave, Craigview Ave And Craigbog Johnstone Erection of 70 dwellinghouses with associated landscaping works and drainage.Ward 8 RECOMMENDATION: Grant Subject to Conditions H 24/0563/PP Westpoint Homes Ltd 3 Arthur Street Clarkston Glasgow G76 8BQ The Institute Maxwellton Street Paisley Erection of residential development comprising 48 flats with associated parking, infrastructure and landscapingWard 4 RECOMMENDATION: Grant Subject to Conditions & S69 I 24/0580/AD Mr Lianne Gannon Mediascape Ltd Unit 2 E2 & E2 Porrt Dundas BP Glasgow G49XG The River Inn Houston Road Crosslee Johnstone PA6 7AW Display of double sided freestanding digital advertising hoardingWard 10 RECOMMENDATION: Grant Subject to Conditions J 24/0586/LB Renfrewshire Council Renfrewshire House Cotton Street Paisley PA1 1BU RENFREWSHIRE COUNCIL Former Renfrew Police Station Inchinnan Road Renfrew PA4 8ND Demolition of police cells and offices to rear of former Renfrew Police Station and stripping out of all wood within main front part of building to mitigate dry and wet rot Ward 1 RECOMMENDATION: Grant Subject to Conditions K Page 202 of 344
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Item No.PROPOSAL:LOCATION:APPLICANT: WARD: APPN. NO: 24/0589/PP Mr Murray McLean Cala Homes West Scotland McLellan Works 274 Sauchiehall Street Glasgow UK Site Between No 20 Sandielands Avenue And No 12 Wrightlands Crescent Erskine Formation of footpath Ward 12 RECOMMENDATION: Grant Subject to Conditions L Total Number of Applications to be considered = 12 Page 203 of 344
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 5 November 2024 Reference No 23/0193/PP Application Type Planning Permission Proposal Use of land as caravan site with associated installation of 33 serviced caravan pitches. Location 1 Newton of Barr, Lochwinnoch, PA12 4JB Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Lochwinnoch Community Council Applicant Mr Tom Milligan Recommendation Refuse All plans, reports, documents and representations relating to this application can be viewed in full online at https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=documents&keyVal=RT8ZHOMWGMY00 This supplementary report should be read together with the original report of handling considered by the Planning and Climate Change Policy Board on 27 August 2024. Appendix 1 details the original report of handling. Background The Planning and Climate Change Policy Board at its meeting on 27th August 2024 considered the attached report of handling and decided to continue the consideration of the report to allow for the assessment of a Flood Risk Technical Note which was submitted to the Council on the 20th August 2024. This assessment included further consultation with SEPA. Outcome of Assessment The Flood Risk Technical Note was prepared in response to SEPA’s holding objection to the proposed development. The note concludes that when a detailed review of SEPA Flood mapping, site conditions, other available flood studies, and the replacement of the bridge on Main Street is considered, the site is not at flood risk from the river Calder for the 1 in 200 year event. Notwithstanding this, options are also presented to manage residual flood risk including signing up to the SEPA flood alert system, and setting up a zone within the site on higher ground where caravans could be moved to in the event of a flood warning. SEPA responded to the Council on the 18 September 2024 to advise that the Flood Risk Technical Note had been reviewed. SEPA advise that most of the considerations within the note are of a qualitative nature and do not help quantify the flood risk associated with the development. A further quantitative analysis via a detailed Flood Risk Assessment is therefore required, and SEPA maintain their holding objection on this basis. SEPA’s consultation response was forwarded to the applicant on the 23 September 2024 and it is understood that the applicant is not in a position to provide a flood risk assessment. In this regard, SEPA have advised, that given the proposal does not meet any of the exception criteria detailed within NPF4 Policy 22 and a flood risk assessment has not been submitted, that they maintain their objection to the proposed development. Recommendation As SEPA have maintained a holding objection, the recommendation on the planning application remains the same as that detailed in the report of handling which was considered by the Planning and Climate Change Policy Board on 27th August 2024. The application is recommended for refusal in this regard. Reason(s) for Recommendation Item 9(a) PACC051124 Page 205 of 344
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The proposed development is unacceptable as it is located within a flood risk area. It does not align with the precautionary and avoidance principles advocated by Policy I3 of the Adopted Local Development Plan and the associated New Development Supplementary Guidance on flooding and drainage, and does not meet the criteria for any of the exceptions listed in Policy 22 of National Planning Framework 4. Page 206 of 344
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Appendix 1 Report by Chief Planning Officer Planning and Climate Change Policy Board: 27 August 2024 Reference No 23/0193/PP Application Type Planning Permission Proposal Use of land as caravan site with associated installation of 33 serviced caravan pitches. Location 1 Newton of Barr, Lochwinnoch, PA12 4JB Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Lochwinnoch Community Council Applicant Mr Tom Milligan Recommendation Refuse All plans, reports, documents and representations relating to this application can be viewed in full online at https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=documents&keyVal=RT8ZHOMWGMY00 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. Proposal This application seeks planning permission for the use of land at 1 Newton of Barr as a caravan site with the associated installation of 33 serviced caravan pitches. Newton of Barr extends to approx. 4.67 hectares in area. The proposed development is located within the centre of this area, and extends to approx. 1.3 hectares in area. The serviced caravan pitches are arranged in an E shape. There is also an associated waste, recycling and sanitary disposal point proposed. The site is accessed via the A760 to the north east. Site Description Newton of Barr is located to the south west of Lochwinnoch. It is triangular in shape, and bound by the A760 to the north east, a woodland strip to the west with a residential property beyond, and a woodland strip to the south west with the national cycle network beyond. There is a mix of existing uses on the site. These include a leisure centre with artificial pitches, three grass pitches (in the north west corner, north east corner and adjacent to the south east boundary), and approx. 12 informal caravan pitches located in the centre of the site. There is a dwellinghouse adjacent to the site access however this is outwith the ownership of the applicant. The proposed 33 serviced pitches would be located on the combined area of the 12 existing caravan pitches and the grass pitch adjacent to the south east boundary which is currently designated as an area of open space. 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 Page 207 of 344
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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: ▪ The requirement for planning permission for the caravan pitches. 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; Application No: 14/0787/PP Description: Refurbishment of existing indoor football facility and erection of dwellinghouse and garage (Section 42 application for the deletion of Condition 7 of planning approval 11/0036/PP relating to a restriction on occupation of the dwellinghouse). Status; Granted subject to conditions. Application No: 11/0036/PP Description: Refurbishment of existing indoor football facility and erection of dwellinghouse and garage. Status; Granted subject to conditions. Application No: 10/0843/PP Description: Siting of mobile snack bar Status; Granted subject to conditions. Consultations SportScotland – No objections. S.E.P.A – advise that the information supplied with the planning application is insufficient to allow an assessment to determine the potential impacts in relation to flood risk. As this information has not been provided, SEPA therefore, has a holding objection to the proposed development. Environment, Housing & Infrastructure (Env. Protection) - No objections. Advise that the development will require a Caravan Site License before the site is operational. Chief Executive's Service (Roads Development) – No objection subject to conditions. Scottish Water – No objection. Lochwinnoch Community Council – Advise that they would object to the application if it is for static residential caravans or long term storage on the grounds that this would be contrary to the local development plan and an unsuitable development in the conservation village and Clyde Muirshiel Regional Park. There would not be sufficient infrastructure to support a development of this nature, and the area is at risk of flooding. However if the development is for short term towed caravans, camper vans and tents the community council would support the application on the basis that such a development would be an extension of the existing facilities at the site, the site is suitably screened, the facilities at the site can manage such a development, use of the site for short term tourism is Page 208 of 344
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encouraged by Renfrewshire Council policies, and additional short stay serviced caravan pitches would support local community and viability of village shops and services. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: Object - 2 Support - 0 Neutral – 0 The matters raised in the letters of representation can be summarised as follows. 1. There is insufficient detail within the submission. 2. Organisation and maintenance of the site is poor. Development could have detrimental impact on conservation village. 3. There is no requirement for the car parking adjacent to the “small” football pitch. 4. Object to any caravan storage at the site. 5. The caravan pitches are isolated with no obvious landscape proposals that could provide a practical and visual structure for the site and its possible future development. Careful consideration is required over the future development of this important site. 6. No indication as to how long caravans would stay at the site. Length of stays should be limited. 7. No indication as to the surfacing of the caravan area or the access road. 8. The area is at flood risk, and the submission requires a flood risk assessment. 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 8 – Green belts Policy 13 – Sustainable transport Policy 14 – Design, quality, and place Policy 20 – Blue and green infrastructure Policy 21 – Play, recreation and sport Policy 22 – Flood risk and water management Policy 29 – Rural development Policy 30 - Tourism Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Policy ENV1 – Green Belt Policy ENV2 – Natural Heritage Page 209 of 344
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Policy E4 – Tourism Policy P6 – Open Space Policy I1 – Connecting Places Policy I3 – Flooding and Drainage New Development Supplementary Guidance Delivering the Environment Strategy – Green Belt and Regional Parks Delivering the Economic Strategy - Tourism Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance Renfrewshire’s Tourism Plan 2024-2027 Submitted Reports and Assessments In assessing and reporting on a planning application the Council is required to provide details of any report or assessment submitted as set out in Regulation 16, Schedule 2, para 4(c) (i) to (iv) of the Development Management Regulations. The following reports and assessments were submitted in support of the application: None. Scottish Ministers Direction In determining a planning application, the Council is required to provide details of any Direction made by Scottish Ministers under Regulation 30 (Directions requiring consultation), Regulation 31 (Directions requiring information), Regulation 32 (Directions restricting the grant of planning permission) and Regulation 33 (Directions requiring consideration of condition) of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, or under Regulation 50 (that development is EIA development) of The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. None. Planning Assessment Section 25 of the Town and Country Planning (Scotland) Act requires decisions on planning applications to be made in accordance with the Development Plan unless material considerations indicate otherwise. Key matters in assessment of this application are flood risk, loss of open space and green belt location. SEPA have advised that the application site is shown to be fully at risk of flooding from the River Calder based on the SEPA Future Flood Maps. Policy 22 of NPF4 states that development proposals at risk of flooding or in a flood risk area will only be supported if they are for essential infrastructure where the location is required for operational reasons, water compatible uses, redevelopment of an existing building or site for an equal or less vulnerable use, or redevelopment of previously used sites in built up areas where the LDP has identified a need to bring these into positive use. SEPA advise that they do not consider the proposal to meet any of the exceptions listed above. In addition, they consider the application to fall within the most vulnerable land use classification. Introducing formal overnight accommodation pitches would increase the overall risk by increasing the number of people and receptors on the site. SEPA further advise that touring caravans are classed as ‘most vulnerable’ and as they do not have foundations, and Page 210 of 344
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flooding underneath or around the supports could cause damage or movement in the event of a flood. SEPA also raise concerns over the provision of safe access and egress from the site in the event of a flood. It has also not been demonstrated whether there will be a reduction in functional floodplain capacity due to the development. In view of the above, SEPA have submitted a holding objection to the proposed development as it has not been demonstrated that the proposals will not result in an overall increase in flood risk. To overcome the holding objection, SEPA have advised that a detailed Flood Risk Assessment (FRA) should be undertaken by a suitably qualified professional to further assess and define the flood risk at the site. The detailed FRA was first requested by the Council on the 20th July 2023. In response the applicant advised that in their view the development does fall within the exceptions detailed in Policy 22, namely redevelopment of an existing site for an equal or less vulnerable use. The applicant further advised that the proposed use is equal to the current use of part of the site, the site can be closed and clients asked to vacate if a flood alert is in place, and there will be no reduction in floodplain capacity. Touring caravans can be removed from the site with little notice if neccesary. The above response has not been accepted by SEPA, and the holding objection has been maintained. No further detailed flood risk information or a FRA has been submitted by the applicant despite several further requests by the Council. SEPA have advised that if the applicant does not provide the detailed flood risk information as requested then the representation from SEPA should be considered as an objection. The provisions of NPF4 policy 22 with respect to flood risk are noted above. It is not considered that any of the exceptions listed in policy 22 would apply to the development. The development is not for essential infrastructure, it is not a water compatible use, it is not redevelopment of an existing site and rather is intensification of an existing most vulnerable use, and it does not constitute redevelopment of a previously used site in a built up area where the LDP has identified a need to bring the site into positive use. Policy I3 of the LDP states that a precautionary approach will be adopted to the reduction of flood risk from all sources. Avoidance is the first principle of sustainable flood risk management, and new development requires to avoid areas susceptible to flooding. The applicant has not submitted the information neccesary to demonstrate compliance with policies 22 of NPF4 or I3 of the LDP, or address the points raised in the holding objection from SEPA. The development does not therefore comply with polices 22 of NPF4 or I3 of the LDP. It is considered that the applicant has been provided with sufficient time to submit the information requested by SEPA. The application site is located within the green belt. Policy 8 of NPF4 states that tourism uses will be supported within a green belt designation as defined by the LDP. This is on the basis that a number of additional requirements are met. In this instance, the green belt location is essential as the development seeks to formalise and expand upon the existing uses already operating at the site which includes caravan pitches. The purpose of the green belt at this location would not be undermined. The proposal is compatible with the established character of the area. The site already operates a mix of uses. The pitches would be set back from the A760 and behind the leisure Page 211 of 344
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centre and detached dwellinghouse. The site is also screened from the south and west by woodland and would not be overly visible from external locations. The visual impact on the green belt would therefore be minimal. It is not considered that there would be significant long- term impact on the environmental quality of the green belt. Given the characteristics of the site as noted above it is also not considered that the development would have a detrimental impact on the character and appearance of the adjacent Lochwinnoch Conservation Area. Policy ENV1 of the LDP also states that tourism related development will be supported in the green belt in principle provided it is acceptable under Policy E4 of the LDP. Policy E4 of the LDP states that proposals for sustainable tourism development will be supported where it can be demonstrated that the assessment criteria are met. In this instance the proposed development is capable of strengthening the appeal and attraction of Renfrewshire to a range of visitors by expanding the infrastructure and facilities available to accommodate touring caravans. It is noted that the Council’s Tourism Plan aims to grow opportunities around outdoor activities, the natural environment, and historic villages. An outcome of this is to increase the capacity to attract and accommodate visitors. It is also noted that Lochwinnoch Community Council have offered support for the application on the basis that it would be for short stay serviced caravan pitches. The applicant has confirmed that the development would be for short-term stay or touring caravans, with no static caravans proposed. The applicant states that such a development would support the local economy as it could bring about an increase in local spending at pubs, restaurants, and shops. They also state that the location is well suited for visitors wanting to make use of outdoor pursuits such as Castle Semple Loch and the national cycle network, and surrounding villages could also benefit from local tourism travel. The scale of the development is considered to be proportionate to the landscape character and setting of the area. It will complement existing tourist facilities in the area. Roads Development have offered no objections to the capacity of the local road network to accommodate additional visitors to the area. Recommendations are made with regard to works required at the site to accommodate the development. These could be secured through appropriate planning conditions. It is considered that a site specific locational need has been demonstrated given the existing facilities which exist at the site, and its location within Clyde Muirshiel Regional Park and in proximity to other tourist attractions. The New Development Supplementary Guidance sets out further considerations which apply to tourist developments. The proposed development will add to the appeal and attraction of Renfrewshire as a visitor destination, and contribute to the local economy. It will complement existing tourist facilities in the area. There are no significant detrimental impacts on visual amenity, built heritage, natural heritage interests, biodiversity, and landscape character. Page 212 of 344
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The design of the development is appropriate for the location, and is compatible with neighbouring land uses. The position of the pitches within the site, and the existing mature screening to the south and west, reduces the visual impact of the development. There have been no objections from consultees with regard to infrastructure capacity to serve the development. While the site would be accessed by touring caravans, its location in proximity to Lochwinnoch Village, the national cycle network and Lochwinnoch train station mean that some journeys within the area by persons staying at the site could be undertaken by walking, cycling and public transport. The site-specific locational need for the development has been demonstrated above. The opportunities to incorporate low carbon generating technologies are limited given the nature of the proposed development. On balance it is considered that the development complies with Policy E4 and the associated New Development Supplementary Guidance on tourism development. The development is also therefore considered to be acceptable in principle under policy ENV1 of the LDP. All development proposals must thereafter be assessed against the green belt development criteria set out within the New Development Supplementary Guidance. There will be no loss of prime quality agricultural land or agricultural land of lesser quality that is locally important. There will be no adverse impacts on the qualities of wild land. Traffic and access infrastructure can be sensitivity accommodated. The access to the site from the A760 already exists, and Roads Development have sought the formalisation of this access in addition to requirements relating to surfacing, sight lines and external links. These matters could be addressed via condition. It is not considered that the development would have a significant effect on public water supply or the water environment from pollution risk. Roads Development have recommended additional links to enhance connectivity between the site and surrounding active travel routes, namely the national cycle network to the south. Again, these matters could be managed via condition. With regard to open space, it is noted that the caravan pitches would be located on an area of land within the application site which is designated as open space under Policy P6 of the LDP. The land has previously been used as a football pitch, and Sportscotland have been consulted as the football pitch would be lost to accommodate the development. Sportscotland have advised they have undertaken consultation with OneRen, local clubs and the sports governing body to better understand pitch activity in the local area. It is stated that the pitch has not contributed to playing capacity locally for a number of years, and that existing alternative grass pitch capacity is generally meeting the demand of users in Lochwinnoch. The information received by Sportscotland indicates that the change of use would not impact on users and the overall pitch capacity locally. Sportscotland therefore has no objection to the proposed development. Page 213 of 344
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Policy P6 and the associated new development supplementary guidance states that areas of valuable and functional open space, recreation provision and amenity space will be protected from development. The proposed development was therefore advertised as development potentially contrary to the development plan. However, the consultation with Sportscotland demonstrates that the open space is now no longer valued as a recreational asset, and that alternative grass pitch capacity is generally meeting demand in the area. The open space is located at the rear of the site and is not generally accessible or visible from public vantage points. There will not be a significant net loss of open space, and Sportscotland advise there is no requirement to provide alternative provision at another site. The amenity of the surrounding area will not be significantly affected by the loss of the open space and by the nature of the proposed development, and the benefit of the development to tourism outweighs the present limited open space value of the site. In this instance therefore it is considered that the loss of this designated area of open space is acceptable. Sportscotland have also advised that the proposed development therefore also meets the requirements of NPF4 Policy 21. Roads Development have recommended additional connections to enhance access from the site to areas of open space. This could be managed via condition. The development will not have a significant detrimental impact on the local landscape character given the enclosed nature of the site. There have been no objections from consultees with regard to provision of services, and there will be no significant detrimental effect on identified nature conservation interests including species and habitats. A soft and hard landscaping scheme for the site and proposed boundary treatments can be managed via condition. In view of the above, it is considered that the development complies with Policy ENV1 of the LDP. Policy 30 of NPF4 also provides support for new or extended tourist facilities including caravan and camping sites in locations identified in the LDP. While the LDP does not specifically designate areas for tourist facilities or accommodation, it is noted above that the development complies with LDP policies ENV1 and E4. Policy 30 states that proposals for tourism related development will take into account the following factors. The development will contribute to the local economy by providing accommodation for tourists. The accommodation is accessible from Lochwinnoch by walking and cycling, and tourists staying at the site could spend money at the local shops and services available within the village. The nature and scale of the activity is compatible with the area. The comments from Lochwinnoch Community Council are noted again with resect to the community council offering support for short term caravans, motorhome and camping but not for long term static caravans or storage of caravans. Page 214 of 344
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The development would not hinder provision of homes or services for local people, and would not have a detrimental impact on the local community. There are opportunities for sustainable travel given the proximity of the site to Lochwinnoch, the national cycle network, Lochwinnoch train station, and tourist facilities at Castle Semple. The applicant has advised that touring caravans can be an accessible accommodation option for disabled people as they can travel with their equipment and/or medication. Measures to reduce carbon emissions are limited given the nature of the development. Access to the natural environment could be enhanced as per the recommendations from Roads Development. In view of the above, it is considered that the development would comply with Policy 30 of NPF4. The development would also comply with Policy 29 of NPF4 as it could contribute positively to the viability and diversity of the local rural economy. The development is suitably scaled, sited, and designed. The development is located within the Clyde Muirshiel Regional Park. Policy 20 of NPF4 states that development proposals in regional and country parks will only be supported where they are compatible with the uses, natural habitats, and character of the park. Given the above assessment it is considered that the development is compatible with the regional park. The New Development Supplementary Guidance also sets out several assessment criteria with regard to development proposals within the Clyde Muirshiel Regional Park. In this instance the development will bring economic benefits to the area. There will be no significant impact on nature conservation, landscape character or heritage resources. The development will not cause significant conflict with neighbouring land uses. There are opportunities for active travel, and Roads Development have recommended additional linkages to improve accessibility at the site. The proposed development is appropriate in design and scale to its surroundings, and will have no significant impact on the visual amenity of the area given the enclosed nature of the site. The development will not prevent or significantly impact upon recreational access to the surrounding area. The proposed site plan indicates that all existing trees within the application site boundary will be retained. A condition could be applied to ensure that measures are put in place to protect these trees, and the trees along the boundaries of the site, during the construction phase. The site is currently considered to be of low ecological and biodiversity value as it primarily comprises of existing areas of hardcore and mown grassland. While most of the grassland would be removed to accommodate the caravan pitches, there is ample opportunity elsewhere Page 215 of 344
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within the site and within the overall land owned by the applicant to deliver biodiversity gain. It is considered that this could be managed as part of the landscaping condition. There are no local or national designated sites of nature conservation within the application site boundary. The nearest designated sites are the Garthland Lodge Wood to the east of the site on the opposite side of the national cycle network, and Castle Semple and Barr Site of Special Scientific Interest approx. 500m to the south east. It is not considered likely that the development would have a significant effect on these designations given the nature of the proposed development, the separation distance, and the intervening land use, topography, and vegetation. In view of the above, it is considered that the development complies with policies 3 and 6 of NPF4 and ENV2 of the LDP. Roads Development have offered no objections to the development with regard to traffic generation, road safety or the capacity of the local road network. While the nature of the development would necessitate access via car, journeys thereafter to local amenities could be undertaken by walking or cycling. Roads Development have sought the formalisation of the existing access in addition to requirements relating to surfacing, sight lines and external links. These matters could be addressed via condition. It is considered that the development complies with policies 13 of NPF4 and I1 of the LDP. Policy 14 of NPF4 seeks to ensure that proposals are designed to improve the quality of an area whether in urban or rural locations and regardless of scale. The enclosed nature of the site ensures that the development will not have a significant impact on the character and appearance of the place, and I am satisfied the development aligns with policy 14. Finally with regard to policies 1 and 2 of NPF4, the development is not considered to have a significant impact with respect to greenhouse gas emissions or nature. However, the applicant has not demonstrated that the development is acceptable with respect to flood risk. The development is therefore considered to be contrary to policy 2 with regard to the requirement for the development to be sited and designed to adapt to current and future risks from climate change which would include flood risk. In response to the points raised in the letter of representation: 1. A flood risk assessment has not been submitted as noted in the foregoing assessment. The information in relation to this matter is insufficient to assess flood risk. In relation to other matters it is considered that there is sufficient detail within the submission to assess these and for these to be controlled via condition as noted in the foregoing assessment. 2. It is not considered that the development would have a detrimental impact on Lochwinnoch Conservation Area. 3. This area already exists, and does not fall within the scope of the current application. 4. A condition could be used to prohibit caravan storage at the site. 5. A landscaping scheme for the site can be requested via condition. 6. The applicant has indicated that the use of the site would be for short stay. 7. Confirmation of hard surfaces can be sought via condition. 8. A flood risk assessment has not been submitted as noted in the foregoing assessment. 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: Page 216 of 344
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None. Conclusion The proposed development is considered to be acceptable with regard to the applicable policies on green belt and open space. It also complies with the policies on tourism development, and could contribute positively to the viability and diversity of the local rural economy. However the applicant has failed to demonstrate that the development is acceptable with regard to flood risk at the site, and it is noted that SEPA as a statutory consultee have objected to the development. On balance the matters relating to flood risk are considered to take precedent, and the application is therefore recommended for refusal on the basis it is contrary to policy 22 of NPF4 and I3 of the LDP. Recommendation Refuse Reason(s) for Recommendation 1. The proposed development is unacceptable as it is located within a flood risk area. It does not align with the precautionary and avoidance principles advocated by Policy I3 of the Adopted Local Development Plan and the associated New Development Supplementary Guidance on flooding and drainage, and does not meet the criteria for any of the exceptions listed in Policy 22 of National Planning Framework 4. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title 771 A2-01 A Proposed Site Plan 771 L-02 A Location Plan 771 L-03 A Existing Site Plan For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk. Page 217 of 344
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 5 November 2024 Reference No 24/0261/PP Application Type Planning Permission Proposal Erection of holiday lodge Location Site on northern boundary of High Linthills, Linthills Road Lochwinnoch Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Lochwinnoch Community Council Applicant Mr Robert Seaton 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=SBGJHZMWGMN00 This supplementary report should be read together with the original report of handling considered by the Planning and Climate Change Policy Board on 27 August 2024. Appendix 1 details the original report of handling. Background The Planning and Climate Change Policy Board at its meeting on 27 August 2024 considered the attached report of handling and decided to continue the consideration of the report to allow a site visit to take place. The detailed assessment of the proposed development is included in the attached report of handling. Site Visit A site visit took place on 15 October 2024 and those members attending viewed the application site and its surroundings. The site visit was conducted in accordance with the Protocol for Site Visits (22 May 2018) and members attending did not discuss the merits of the proposal. For clarity, the footprint of the proposed lodge at 100 sqm is larger than the previous lodge which was 77 sqm. The ridge line on the proposed lodge is also 0.2m higher than the lodge approved at appeal. Recommendation As detailed in the report of handling which was considered by the Planning and Climate Change Policy Board on 27 August 2024, the application is recommended for approval 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 the development hereby approved shall be used as holiday accommodation only, and shall not be used as permanent residential accommodation. For the purposes of this condition permanent residential accommodation is defined as occupation by the same person or persons continuously for more than 28 days, or cumulatively for more than 84 days in a single calendar year. Item 9(b) PACC051124 Page 219 of 344
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Reason: To define the consent in the interests of protecting the integrity of the Local Development Plan policies on new housing within the green belt. 2. That prior to construction commencing on the structure of the holiday lodge hereby approved, the developer shall submit a scheme of landscaping for the written approval of the Planning Authority. The scheme shall include details of existing trees, shrubs, and hedgerows to be retained (and measures for their protection) and those that are to be felled; a scheme of tree, shrub and hedge planting and grass seeding and/or turfing including compensatory planting for any trees and shrubs removed to accommodate the access and associated visibility splays and planting to screen the existing container on the site which provides the electricity and water supply for the lodge; measures to promote biodiversity gain at the site, the phased implementation of the proposed landscaping, and details of the management and maintenance of landscaped areas. The scheme thereafter approved shall be implemented on site in accordance with the phasing plan, and maintained thereafter in accordance with the maintenance details. Reason: To ensure a suitable landscape strategy is developed for the site in the interests of visual amenity and biodiversity. 3. That prior to construction commencing on the structure of the holiday lodge , the developer shall submit for the written approval of the Planning Authority a plan showing the location of all existing boundary walls, fences, gates, and any other method of enclosure to be retained and those that shall be removed, and the location, design and finish of all proposed boundary walls, fences, gates, and any other method of enclosure. The development shall thereafter be undertaken in accordance with the approved plan. Reason: To ensure a suitable scheme of boundary treatment is developed for the site in the interests of visual amenity. 4. That prior to construction commencing on the structure of the holiday lodge, the developer shall submit a plan detailing the design of the proposed access for the written approval of the Planning Authority. The plan shall specify the design of the access, its geometry, surfacing, a drainage scheme to prevent surface water discharging onto the public road, any gates and or boundary walls, and the works required to form the required visibility splays. The approved access shall thereafter be implemented on site and the visibility splays formed prior to the holiday lodge being brought into use. The visibility splays shall be maintained thereafter for the life of the development. Reason: To ensure a safe access to the site is formed. 5. That the holiday lodge shall not be occupied or brought into use until the developer provides evidence for the written approval of the Planning Authority which demonstrates sufficient capacity in the private water supply to serve the property. Reason: To ensure the holiday lodge can be serviced and that water supply to other properties is not compromised. 6. That construction of the structure of the holiday lodge hereby approved shall not commence until written approval of: a) a Site Investigation report (characterising the nature and extent of any soil, water and gas contamination within the site); 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 Page 220 of 344
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report prepared in accordance with current authoritative technical guidance, has been provided by the Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. 7. Prior to occupation of the holiday lodge: a) a Verification Report confirming completion of the works specified within the approved Remediation Strategy and Implementation Plan; and/or b) where remediation works are not required but soils are to be imported to site, a Verification Report confirming imported materials are suitable for use shall be submitted to the Planning Authority and approved in writing. Reason: To demonstrate that works required to make the site suitable for use have been completed. 8. That prior to construction commencing on the structure of the holiday lodge hereby approved, the developer shall first provide a specification detailing the design, colour, and texture of all finishing materials to be used on the lodge and all energy efficiency measures to be employed within the design and construction of the lodge shall be submitted for the written approval of the Planning Authority. Only the approved details shall thereafter be used in the development of the site. Reason: To ensure that the proposed finishing materials are suitable for use in the interests of visual amenity. 9. That prior to the holiday lodge being occupied or brought into use, the developer shall submit for the written approval of the Planning Authority a strategy for the management and disposal of all foul and surface water at the site. The approved strategy shall thereafter be implemented on site prior to the holiday lodge being occupied or brought into use, and shall be maintained thereafter for the duration that the lodge is occupied or in use to the satisfaction of the Planning Authority. Reason: To ensure all foul and surface water is managed sustainably in the interests of pollution control. Advisory Note(s) 1. It should be noted that with the addition of the holiday lodge development to the private water supply the supply will come under the control of The Water Intended for Human Consumption (Private Supplies) (Scotland) Regulations 2017 and to comply with the requirements of the regulations. As such the water supply will require to be sampled and risk assessed prior to use of the lodge and thereafter on an annual basis with all associated costs passed to the applicant. 2. The property will require a license to operate as a short term let. The applicant should apply to the Licensing section of Renfrewshire Council. More information on this is available from the council's website. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title 23.259.01 (003) A Site Plan Proposed 23.259.02 (001) A Floor Plan and Elevations Page 221 of 344
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2310979-1 A Impression 23.259.01 (002) Site Plan as Existing 23.259.01 (001) Location Plan For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk. Page 222 of 344
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APPENDIX 1 Report by Chief Planning Officer Planning and Climate Change Policy Board: 27 August 2024 Reference No 24/0261/PP Application Type Planning Permission Proposal Erection of holiday lodge Location Site on Northern Boundary of High Linthills Linthills Road Lochwinnoch Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Lochwinnoch Community Council Applicant Mr Robert Seaton 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=SBGJHZMWGMN00 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 would normally fall within the Council's scheme of delegation to be determined by an appointed officer. However, a request was submitted by Cllr Andy Doig, Cllr Chris Gilmour and Cllr Gillian Graham, within 21 days of the application appearing on the weekly list, that the matter be removed from the scheme of delegation for determination by the Board due to the application being viewed as controversial in the eyes of the local community. Proposal This application seeks planning permission for the erection of a holiday lodge at High Linthills. Access is via Linthills Road, with the lodge positioned on higher ground above the road which bounds the site to the south. Proposed parking arrangements include provision for two spaces adjacent to the site access, and two spaces on the higher ground adjacent to the lodge. The proposed lodge has a rectangular footprint of approx. 100 square metres (including the canopy overhang). It incorporates a dual pitched roof which measures 2.65m in height at the eaves and 4.5m at the ridge. The lodge is clad in cedar cladding with a brick base course, timber window frames and a slate roof. There is provision for six solar panels to be fitted to the roof plane on the rear elevation. The site layout also includes a container which will be used in connection with the water and electricity supply to the lodge. The container, which is already positioned at the site, will be located to the rear of the lodge. It measures 3m in length by 2.4m in width by 2.6m in height. Site Description The site is located at the north western end of Linthills Road and comprises of grassland with a rocky outcrop towards the north western boundary. The site is currently accessed from Linthills Road which bounds the site to the south. The southern boundary is defined by a hedge and trees along the road edge. There are neighbouring residential properties approx. 35m to Page 223 of 344
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the south of the access. To the east the site is bound by a strip of woodland, with rolling grassland to the north and west. The access track which connects the site to Linthills Road has already been formed, as has the hard standing area upon which the lodge would be positioned. A post and wire fence has also been erected along the edge of the access track and the hard standing area, with conifer trees also planted along the edge of the access track in conjunction with the post and wire fence. It is noted that a holiday lodge was previously approved at this location via appeal (application ref: 20/0195/PP). For the purposes of this application the lodge is in the same position as the previous application. It is also of a comparable design and external finish. However, the footprint of the proposed lodge at 100 sqm is larger than the previous lodge which was 77 sqm. The ridge line on the proposed lodge is also 0.2m higher than the lodge approved at appeal. 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 not taken place in this instance. Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: No changes have been negotiated. Site History Application No: 20/0195/PP Description: Erection of holiday lodge Decision: Refused. Appeal sustained. Consultations Environment, Housing & Infrastructure (Env. Protection) - No objection subject to conditions relating to provision of evidence demonstrating capacity within the private water supply, and the requirement for a site investigation. Advisory notes also recommended with respect to the private water supply coming under the control of The Water Intended for Human Consumption (Private Supplies) (Scotland) Regulations 2017 and the requirement to comply with the requirements of the regulations, and that the property will require a license to operate as a short term let. Chief Executive's Service (Roads Development) – No objection subject to conditions relating to provision of sightlines of 2.4m x 35m to be provided from the centre of the access in either direction with no obstruction to visibility above 1.05m above carriageway level, and that the access shall be constructed to ensure no surface water/ loose chippings are discharged/ carried out onto the public road. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: Page 224 of 344
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Object - 2 Support - 0 Neutral – 0 The points of objection raised in the letters can be summarised below. 1. The previous application was refused on environmental grounds, and included removal of 6m of woodland over which the applicant had no control. 2. Implementation of the access requires the removal of 10-12 mature trees. These should be replaced with full standard trees. 3. The proposed access is incomprehensible. The original field track entrance would be preferable. 4. The lodge now requires 4 parking spaces. 5. The orientation of the lodge requires explanation, with the patio area orientated to face the excavated rock face. 6. Discrepancy in land ownership. 7. Adequacy of private water supply to serve the proposed development and existing properties. 8. The reporter did not manage to visit the site for the appeal. 9. There is no landscaping plan or biodiversity plan submitted with the application. 10. Electricity supply is also at capacity. 11. Drainage and issues with surface water run off. 12. Linthills Road is not suitable to serve the development. It is narrow and in poor condition. 13. If the application is approved it should carry the same conditions as the previous application, and the application should be passed to the planning committee to determine. 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 8 – Green belts Policy 14 – Design, quality and place Policy 20 – Blue and green infrastructure Policy 22 – Flood risk and water management Policy 29 – Rural development Policy 30 - Tourism Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Policy ENV1 – Green Belt Policy E4 – Tourism Policy I3 - Flooding and Drainage Policy I7 - Zero and Low Carbon Buildings Page 225 of 344
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New Development Supplementary Guidance Delivering the Environment Strategy – Green Belt and Regional Parks Delivering the Economic Strategy - Tourism Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance Renfrewshire’s Tourism Plan 2024-2027 Submitted Reports and Assessments In assessing and reporting on a planning application the Council is required to provide details of any report or assessment submitted as set out in Regulation 16, Schedule 2, para 4(c) (i) to (iv) of the Development Management Regulations. No reports or assessments were submitted in support of the application. Scottish Ministers Direction In determining a planning application, the Council is required to provide details of any Direction made by Scottish Ministers under Regulation 30 (Directions requiring consultation), Regulation 31 (Directions requiring information), Regulation 32 (Directions restricting the grant of planning permission) and Regulation 33 (Directions requiring consideration of condition) of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, or under Regulation 50 (that development is EIA development) of The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. None. Planning Assessment Section 25 of the Town and Country Planning (Scotland) Act requires decisions on planning applications to be made in accordance with the Development Plan. Material considerations applicable to the proposal also require to be taken into consideration, including site history. As noted above a holiday lodge has previously been granted planning permission at this location. Planning permission 20/0195/PP was granted via appeal and remains live until January 2025. In assessing the appeal, the appointed reporter concluded that the development does not conflict with the criteria set out in the supplementary guidance for new tourist facilities, and for development in the green belt and in the regional park. The development therefore satisfies the requirements of policies ENV1 and E4 of the LDP. In view of the above it is considered that the principle of the proposed development has been established in accordance with policies ENV1 and E4 and it is not considered necessary to reassess the principle of the development with regard to these policies. The key considerations within the assessment are therefore the detailed assessment criteria within these policies and the associated supplementary guidance, and the relevant policies within NPF4 which now also form part of the development plan. With regard to the green belt development criteria within the new development supplementary guidance, there will be no loss of prime quality agricultural land or agricultural land of lesser quality that is locally important. There will be no adverse impacts on wild land. The proposed access to the site reflects the location of the access approved under the appeal associated with planning application 20/0195/PP. The Roads Development officer has not objected to the access subject to conditions regarding provision of visibility splays, and Page 226 of 344
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surfacing of the access road to ensure no loose chippings or surface water is discharged onto the public road. No concerns have been raised with regard to the suitability of High Linthills Road to accommodate the development. The proposed access is positioned to the west of the existing access. The formation of the new access will include removal of a section of boundary wall and some trees. To ensure these alterations are implemented sensitively conditions are proposed which would require compensatory replanting of the trees and reinstatement of the boundary wall where the original access will be closed up. The net result of the development would therefore be to move the access slightly to the west. Compensatory planting would also be sought for any trees that are removed to form the sight lines. It is not anticipated that the development would give rise to any significant effects on public water supply and the water environment from any pollution risk. The development will not have a significant impact on any active travel routes or access to open space, and is linked to the green network via High Linthills Road. The lodge will be positioned in the same location as the lodge approved under the appeal associated with planning application 20/0195/PP. The orientation of the lodge has been amended so that the canopy overhang is now orientated to the south (as opposed to the original submission whereby the overhang was orientated to the north). The orientation as now proposed does not raise any issues with respect to overlooking of the neighbouring properties given the separation distance between the neighbours to the south and the site, and the intervening trees and vegetation which form a screen. While the building occupies higher ground within the site, it will be screened from view to the north by the rocky outcrop, and from views to the east by the existing strip of woodland. The southern boundary of the site is defined by tree and hedge planting which provides some existing screening to the site as viewed from Linthills Road. Additionally, the proposed timber design is considered to be suitable to the location. While the proposed lodge has a slightly larger footprint in comparison to the previous approval, it is not considered to be of a scale that will significantly impact local landscape character or visual amenity both individually and cumulatively. Landscaping proposals will be requested via condition. This will include a requirement to demonstrate biodiversity gain, to compensate for trees that are removed to accommodate the access, to reinforce the existing boundary treatment where necessary, and to ensure additional planting and boundary treatments are appropriate. Environmental Protection have requested a condition that would require the applicant to demonstrate that there is capacity within the private water supply to serve the development. This requirement is also set out within part d) of NPF4 policy 22. With regard to other utilities, it is noted that there is an existing container at the site which would provide the lodge with electricity and water supply. The applicants have advised that the container will be screened with suitable boundary treatment and planting. This can be managed via condition. For discharge of foul water, the applicants advise that a sewerage tank position has been excavated, and a new treatment plant will be provided thereafter with treated water ultimately discharging to a soakaway in an adjacent field. A condition requiring submission of further details is recommended. It is also noted that this type of foul water treatment system is regulated by SEPA to prevent pollution. Page 227 of 344
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It is not anticipated that there will be a significant detrimental effect on identified nature conservation interests including species and habitats. It is noted that the hard surface where the lodge would be located, and the associated access road have already been formed. There has been no breach of planning control as the existing consent for a lodge at this site has not lapsed. A row of conifer trees has also been planted along the edge of the access track. The trees removed to accommodate the access and the visibility splays will be compensated for via the submission of a landscape strategy for the site. In view of the above, it is considered that the development complies with Policy ENV1 and the green belt development criteria. As noted above the development is considered to comply with policy E4 in principle with regard to the site specific locational need. A holiday lodge has previously been approved in this location via application 20/0195/PP, and it was noted by the reporter assessing the appeal that such a development in the Clyde Muirshiel Regional park would be attractive to tourists. The development will complement existing tourist facilities, and strengthen the attraction of Renfrewshire to a range of visitors. The Lochwinnoch area has several tourist facilities including those associated with Clyde Muirshiel Regional Park and nearby Castle Semple Visitor Centre. The proposal will complement these facilities by offering accommodation that will allow visitors to stay in the area. It is noted that the Council’s Tourism Plan aims to grow opportunities around outdoor activities, the natural environment, and historic villages. An outcome of this is to increase the capacity to attract and accommodate visitors. The siting, scale and layout of the development is considered to be proportionate to the site. Environmental Protection have not raised any concerns with respect to statutory nuisances such as noise. It is considered that the development would be compatible with surrounding land uses in this regard. With respect to the New Development Supplementary Guidance on tourism developments, the development will add to the attraction of Renfrewshire as a visitor destination by providing additional tourist accommodation to complement existing facilities in the area. A condition is recommended to ensure the lodge is not occupied on a full time basis as permanent residential accommodation. This condition was also applied to the appeal decision for the previous application 20/0195/PP. There will not be a significant detrimental impact on visual amenity, the built heritage or natural heritage interests. The design and external finish of the lodge is appropriate for the location. The development is compatible with neighbouring land uses. There will not be a significant adverse impact on the natural environment, and as noted above a landscape strategy will be sought via condition to ensure appropriate compensatory planting and biodiversity gain is delivered at the site. The applicant will be required to demonstrate that there is suitable capacity within the private water supply as per the consultation response from Environmental Protection. Matters relating to other utility connections have been addressed above. Roads Development have not raised any concerns with respect to the capacity of the road network to accommodate the development. Page 228 of 344
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The site connects to active travel routes and the wider green network via High Linthills Road. The proposed development has been amended to incorporate solar panels into the design. In view of the above it is considered that the development complies with Policy E4 and the New Development Supplementary Guidance on tourism development. As the application site is located within the Clyde Muirshiel Regional Park, it must also be assessed against the New Development Supplementary Guidance on Regional Parks. The relevant guidance indicates that tourism uses will be permitted within the regional park where they will bring social or economic benefits. While the development is of a small scale it will contribute to the overall mix of tourism accommodation within the area. The Council’s Tourism Plan seeks to build capacity in the area for tourism growth, and the development will contribute towards this objective. It is not anticipated that there will be a significant detrimental impact on nature conservation, landscape character or heritage. The development will not cause significant conflict with neighbouring land uses with respect to matters which can be controlled by the Planning Authority. The proposed building is appropriate to its surroundings with respect to design and materials, and there will be no significant impact on the visual amenity of the area. Finally, the development does not prevent or diminish existing recreational access to the surrounding area. In view of the above, it is considered that the development complies with the relevant policies and guidance set out within the LDP. With regard to NPF4, Policy 8 states that tourism uses will be supported within the green belt. The site-specific locational need for the development has been accepted as per the above assessment. The purpose of the green belt will not be undermined. The proposal is of an acceptable scale and external appearance and is compatible with the surrounding landscape character. There will be no significant long-term impact on the environmental quality of the green belt. Policy 29 states that development proposals that contribute to the viability, sustainability and diversity of rural communities and the local rural economy will be supported. The development could bring economic benefit through the provision of tourist accommodation which would allow tourists to stay in the local area. Though this is unlikely to be significant given the scale of the development. It is considered that the development is suitably scaled, sited, and designed to be in keeping with the character of the area. Policy 30 states that development proposals for new tourist facilities or accommodation will be supported in areas identified in the LDP. The proposal is considered to comply with the LDP as noted in the above assessment. This includes the site-specific locational justification. Proposals for tourism related development must thereafter take into account a number of criteria. It is acknowledged that the development could bring economic benefit through the provision of tourist accommodation which would allow tourists to stay in the local area. The nature and scale of the development is compatible with the surrounding area. Page 229 of 344
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The development will not have a detrimental impact on the local community by hindering the provision of homes and services. Matters relating to utility supplies have been addressed above. Roads Development have made no objection with regard to parking and traffic generation, and the suitability of the local road network to accommodate the development. The applicant has advised that the proposed lodge complies with disabled ambulant access provisions. The development has been amended to incorporate solar panels into the design. The development would improve access to the natural environment by providing tourist accommodation within the Clyde Muirshiel Regional Park. With regard to policies 3 and 6, the developer will be required to compensate for the removal of the trees to accommodate the site access. The landscape strategy which demonstrates this compensation shall also require to include a biodiversity strategy to ensure biodiversity net gain. The development is considered to be of an acceptable design and incorporates materials that are suitable for use at this location. It is acceptable with regard to its impact on the place as set out within Policy 14. The development complies with Policy 20 in that it is compatible with the uses, natural habitats and character of the regional park. Finally with regard to policies 1 and 2 the development is not considered to raise significant implications with regard to the global climate and nature crisis. Appropriate compensatory planting and biodiversity gain will be sought as part of the development. Solar panels have been incorporated into the design of the lodge to reduce the carbon emissions associated with the development through the generation of renewable energy. In view of the above, it is considered that the development complies with NPF4. In response to the points raised in the letters of representation. 1 – The previous application was subsequently granted at appeal. It is considered that conditions can be used to ensure the environmental impact of the development is mitigated primarily through compensatory planting of trees that require to be felled to accommodate the access. 2 - Replacement trees will be required via condition. 3 – The proposed access has been approved by Roads Development subject to conditions relating to sight lines and the surfacing of the access. 4 – Four car parking spaces have been proposed to ensure the lodge is accessible given the gradient of the access track. Vehicles can therefore park at the bottom of the access track if required. 5 – The orientation of the lodge is discussed in the foregoing assessment. Page 230 of 344
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6 – Matters relating to land ownership are a separate legal matter and not material to the assessment of the planning application. 7 – A condition will be used to require the developer to demonstrate adequacy within the private water supply before the lodge can be brought into use. 8 – The appeal decision notice advises that the reporter did undertake a site inspection. 9 – Landscaping and biodiversity plans will be sought via condition. 10 – Capacity within the electricity grid is a matter for the developer to discuss with SPEN and would not be an impediment to the determination of a planning application. 11 – Roads Development have requested a condition to ensure that no surface water or loose chippings are discharged or carried out onto the public road. 12 – Roads Development have not raised any concern over the suitability of Linthills Road to accommodate the development. 13 – The conditions that were attached to the appeal decision would be reapplied in this instance, and the application will be determined by the Planning and Climate Change Policy Board. 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 the development hereby approved shall be used as holiday accommodation only, and shall not be used as permanent residential accommodation. For the purposes of this condition permanent residential accommodation is defined as occupation by the same person or persons continuously for more than 28 days, or cumulatively for more than 84 days in a single calendar year. Reason: To define the consent in the interests of protecting the integrity of the Local Development Plan policies on new housing within the green belt. 2. That prior to construction commencing on the structure of the holiday lodge hereby approved, the developer shall submit a scheme of landscaping for the written approval Page 231 of 344
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of the Planning Authority. The scheme shall include details of existing trees, shrubs, and hedgerows to be retained (and measures for their protection) and those that are to be felled; a scheme of tree, shrub and hedge planting and grass seeding and/or turfing including compensatory planting for any trees and shrubs removed to accommodate the access and associated visibility splays and planting to screen the existing container on the site which provides the electricity and water supply for the lodge; measures to promote biodiversity gain at the site, the phased implementation of the proposed landscaping, and details of the management and maintenance of landscaped areas. The scheme thereafter approved shall be implemented on site in accordance with the phasing plan, and maintained thereafter in accordance with the maintenance details. Reason: To ensure a suitable landscape strategy is developed for the site in the interests of visual amenity and biodiversity. 3. That prior to construction commencing on the structure of the holiday lodge , the developer shall submit for the written approval of the Planning Authority a plan showing the location of all existing boundary walls, fences, gates, and any other method of enclosure to be retained and those that shall be removed, and the location, design and finish of all proposed boundary walls, fences, gates, and any other method of enclosure. The development shall thereafter be undertaken in accordance with the approved plan. Reason: To ensure a suitable scheme of boundary treatment is developed for the site in the interests of visual amenity. 4. That prior to construction commencing on the structure of the holiday lodge, the developer shall submit a plan detailing the design of the proposed access for the written approval of the Planning Authority. The plan shall specify the design of the access, its geometry, surfacing, a drainage scheme to prevent surface water discharging onto the public road, any gates and or boundary walls, and the works required to form the required visibility splays. The approved access shall thereafter be implemented on site and the visibility splays formed prior to the holiday lodge being brought into use. The visibility splays shall be maintained thereafter for the life of the development. Reason: To ensure a safe access to the site is formed. 5. That the holiday lodge shall not be occupied or brought into use until the developer provides evidence for the written approval of the Planning Authority which demonstrates sufficient capacity in the private water supply to serve the property. Reason: To ensure the holiday lodge can be serviced and that water supply to other properties is not compromised. 6. That construction of the structure of the holiday lodge hereby approved shall not commence until written approval of: c) a Site Investigation report (characterising the nature and extent of any soil, water and gas contamination within the site); and, if remedial works are recommended therein d) a Remediation Strategy and Implementation Plan identifying the proposed methods for implementing all remedial recommendations contained with the site investigation report prepared in accordance with current authoritative technical guidance, has been provided by the Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. Page 232 of 344
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7. Prior to occupation of the holiday lodge: b) a Verification Report confirming completion of the works specified within the approved Remediation Strategy and Implementation Plan; and/or b) where remediation works are not required but soils are to be imported to site, a Verification Report confirming imported materials are suitable for use shall be submitted to the Planning Authority and approved in writing. Reason: To demonstrate that works required to make the site suitable for use have been completed. 8. That prior to construction commencing on the structure of the holiday lodge hereby approved, the developer shall first provide a specification detailing the design, colour, and texture of all finishing materials to be used on the lodge and all energy efficiency measures to be employed within the design and construction of the lodge shall be submitted for the written approval of the Planning Authority. Only the approved details shall thereafter be used in the development of the site. Reason: To ensure that the proposed finishing materials are suitable for use in the interests of visual amenity. 9. That prior to the holiday lodge being occupied or brought into use, the developer shall submit for the written approval of the Planning Authority a strategy for the management and disposal of all foul and surface water at the site. The approved strategy shall thereafter be implemented on site prior to the holiday lodge being occupied or brought into use, and shall be maintained thereafter for the duration that the lodge is occupied or in use to the satisfaction of the Planning Authority. Reason: To ensure all foul and surface water is managed sustainably in the interests of pollution control. Advisory Note(s) 1. It should be noted that with the addition of the holiday lodge development to the private water supply the supply will come under the control of The Water Intended for Human Consumption (Private Supplies) (Scotland) Regulations 2017 and to comply with the requirements of the regulations. As such the water supply will require to be sampled and risk assessed prior to use of the lodge and thereafter on an annual basis with all associated costs passed to the applicant. 2. The property will require a license to operate as a short term let. The applicant should apply to the Licensing section of Renfrewshire Council. More information on this is available from the council's website. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title 23.259.01 (003) A Site Plan Proposed 23.259.02 (001) A Floor Plan and Elevations 2310979-1 A Impression 23.259.01 (002) Site Plan as Existing 23.259.01 (001) Location Plan Page 233 of 344
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For further information please contact James Weir, Development Standards Team, Email: james.weir@renfrewshire.gov.uk Page 234 of 344
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 5 November 2024 Reference No 24/0316/PP Application Type Planning Permission Proposal Conversion of vacant nursing home to form 17 flats with associated parking and landscaping. Location Priory Park Nursing Home, 19 - 21 Main Road, Paisley Ward 4 - Paisley Northwest Community Council Paisley West and Central Community Council Applicant P Zace PZ Investments Limited 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=SCWKVOMWHAQ00 This supplementary report should be read together with the original report of handling considered by the Planning and Climate Change Policy Board on 27 August 2024. Appendix 1 details the original report of handling. Background The Planning and Climate Change Policy Board at its meeting on 27 August 2024 considered the attached report of handling and decided to continue the consideration of the report to allow a site visit to take place. The detailed assessment of the proposed development is included in the attached report of handling. Site Visit A site visit took place on the 15 October 2024 and those members attending viewed the application site and its surroundings. The site visit was conducted in accordance with the Protocol for Site Visits (22 May 2018) and members attending did not discuss the merits of the proposal. For clarity, the proposed development has a parking shortfall of two spaces however it is considered that the proposed development is capable of positive consideration given the site is within walking distance to the A761 and George Street which have direct links to the town centre, while on street parking could be accommodated should the need arise. Recommendation As detailed in the report of handling which was considered by the Planning and Climate Change Policy Board on 27th August 2024, the application is recommended for approval 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 before any development of the site commences, a scheme of landscaping, for the site, shall be submitted to, and approved by, the Planning Authority; the scheme shall include: a) details of any earth moulding and hard landscaping, grass seeding and turfing; Item 9(c) PACC051124 Page 235 of 344
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b) a scheme of tree and shrub planting, incorporating details of the number, variety and size of trees and shrubs to be planted; c) details of the phasing of these works; d) details on how retained trees will be protected through the construction phase and future use of the site. Reason: In the interests of the visual amenity of the area. 2. That the details of the landscaping scheme approved under the terms of condition 1 above 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. 3. That, prior to the commencement of development, a detailed schedule of the proposed external finishes for the flats, together with a plan and schedule of the surface treatments to be used on the roads, parking spaces, hardstandings and footpaths within the site shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, these shall be constructed only in accordance with such details as approved to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interest of the amenity of the area. 4. That prior to the commencement of the development, details of all boundary treatments to be formed shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, all boundary fences and walls, including any retaining walls as may be approved shall be erected prior to the occupation of the flats to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interest of the amenity of the area. 5. That prior to the commencement of the development, details of footpath connections to flat entrances within the site shall be submitted for the written approval of Renfrewshire Council as Planning Authority. For the avoidance of doubt, this shall include footpath levels, retention details and surface finishes. Thereafter, 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 prior to the occupation of the first flat, the footpath along the whole length of the site frontage as detailed on approved site plan (P01 Rev B) 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. 7. That prior to the occupation of the first flat, cycle parking shall be provided, details of which shall be submitted to and approved in writing by Renfrewshire Council as Planning Authority. Page 236 of 344
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Reason: To ensure adequate provision for cycle parking. 8. That prior to the commencement of development full details of a waste strategy for the development shall be submitted for the written approval of Renfrewshire Council as Planning Authority. For the avoidance of doubt the strategy shall detail how bins will be emptied and show the bin storage areas and any associated bin stores together with a swept path analysis if bin lorries are to enter the site. Thereafter the waste strategy shall be implemented in accordance with the approved arrangements to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interests of amenity. Advisory Note(s) 1. None Schedule of Plans Determined Drawing Number Revision Drawing/Document Title E01 Location Plan P01 B Proposed Site Layout E02 Lower Ground and Ground Floor Plans as existing E03 First Floor, Second Floor and Roof Plans as Existing E05 Gable Elevations existing E04 Main Elevations as existing P03 First Floor and Second Floor and Roof Plan as proposed P05 Gable Elevations as proposed P02 Lower Ground Floor and Ground Floor as proposed P04 Main Elevations as proposed For further information please contact Fiona Knighton, Development Standards Team, Email: fiona.knighton@renfrewshire.gov.uk Page 237 of 344
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APPENDIX 1 Report by Chief Planning Officer Planning and Climate Change Policy Board: 27 August 2024 Reference No 24/0316/PP Application Type Planning Permission Proposal Conversion of vacant nursing home to form 17 flats with associated parking and landscaping. Location Priory Park Nursing Home, 19 - 21 Main Road, Paisley Ward 4 - Paisley Northwest Community Council Paisley West and Central Community Council Applicant P Zace PZ Investments Limited 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=SCWKVOMWHAQ00 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. Proposal This application seeks the conversion of a vacant nursing home to form 17 flats with associated parking and landscaping at the former Priory Park Nursing Home at 19-21 Main Road, Paisley. The flats would be formed over 4 levels. The development would utilise the existing entrance and exit from Main Road. Existing parking spaces would be utilised as well as additional space created to form a total of 30 spaces. Amenity space would be to the western side of the building and to the rear (north). Any external alterations to the building would be minimal and would mainly relate to windows, doors parking. Bin storage areas would also be positioned along the site frontage in 2 separate areas. Site Description The application site is located within a predominantly residential area to the south of Castlehead High School. The site is located within the Castlehead Conservation Area as identified within the Adopted Renfrewshire Local Development Plan (LDP) and is characterised by substantial Victorian villas set within large gardens with mature trees. The application site comprises of a traditional sandstone villa and a modern 3 storey addition which was previously operated as a nursing home. Castlehead High School is located to the north of the site. There are residential properties to the west and south of the site and a wooded area (within ownership of the applicant) is located immediately to the east 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. Page 238 of 344
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No pre-application discussions have taken place. Site History The planning history for the site is as follows; Application No: 23/0217/PP Description: Conversion of nursing home to form 17 flats with associated parking and landscaping Decision: Withdrawn Application No: 19/0681/PP Description: Conversion of vacant nursing home to form 17 flats with associated parking and landscaping. Decision: Grant subject to conditions Application No: 07/0370/PP Description: Erection of assisted flatted development comprising 13 units. Decision: Refused Application No: 06/0172/PP Description: Erection of 3 storey side/rear extension and erection of 2 storey front/side extension and installation of side window to nursing home. (Amendment to planning consent 05/750/PP) Decision: Grant subject to conditions Application No: 05/0750/PP Description: Erection of three storey extension to the rear of the nursing home to accommodate a store, bathroom and administration office. Decision: Grant subject to conditions Application No: 01/0219/PP Description: Alterations and extension to existing nursing home, including formation of parking. Decision: Grant subject to conditions Application No: 99/0909/PP Description: Erection of residential development comprising 9 sheltered flats and formation of car parking. Decision: Withdrawn Consultations Children's Services – No objection. Chief Executive's Service (Roads Development) – Object on the basis that the footways, lighting and carriageway along Main Road are not in a suitable condition thus making connectivity to the town centre more difficult. Unfortunately, although these are outwith the developers control they require to be brought up to an adoptable standard. Comments are also provided with regards to cycle parking, charging, a Transport Statement and a Bin Statement. There is also a deficit of 2 parking spaces as 28 spaces are required plus 4 visitor spaces. It is noted that the developer has control of the footpath across the site frontage by means of an agreement with interested parties. Environment, Housing & Infrastructure (Env. Protection) – No objections Representations Page 239 of 344
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The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: Object - 11 Support - 0 Neutral – 0 The matters raised in the letters of representation can be summarised as follows. 1. High density development 2. Not in-keeping with conservation area 3. Impact of vehicles on road and road maintenance issues 4. Impact on traffic and traffic safety 5. Length of time to complete building works 6. Impact on adjoining wooded area 7. Impact on utilities 8. Loss of light 9. Loss of trees, tree protection and trees not marked correctly on plan 10. Impact on wildlife 11. Increased waste 12. Poor lit road 13. Lack of open space 14. Increased carbon emissions 15. Impact on privacy 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 14 - Design, quality and place Policy 15 - Local Living and 20 minute neighbourhoods Policy 16 - Quality homes 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 ENV 2 – Natural Heritage Policy ENV3 - Built and Cultural Heritage Policy I1 – Connecting Places Policy I7 – Zero and Low Carbon Buildings Page 240 of 344
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Full details relating to the policies of the LDP can be found online. Supplementary Guidance Delivering the Environment Strategy Delivering the Infrastructure Strategy Delivering the Places Strategy Material Considerations Renfrewshire Council's Residential Design Guide Renfrewshire Planning & Development Tree Policy – 2022 Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) 2019 and associated "Managing Change in the Historic Environment" guidance notes. Submitted Reports and Assessments In assessing and reporting on a planning application the Council is required to provide details of any report or assessment submitted as set out in Regulation 16, Schedule 2, para 4(c) (i) to (iv) of the Development Management Regulations. No reports or assessments have been submitted in support of the application. 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. Policy 9 relates to the reuse of brownfield, vacant and derelict land and empty buildings. The building has been vacant for a number of years and is in a state of disrepair. The proposals would bring the building back into use and provide 17 new dwellings in a residential area. As such, it would comply with this policy. The application site is covered by Policy P1 of the Adopted Renfrewshire Local Development Plan (2021) which states that within uncoloured areas on the Proposals Maps there will be a general presumption in favour of a continuance of the built form. The application site is located within a residential area where housing would be an appropriate use which would contribute towards meeting Renfrewshire's Housing Need and Demand and support Policy P2. 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 Page 241 of 344
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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. It is proposed to remove 4 trees along the southern boundary. However, 7 additional trees would be planted along the southern and eastern boundary. There are no other key landscape features within the site which require assessment. Landscaping for the development would also be provided and details can be considered through the imposition of an appropriate condition. 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 site is located on Main Road, within Castlehead which is in close proximity to George Street, a main route to Paisley town centre, with bus links and Paisley Canal railway station is a 15 min walk. As such, it is considered the site offers suitable sustainable transport options to satisfy Policy 13, 15 and I1. With regards to the Council’s Chief Executive’s Service (Roads Development), Main Road is an existing unadopted road where there are a number of residential properties utilising the road and footpath to access the dwellings. The proposal relates to an existing building which was previously occupied by a nursing home and planning permission has previously been approved for a similar residential development to the one subject to this report. The length of Main Road is outwith the control of the applicant and given the nature of the proposal, it is not possible or proportionate to request an upgrade of the entire length of the carriageway to the A761. A condition to upgrade the footpath along the frontage of the site could be imposed to improve pedestrian access into the site and this is in the control of the applicant through an agreement with interested parties. With regards to the parking shortfall of 2 spaces, as discussed above, the site is walking distance to the A761 and George St which have direct links to the town centre. Cycle parking could also be secured through a planning condition. It is also considered that the carriageway adjacent to the site could accommodate on-street parking should the need arise. For these reasons, it is also not considered necessary to request a Transport Statement. A condition could also be imposed to ensure waste was appropriately managed through the submission of a waste management strategy. Layout and Built Form The residential character of the area has been well established and has a mix of dwelling types. There is a mix of residential scales, with a wide variety in heights and building forms. The proposed development would not introduce a significant physical change to the appearance of the building and would mainly comprise of upgraded windows etc. which would be a welcome improvement to the protection of the character of the conservation area given the building has been vacant for a considerable period. As such it is considered that the development would comply with Policies 7 and ENV3. It is noted that the building was previously used as a nursing home and the layout is on balance, considered acceptable in achieving an acceptable level of amenity for the flats. Page 242 of 344
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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 conservation area. Environment and Community It is proposed to remove 4 trees at the site frontage. However, landscaping is proposed along the site frontage boundary and eastern boundary. New trees would also be planted within the site. An appropriate condition would be attached with respect to landscaping and to secure the additional tree planting. 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. For the reasons discussed above, it is considered that although trees would be removed due to the nature of the works, the proposed landscaping would ensure that appropriate measures would be put in place in relation to biodiversity. Buildings and Design As discussed above, it is considered that the proposed development of the existing building for re-use would improve the character and appearance of the surrounding area and the development would be in an appropriate location in accordance with Policies 14 and 16. It is also considered that the development would ensure the re-use of a visually prominent building within the conservation area and would have a positive impact on the character and appearance of the surrounding area, as such it would comply with Policies 7 and ENV3. The buildings would also have a number of measures to reduce energy use and CO2 emissions including photo voltaic panels etc. in accordance with Policies 1, 2 and I7. In response to the issues raised by the representees ▪ High density development ▪ Not in-keeping with conservation area The application relates to existing buildings which have been vacant for some time and the application does not propose any extensions to increase the footprint of the buildings. As such, it is not considered that the proposal would impact on the built form of the established residential pattern of the surrounding area. The site is within a residential area, development is acceptable in principle. The buildings have a large footprint and have 3 levels including attic space which could accommodate conversion to flats to facilitate the re-use of the vacant building. As such, it is considered that the re-use of this vacant building would have a positive impact on the character and appearance of the conservation area. ▪ Impact of vehicles on road and road maintenance issues ▪ Impact on traffic and traffic safety The proposed development relates to an existing building where the previous use as a nursing home would have generated a number of vehicular trips. The site is located within a residential area where there are a number of residential properties already utilising the unadopted road. It is considered that due to the nature of the proposal, the development would not unacceptably impact on the surrounding road network, given the site’s previous use. The issue of upkeep of the private road is a separate legal matter for the parties with an interest in the road and footpaths. Although the Council’s Chief Executive's Service (Roads Development) have raised issues with regards to upgrading the footpath frontages etc. concerns have not been raised with respect to road safety. Page 243 of 344
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▪ Length of time to complete building works The development relates to a conversion of an existing building within a residential area. The time taken to complete the development would not be a material planning consideration. ▪ Impact on adjoining wooded area It is not proposed to develop the wooded area. Additional planting is also proposed in this area, details of which can be secured via an appropriate condition. ▪ Impact on utilities The development relates to an existing building where there would be existing utilities. ▪ Loss of light It is not considered that the development would have any significant additional impact on light to dwellings within the vicinity to that existing. ▪ Loss of trees, tree protection and trees not marked correctly on plan It is proposed to remove 5 trees at the site frontage. However, mature trees would be retained and 8 new trees are proposed. Landscaping is proposed along the site frontage boundary and eastern boundary. An appropriate condition would be attached with respect to landscaping. ▪ Impact on wildlife There are no specific designations relating to wildlife covering the site. Furthermore, the proposal does not represent any significant physical development, other than the formation of parking spaces. However, the developer must consider any protected species that may be present when developing the site and best practice should be followed. ▪ Increased waste It is not considered that the development would result in a significant increase in waste from its previous use as a nursing home where a waste collection regime would have been in operation. It is considered appropriate to attach a condition to request details of a waste strategy for the development. ▪ Poor lit road As discussed, the Main Road is an unadopted road that currently serves a number of existing residential properties. The proposed development would utilise an existing building which was previously occupied as a nursing home where there would have been a number of vehicular trips associated with this use. Any upgrade to the road and lighting would be a private matter for the developer and other interested parties. ▪ Lack of open space There would be amenity space to the rear of the flatted properties and also to the north west corner of the site which is considered to be proportionate to a development of this nature. ▪ Increased carbon emissions Page 244 of 344
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It is considered that the re-use of an existing building would be more sustainable than a new build and introduce the opportunity to improve the fabric of the building. It would be more energy efficient through improved heating systems, replacement windows and photovoltaic panels etc. ▪ Impact on privacy It is not considered that the proposal would have a detrimental impact on privacy of adjacent properties. No new windows would be introduced. For the reasons set out above, it is considered that the proposal would be acceptable, the re- use of the building would have a positive impact on Castlehead Conservation Area and would accord with the relevant provisions of the Development Plan. 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 before any development of the site commences, a scheme of landscaping, for the site, shall be submitted to, and approved by, the Planning Authority; the scheme shall include: (a) details of any earth moulding and hard landscaping, grass seeding and turfing; (b) a scheme of tree and shrub planting, incorporating details of the number, variety and size of trees and shrubs to be planted; (c) details of the phasing of these works; (d) details on how retained trees will be protected through the construction phase and future use of the site. Reason: In the interests of the visual amenity of the area. 2. That the details of the landscaping scheme approved under the terms of condition 1 above 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. Page 245 of 344
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Reason: In the interest of the visual amenity of the area. 3. That, prior to the commencement of development, a detailed schedule of the proposed external finishes for the flats, together with a plan and schedule of the surface treatments to be used on the roads, parking spaces, hardstandings and footpaths within the site shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, these shall be constructed only in accordance with such details as approved to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interest of the amenity of the area. 4. That prior to the commencement of the development, details of all boundary treatments to be formed shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, all boundary fences and walls, including any retaining walls as may be approved shall be erected prior to the occupation of the flats to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interest of the amenity of the area. 5. That prior to the commencement of the development, details of footpath connections to flat entrances within the site shall be submitted for the written approval of Renfrewshire Council as Planning Authority. For the avoidance of doubt, this shall include footpath levels, retention details and surface finishes. Thereafter, 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 prior to the occupation of the first flat, the footpath along the whole length of the site frontage as detailed on approved site plan (P01 Rev B) 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. 7. That prior to the occupation of the first flat, 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. 8. That prior to the commencement of development full details of a waste strategy for the development shall be submitted for the written approval of Renfrewshire Council as Planning Authority. For the avoidance of doubt the strategy shall detail how bins will be emptied and show the bin storage areas and any associated bin stores together with a swept path analysis if bin lorries are to enter the site. Thereafter the waste strategy shall be implemented in accordance with the approved arrangements to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interests of amenity. Advisory Note(s) Page 246 of 344
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2. None Schedule of Plans Determined Drawing Number Revision Drawing/Document Title E01 Location Plan P01 B Proposed Site Layout E02 Lower Ground and Ground Floor Plans as existing E03 First Floor, Second Floor and Roof Plans as Existing E05 Gable Elevations existing E04 Main Elevations as existing P03 First Floor and Second Floor and Roof Plan as proposed P05 Gable Elevations as proposed P02 Lower Ground Floor and Ground Floor as proposed P04 Main Elevations as proposed For further information please contact Fiona Knighton, Development Standards Team, Email: fiona.knighton@renfrewshire.gov.uk. Page 247 of 344
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 5 November 2024 Reference No 23/0565/PP Application Type Planning Permission Proposal Erection of 25 retirement flats with communal facilities and the conversion of c listed former chapel into 5 retirement flats with associated roads, parking and landscaping. Location St Joseph's Nursing Home, Kilbirnie Road, Lochwinnoch Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Lochwinnoch Community Council Applicant Sitepride Ltd Recommendation Grant subject to conditions All plans, reports, documents and representations relating to this application can be viewed in full online at https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=documents&keyVal=S29ITUMWKHT00 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. Proposal This application seeks planning permission for the erection of 25 retirement flats and the conversion of a vacant C listed chapel to form an additional 5 retirement flats with associated parking and landscaping at the former St Joseph’s Missionary College and Nursing Home site, on Kilbirnie Road (A760), Lochwinnoch. The proposed development would comprise a three-storey building accommodating 25 flats on the approximate footprint of the former dormitory building, to the north of the chapel and for the refurbishment of the chapel to create a further 5 flats. The building would incorporate 14 two bed flats and 11 one bed flats and would be similar in height, scale, and massing to the former buildings which previously occupied the site. The elevation to the front would be of domestic scale with a combination of masonry elements in two finishes and a mixture of gable ends and parapet roofs of varying ridge heights. The external materials would comprise split face textured buff cast stone blockwork with buff brickwork gable bays and grey roof tiles with feature aluminium cladding to windows and balconies in dark olive-green colour. The material palette has been selected to reflect and complement the chapel building. A walled garden including a tower feature to the west of these buildings would be fully restored to act as an open space amenity area for use by residents. Car parking is to the front and side of the development which will include accessible/disabled spaces and double electric vehicle charging points. Access would be as existing which is by way of a private single tarmacked road from the Kilbirnie Road (A760). The access road would be upgraded to incorporate a footpath on its northern side which would link with existing footpath provision on the A760 providing improved pedestrian access to the village. The properties proposed are earmarked for retirement purposes and as such marketed exclusively to over 55s. Site Description Item 9(d) PACC051124 Page 249 of 344
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The application site extends to 1.98 hectares and is located on the southwestern edge of Lochwinnoch. Immediately to the north, the application site is bounded by a series of single storey buildings forming the Forest View Primary School beyond which Corsefield Road links back to Lochwinnoch. Further to the northeast there is an area of open land which is currently the subject of a planning application for residential development (19/0766/PP). To the east are landscaped grounds under the ownership of the applicant which extend to the A760 Kilbirnie Road and comprise mature woodland and shrub planting. To the south is an area of open land, also under the ownership of the applicant which extends to Auchenhean Road. The site lies within the southern boundary of the Clyde Muirshiel Regional Park The site originally accommodated an early 19th century mansion house known as Garthland House. This was sold in 1935 to the Mill Hill Foreign Missionary Society when it became the St Joseph’s College for Missionaries. At that time the house was extended to the north with the addition of a three-storey dormitory block and further extended in 1943 with the addition of a chapel. The seminary closed in 1985 and a Nursing Home use was established. The Nursing Home closed in 2005 and the buildings have since seen a rapid deterioration being subject to vandalism, theft and arson rendering them unsafe and requiring selective demolition. Currently, only the Dormitory Block and Chapel, both C listed, remain standing both in poor condition. Due to its severely compromised condition, listed building consent was granted for the demolition of the Dormitory block in 2020. The chapel building is in slightly better condition albeit identified as a Building at Risk in the Buildings at Risk Register for Scotland. The western part of the application site comprises a former walled garden and tower feature, associated with the original dwelling which existed on the site (Garthland House). The walled garden is elevated relative to the ground on which the chapel and former dormitory building stand. The garden has not been maintained for many years and is also in a poor state of repair. 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. No pre-application discussions have taken place. Negotiated Improvements Changes to the proposal have been negotiated including improved parking provision, and pedestrian connections from the site to village and station. Site History The planning history for the site is as follows; Application No: 23/0566/LB Description: Alterations and conversion of former chapel building to form 5 retirement flats. Decision: Under consideration Application No: 20/0813/LB Description: Demolition of C listed dormitory block. Decision: Grant subject to conditions Application No: 13/0007/PP Description: Conversion of existing building to form 30 flats and selective demolition of outbuildings, upgrading of access roads, car parking and associated Page 250 of 344
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landscaping. (amendment to Condition No. 1 of 07/0724/PP to extend the time period of consent) Decision: Withdrawn Application No: 13/0011/LB Description: Vary condition one of previous application 07/0724/PP to extend the time period of consent. Decision: Withdrawn Application No: 07/0725/LB Description: Conversion of existing building to form 30 flats and selective demolition of outbuildings, upgrading of access roads, car parking and associated landscaping. Decision: Grant subject to conditions Application No: 07/0724/PP Description: Conversion of existing building to form 30 flats and selective demolition of outbuildings, upgrading of access roads, car parking and associated landscaping. (NEW HOUSING DEVELOPMENT) Decision: Grant subject to conditions Application No: 95/0509/PP Description: Erection of new office buildings. Decision: Grant subject to conditions Application No: 94/0838/LB Description: Subdivision of existing multi bedrooms and wards to form single bedrooms. Decision: Withdrawn Application No: 03/0709/PP Description: Construction of a 7/8 bedroom residential care home, extension to existing access and formation of parking. Decision: Grant subject to conditions Application No: 02/0905/PP Description: Demolition of existing wing of nursing home and erection of new building to form extension to existing nursing home. Decision: Grant subject to conditions Consultations Chief Executive's Service (Roads Development) – No objection subject to conditions, including upgrading of parking provision, pedestrian linkages to village and station and sightlines. These issues can be covered by a condition attached to any grant of planning permission. Environment, Housing & Infrastructure (Env. Protection) – No objection subject to conditions requiring the submission of Site Investigations, Remediation Strategy and implementation Plans prior to the commencement of development and Verification Reports prior to occupation. Scottish Water – No objection. Childrens Services (Education) – No objection. Page 251 of 344
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SEPA - No objection. Flooding/Drainage Consultants – No objection subject to compliance with drainage and Flooding Strategy Reports. 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 crises Policy 2 - Climate mitigation and adaptation Policy 3 – Biodiversity Policy 4 – Natural Places Policy 6 – Forestry, woodland and trees Policy 7 - Historic assets and places Policy 8 – Green Belt Policy 9 - Brownfield, vacant and derelict land and empty buildings Policy 14 - Design, quality and place Policy 15 - Local Living and 20 minute neighbourhoods Policy 16 - Quality homes 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 ENV 2 – Natural Heritage Policy ENV3 - Built and Cultural Heritage Policy I1 – Connecting Places Policy I7 – Zero and Low Carbon Buildings Full details relating to the policies of the LDP can be found online. Supplementary Guidance Delivering the Environment Strategy Delivering the Infrastructure Strategy Delivering the Places Strategy Material Considerations Renfrewshire Council's Residential Design Guide Renfrewshire Planning & Development Tree Policy – 2022 Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) 2019 and associated "Managing Change in the Historic Environment" guidance notes. Submitted Reports and Assessments Page 252 of 344
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In assessing and reporting on a planning application the Council is required to provide details of any report or assessment submitted as set out in Regulation 16, Schedule 2, para 4(c) (i) to (iv) of the Development Management Regulations. The following reports and assessments have been submitted in support of the application. Transportation Statement – An accessibility review was undertaken which confirmed that the site has good accessibility and provides future residents and visitors with the opportunity to undertake informed and sustainable travel choices. It also confirmed that the traffic generation from the proposed development would be minimal and would have no material impact on the safe operation of the local road network. It states that car parking provision would be provided in accordance with Renfrewshire Council parking standards for both residents and visitors. Drainage Strategy Report – It states that foul sewerage from the development will be conveyed to the package treatment plant and discharged to an existing connection. Surface water run- off from areas of new external hardstanding would incorporate SUDS measures to treat and attenuate the surface water run-off to the agreed discharge limits and source control SUDs features would be provided in line with the SEPA Simple Index Tool. Flood Risk Assessment - The report states that all sources of flood risk (rivers, surface water, sewers, groundwater and artificial sources) have been assessed. It concludes that through the development of the site and the upgrade to the local surface water drainage arrangement, any local surface flooding issues would be improved. Preliminary Ecological Appraisal and Bat Survey Report – The report concludes that habitat loss would be limited given development work will be predominantly located within the footprint of existing buildings and hardstanding. It is recommended that small scale vegetation loss shall be mitigated through such measures as retaining existing vegetation and enhancing where possible and compensatory planting should be undertaken where this is not possible. Native tree and species rich grassland planting should be used. In addition, a Tree Protection Plan, Landscape and Ecological Management Plan and Invasive Species Management Plan should be prepared and implemented. Tree Survey Planning Report – The Tree Survey inspected 59 individual trees, with an age range between 20-138 years (estimated). Some of the trees are within the main impact area of development and others will require protection during construction. The trees comprise 21 species featuring 5 magnificent mature (A category) trees, two Giant Redwoods, one Coast redwood, and Western Hemlock and one Beech. Sixteen trees require removal on health and structural condition grounds, and three on removal for development. The 3 trees requiring removal due to development are category C Lawson Cypress. Design & Access Statement – It is stated that the design proposals have been developed with Design Quality and Placemaking considerations at the forefront of the design process. As a result, it is professed that the submitted development proposals respond sensitively to the existing site context, providing a distinctive retirement development that creates a positive contribution to the local parkland context. 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. Page 253 of 344
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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. Policy 8 seeks to encourage, promote and facilitate compact urban growth and sustainable development. In so doing the policy aim is to ensure that the character, landscape, natural setting, and identity of settlements is protected and enhanced. It states that acceptable uses/development include the intensification of established uses and the re-use, rehabilitation, and conversion of historic environment assets. While the proposal does not fully conform with either category it is evident that the proposal seeks to rehabilitate the listed buildings on site insofar as this is achievable. Furthermore, development is proposed on a site which accommodated a variety of buildings and various residential uses until their decline in 2005. The predominant part of this proposal would therefore be new build, however, the setting and mature landscaping of previous buildings remain and the building proposed is within the previous building footprints. Consequentially, the proposal would assist in saving a heritage asset while having little impact on the site and surroundings. It would in effect enhance the site and its setting. The application site is covered by Policy ENV 1 of the Adopted Local Development plan which raises similar considerations to the policy above. As such it is considered that the proposal would also comply with spirit of Police ENV1. Policy 9 relates to the reuse of brownfield, vacant and derelict land and empty buildings. The chapel building has been vacant for a number of years and is in a state of disrepair. The proposals would bring the chapel building and surrounding land back into use utilising existing infrastructure and would provide 30 new flatted dwellings within an established setting in what has always been a type of residential area. As such, it is considered that the proposed development can be considered in accordance with policy 9. The development of the site for residential use would therefore 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 has historically accommodated forms of residential development and the development proposed has sought to be contained predominantly within the footprints of former developed areas while reflecting the bulk, massing and design elements of previous buildings. Due to the previous use of the site, adequate services and infrastructure are mostly in place to serve the proposals. Sixteen trees require removal on health and structural condition grounds, and three on removal for development. The 3 trees requiring removal due to development are category C Lawson Cypress and a landscape plan for the site would include native tree and species rich grassland planting. One other key landscape feature within the site is the remnants of the walled garden established when Garthland House occupied the site back in the early 19th century. It has seen a rapid decline over the years and particularly since 2005. The proposal Page 254 of 344
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seeks to re-establish, re-build and renovate this landscape feature including a diverse landscaping plan. Landscaping for the wider development would also be provided and details can be considered through the imposition of an appropriate condition. It is considered that the proposal would be sympathetic to the character and appearance of the surrounding area while vastly improving its landscape character which 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 and to satisfy the requirements of Policy 6 of NPF4. 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 site is located on Kilbirnie Road, within the former St Joseph’s seminary site on the southwestern edge of Lochwinnoch and lies to the northeast of the A760 Newton of Barr. The site is well placed in relation to walking, cycling and public transport access within Lochwinnoch, with the village and local amenities being within the 20-minute neighbourhood as specified within National Planning Framework 4. The development proposals would integrate with existing walking and cycling infrastructure in the area and provide access to public transport. This would ensure that residents and visitors are given the opportunity to make travel choices and could be encouraged to travel by sustainable modes. In this regard the development will connect to the existing walking facilities on the A760 Newton of Barr which in turn provide a pedestrian link directly into the village. The existing footpath on the northern side of the A760 Newton of Barr would be upgraded as part of the proposal to create a safe and direct pedestrian route into the village. This route is already provided with street lighting also providing direct access to the closest bus stop in Main Street. Access to the development would be taken from the existing access on the A760 Newton of Barr which provides a standard priority junction within the 30 mph speed limit. The existing access is provided with appropriate width to allow two cars to pass at the entrance and sightlines from the junction are provided in line with the Roads guidelines with appropriate visibility splays in each direction. The access road to the development would be improved with a pedestrian footway provided on one side which will in turn connect to the existing footway on the A760. The access road is currently provided with semi-informal passing places which will be upgraded and formalised as part of the development proposals. Parking for the proposed development should be provided in accordance with Renfrewshire Councils parking standards with 1 space per flat and 0.25 visitor spaces provide for each flat. This results in an overall provision of 57 spaces which includes 8 visitor spaces. This would be provided mainly to the front of the development within an existing parking area; however, provision has been made for an overspill car park when required. Three parking spaces would be accessible spaces with a further three spaces provided as Electric Vehicle Charging spaces (EV spaces). The potential also exists for covered cycle parking and charging points. The parking provision for the site and its overall distribution would be dealt with through a condition attached to any planning permission granted. As such, it is considered the site offers suitable sustainable transport options to satisfy Policy 13, 15 and I1. The Council’s Chief Executive’s Service (Roads Development), have, subject to conditions, offered no objection to the proposal. Page 255 of 344
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Layout and Built Form The residential character of the area has been well established over the years with a variety of residential type uses having occupied the site. Previous developments accommodated a mix of residential scales, with a wide variety in heights and building forms. The proposed development, although introducing a physical change to the site, seeks to reflect previous layouts and scales of development and its surroundings taking particular account of the C listed chapel building which remains on the site, and which forms an integral part of this proposal. It is noted that the building was previously used as a nursing home and the layout is on balance, considered acceptable in achieving an acceptable level of amenity for the flats. 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. As such it is considered that the development would comply with Policies 7 and ENV3. Environment and Community Policy ENV2 and the associated Supplementary Guidance seeks to ensure that development proposals protect, and where possible enhance our natural assets including the Clyde Muirshiel Regional Park. This application seeks to redevelop a site previously occupied by a variety of residential uses over many years and one which currently accommodates a variety of ruinous buildings and degraded landscapes. The proposal would bring a site which is currently vacant and unsightly into beneficial use, clearing the debris of previous uses and providing an attractive development with reinstated attractive landscaped gardens. It would improve the landscape character and visual amenity of the immediate area including heritage resources including the chapel building and tower. The proposal would not conflict with neighbouring uses and active travel opportunities would be improved through additional and upgraded footpath provision and recreational access to the surrounding area would be enhanced. Sixteen trees require to be removed from the site on health and structural condition grounds, and three require removal to accommodate the development. The 3 trees requiring removal due to development are category C Lawson Cypress and a landscape plan for the site would include native tree and species rich grassland planting. An appropriate condition would be attached with respect to landscaping and to secure the additional tree planting. 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. For the reasons discussed above, and information provided within the Tree Survey and Ecological Appraisal submitted in support of the proposal, it is considered that although trees would be removed due to the nature of the works, this would be limited, and the proposed landscaping would ensure that appropriate measures would be put in place in relation to biodiversity. Buildings and Design As discussed above, it is considered that the proposed development including the demolition of the derelict building on site and renovation of the c listed chapel would improve the character and appearance of the surrounding area. The development sensitively integrates into the parkland context providing a sensitive response to scale and massing and would be in an appropriate location in accordance with Policies 14 and 16. Page 256 of 344
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It is also considered that the development would ensure the re-use of a visually prominent listed building and would have a positive impact on the character and appearance of the surrounding area, as such it would comply with Policies 7 and ENV3. The buildings would also have a number of measures to reduce energy use and CO2 emissions including photo voltaic panels etc. in accordance with Policies 1, 2 and I7. It is not considered that the proposal would have a detrimental impact on privacy of adjacent properties as due to its positioning and design, there would be no direct overlooking as a result of the proposal. For the reasons set out above, it is considered that the proposal would be acceptable, the re- use of the chapel building and of the former seminary site as a whole would have a positive impact on the surrounding area and would accord with the relevant provisions of the Development Plan. 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 accords 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 Material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. No development shall commence on site until written approval of: a) A site investigation report (characterising the nature and extent of any soil, water and gas contamination within the site); and, if remediation works are recommended therein. b) A remediation Strategy and Implementation Plan setting out the proposed methods for implementing all remediation recommendations contained within the site investigation report and including (where relevant) management plan and a phasing plan showing how the site is to be subdivided for the purposes of remediation implementation and/or verification reporting prepared in accordance with current authoritative technical guidance, has been provided by the Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. 2. Prior to occupation of any unit: a) A Verification Report confirming completion of the works specified within the approved Remediation Strategy and Implementation Plan; and/or Page 257 of 344
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b) Where remediation works are not required bur soils are to be imported to site, a Verification Report confirming imported materials are suitable for use shall be submitted to the Planning Authority and approved in writing. Reason: To demonstrate that works required to make the site suitable for use have been completed. 3. That before any development of the site commences, a scheme of landscaping, for the site, shall be submitted to, and approved by, the Planning Authority; the scheme shall include: a) details of any earth moulding and hard landscaping, grass seeding and turfing; b) a scheme of tree and shrub planting, incorporating details of the number, variety and size of trees and shrubs to be planted; c) details of the phasing of these works; d) details on how retained trees will be protected through the construction phase and future use of the site. Reason: In the interests of the visual amenity of the area. 4. That the details of the landscaping scheme approved under the terms of condition 3 above 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. 5. That, prior to the commencement of development, a detailed schedule of the proposed external finishes for the flats, together with a plan and schedule of the surface treatments to be used on the roads, parking spaces, hardstandings and footpaths within the site shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, these shall be constructed only in accordance with such details as approved to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interest of the amenity of the area. 6. That prior to the commencement of the development, details of all boundary treatments to be formed shall be submitted for the written approval of Renfrewshire Council as Planning Authority. Thereafter, all boundary fences and walls, including any retaining walls as may be approved shall be erected prior to the occupation of the flats to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interest of the amenity of the area. 7. That prior to the commencement of the development, details of footpath connections to flat entrances within the site shall be submitted for the written approval of Renfrewshire Council as Planning Authority. For the avoidance of doubt, this shall include footpath levels, retention details and surface finishes. Thereafter, 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. Page 258 of 344
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8. That prior to the occupation of the first flat, 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. 9. That prior to the commencement of development full details of a waste strategy for the development shall be submitted for the written approval of Renfrewshire Council as Planning Authority. For the avoidance of doubt the strategy shall detail how bins will be emptied and show the bin storage areas and any associated bin stores together with a swept path analysis if bin lorries are to enter the site. Thereafter the waste strategy shall be implemented in accordance with the approved arrangements to the satisfaction of Renfrewshire Council as Planning Authority. Reason: In the interests of amenity. 10. That drainage/flooding measures outlined in the Updated Drainage Strategy Report by Goodson Associates dated April 2024, Updated Flood Risk Assessment by Goodson Associates dated April 2024 and additional requirements outlined in the Dougall Baillie Associates email dated 26th April 2024, shall be implemented to the written satisfaction of the planning authority prior to the occupation of the development hereby approved. Reason: To ensure that the appropriate provision of drainage and flooding measures where necessary. 11. That prior to the commencement of development, details of the pedestrian and vehicular routes providing connections to the south, west and northwards shall be submitted for the written approval of the planning authority and thereafter implemented as approved prior to occupation of the development hereby approved. Reason: To ensure appropriate connectivity to the village, bus routes and the station. 12. That prior to the commencement of development details of the upgrading of the primary access to the development from Kilbirnie Road (A760) including passing places, turning facilities, lit footway and widening shall be submitted for the written approval of the planning authority and thereafter implemented as approved prior to occupation of the development hereby approved. Reason: In the interests of road safety. 13. That prior to the commencement of development details of footway improvements along the site frontage, including the provision of a 100mm freeboard and resurfacing shall be submitted for the written approval of the planning authority and thereafter implemented as approved prior to occupation of the development hereby approved. Reason: In the interests of road and pedestrian safety. 14. That prior to the commencement of the development, details of covered cycle stands and e-bike and mobility scooter charging points shall be submitted for the written approval of the planning authority and thereafter implemented as approved prior to the occupation of the development. Reason: To facilitate active travel choices. Page 259 of 344
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16. That prior to the commencement of development details of car parking with a minimum of 57 spaces including 25 spaces for the adjacent school, and 8 visitor spaces, with 5% marked disabled shall be submitted for the approval of the planning authority, and thereafter implemented as approved, prior to the occupation of the development. Reason: To ensure adequate parking provision within the site. Advisory Note(s) None Schedule of Plans Determined Drawing Number Revision Drawing/Document Title 2051_100 Topographical Survey 2051_102 A Block Plan As Existing 2051_103 A Block Plan As Proposed 2051_110 Ground Floor Plan As Existing 2051_200 D Site Plan As Proposed 2051_310 Ground Floor plan As Proposed 2051_311 First Floor Plan As Proposed 2051_312 Second Floor Plan As Proposed 2051_313 Roof Plan As Proposed 2051_400 Sections through former chapel 2051_410 Sections through former chapel 2051_501 Former Chapel Elevations As Existing 2051_510 Elevations As Proposed 2051_511 Former Chapel Elevations As Proposed 2051_705 Tower For further information please contact Clare Murray, Development Standards Team, Email: clare.murray@renfrewshire.gov.uk. Page 260 of 344
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 5 November 2024 Reference No 23/0566/LB Application Type Listed Building Consent Proposal Redevelopment and conversion of c listed chapel building to form five flats Location St Joseph's Nursing Home, Kilbirnie Road, Lochwinnoch Ward 9 - Johnstone North, Kilbarchan, Howwood and Lochwinnoch Community Council Lochwinnoch Community Council Applicant Sitepride Ltd Recommendation Grant subject to conditions All plans, reports, documents and representations relating to this application can be viewed in full online at https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=documents&keyVal=S2AWTJMWKHZ00 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. Proposal Listed building consent is sought for the redevelopment, and conversion of the C listed former St Joseph’s Missionary Chapel in Lochwinnoch, to five retirement flats. This proposal is part of a wider re-development of the former St Joseph’s site including the erection of 25 retirement flats on the site of the former missionary dormitory block located to the north of the chapel (23/0565/PP). That application for planning permission has been submitted concurrently with this application and is also under the consideration of this Board. The dormitory block although still standing, is in a ruinous state, and consent for its demolition was granted in 2022, due to its unsafe condition. The chapel is currently in a state of disrepair due to extensive vandalism and is on the Buildings at Risk Register. The proposal would seek to halt this decline with minimal alterations to the exterior and interior of the building, retaining its key features where possible. Three 2-bed flats would be formed on the ground floor and two 2-bed flats on a newly created first floor. One flat would have a private access on the southern elevation with access to the remaining flats taken via a communal entrance on the northern elevation. There would be a series of roof lights on the outer projections of the building. Access would be as existing from Kilbirnie Road, and parking would be provided adjacent to the converted chapel. As part of the wider proposal existing trees and gardens would be retained and enhanced with further landscaping and planting proposed including the restoration of the walled garden, garden tower and open landscaped areas. The residents of the converted chapel would have access to the gardens and landscaped areas. In addition, the existing vehicular and pedestrian access from Kilbirnie Road would be upgraded with an additional footpath and passing places. The properties would be marketed to over fifty-fives. Item 9(e) PACC051124 Page 261 of 344
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Due to the Category C Listing of this building, consultation with Historic Environment Scotland was not required. Site Description The C listed chapel building is located within a larger site previously occupied by a Manor House known as Garthland House, St Joseph’s Missionary College and latterly a nursing home which existed on the site until its demolition in 2023. It is located to the northwest of Kilbirnie Road(A760) on the southwestern edge of Lochwinnoch. The chapel building, positioned to the south of the building grouping was designed by Thomas Smith Cordiner in 1943 and is a 6-bay single storey, buff brick Roman Catholic chapel on the E-W axis with central circular apse and conical roof. There is a relief sculpture of Saint Joseph by John Mortimer on the exterior of the building flanking-stained glass windows. Access to the chapel is via an existing access from the A760 Kilbirnie Road. 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. Negotiated Improvements Following submission, the following changes have been negotiated between officers and the applicant: Additional parking provision and alterations to rear balconies. 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: 23/0565/PP Description: Erection of 25 retirement flats with communal facilities and the conversion of the chapel into 5 retirement flats with associated roads, parking and landscaping. Decision: Under consideration Application No: 20/0813/LB Description: Demolition of C listed dormitory block. Decision: Grant subject to conditions Application No: 13/0007/PP Description: Conversion of existing building to form 30 flats and selective demolition of outbuildings, upgrading of access roads, car parking and associated landscaping. (amendment to Condition No. 1 of 07/0724/PP to extend the time period of consent) Decision: Withdrawn Application No: 13/0011/LB Description: Vary condition one of previous application 07/0724/PP to extend the time period of consent. Decision: Withdrawn Application No: 07/0725/LB Page 262 of 344
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Description: Conversion of existing building to form 30 flats and selective demolition of outbuildings, upgrading of access roads, car parking and associated landscaping. Decision: Grant subject to conditions Application No: 07/0724/PP Description: Conversion of existing building to form 30 flats and selective demolition of outbuildings, upgrading of access roads, car parking and associated landscaping. (NEW HOUSING DEVELOPMENT) Decision: Grant subject to conditions Application No: 95/0509/PP Description: Erection of new office buildings. Decision: Grant subject to conditions Application No: 94/0838/LB Description: Subdivision of existing multi bedrooms and wards to form single bedrooms. Decision: Withdrawn Application No: 03/0709/PP Description: Construction of a 7/8 bedroom residential care home, extension to existing access and formation of parking. Decision: Grant subject to conditions Application No: 02/0905/PP Description: Demolition of existing wing of nursing home and erection of new building to form extension to existing nursing home. Decision: Grant subject to conditions Consultations None required. Representations The application has been publicised in line with the requirements of the relevant legislation. No representations have been 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 NPF4: Policy 7 - Historic assets and places Full details relating to the policies of the LDP can be found online. Renfrewshire Local Development Plan LDP 2021: Policy ENV3 - Built and Cultural Heritage Page 263 of 344
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Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance Renfrewshire New Development Supplementary Guidance 2022 ▪ Delivering the Environment Strategy: Built Heritage. Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) and associated "Managing Change in the Historic Environment" guidance notes. Submitted Reports and Assessments In assessing and reporting on a planning application the Council is required to provide details of any report or assessment submitted as set out in Regulation 16, Schedule 2, para 4(c) (i) to (iv) of the Development Management Regulations. These reports have been submitted in support of the application, and can be summarised as follows: Design & Access Statement – Provides an overview of the proposed development. The statement also includes a history of the site and an appraisal of the building form and its present condition. Additionally, the statement provides a series of 3D visuals and an initial outline of aspects including landscaping, parking, and phasing. 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 fourth National Planning Framework (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. Policy 7 (Historic Assets and Places) states that development proposals which sensitively repair, enhance and bring historic buildings on the national Buildings at Risk Register, back into beneficial use will be supported. Policy ENV3 of the Renfrewshire LDP similarly supports the sympathetic restoration of listed buildings, subject to the proposed redevelopment being sensitive to the character, setting and appearance of the building. Additionally, Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) supports the sensitive restoration and conversion of historic assets including listed buildings. Page 264 of 344
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The existing building in this case is a historic building which is category C listed and lies hidden from public view within the former grounds of the former St Joseph’s Missionary, to the northwest of the A760 Kilbirnie Road. Since the last use of the wider site as a nursing home ceased in 2005, the building has lain vacant, has been a target for vandalism and has been on the Buildings at Risk Register since 2009. The proposal to bring the building back into use is therefore supported by Policy 7, Policy ENV3 and HEPS, subject to the restoration being sensitively undertaken. Historic Environment Scotland's "Managing Change in the Historic Environment" guidance note on Use and Adaptation of Listed Buildings advises that proposals to bring a listed building back into use should be supported if they do the least possible harm. Consideration should be given to what is most important and should be preserved. An external inspection carried out in May 2021 revealed evidence of significant water ingress and associated rot due to the theft of lead flashings and damage to the roof coverings. Efforts were made to secure the property; however, its relatively secluded location rendered it vulnerable to break ins. In addition, the inspection identified significant degradation of brickwork, wall heads and deterioration of the metal casement windows. The main chapel roof has a number of large holes, and is also showing signs of excessive deflection, most likely caused by rot. The barrel-vaulted interior remains intact, however, features of special interest including the alter pieces with mosaic panels and wooden pews have been removed. To accommodate the development in this case, minimal external alterations would be required. The front (east) and rear (west) elevations would remain as existing. The side (north) elevation would accommodate the main access to the flats with the installation of a double width glass entrance. The southern side elevation would accommodate an exclusive access doorway to one ground floor flat and the installation of three double windows. Internally, it is inevitable that changes would be required to support the proposed conversion, including limited down taking of walls to enable the flats to be formed and the installation of stairways, however these are proposed in areas where change would be limited and least intrusive. Of particular note is the internal condition of the building which is poor and many of the ecclesiastical features of value have been either damaged or removed. The internal alterations would not therefore unacceptably impact the character of the building. Other external alterations would relate to essential repairs to make the building suitable for reuse, including renewal of roof materials and refurbishment or replacement of windows, and flashings on a general like-for-like basis. These alterations are uncontentious, but to ensure control over the final details, it is considered appropriate to apply conditions regarding the final specifications of any new roof slates, ridge ventilators and windows. In line with the residential policies of the development plan and as more appropriately assessed in the planning application under consideration concurrently with this application, the conversion proposed can achieve decent quality accommodation with acceptable daylighting, privacy, open space, and parking provision. Considered as a whole, the proposed physical changes to the listed building to support its reuse are considered acceptable and to accord with Policies 7 and ENV3, as well as with relevant guidance including the Renfrewshire New Development Supplementary Guidance on Listed Buildings and Historic Environment Scotland's "Managing Change in the Historic Environment" guidance notes. Page 265 of 344
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The proposals offer an opportunity to secure the sustainable restoration and reuse of a listed building. It is considered that the proposals in this respect are to be welcomed and it is therefore recommended that listed building consent is 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. Listed building consent 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, full details, shall be submitted for the written approval of Renfrewshire Council as Planning Authority of the following: a) Details of the make and type of all new roof slates; b) Detailed drawings of all replacement or refurbished windows and external doors; c) Detailed drawings of all replacement or refurbished ridge ventilators; d) The results of a condition survey and detailed proposals for the former chapel which seek to preserve all original features where these are found to be salvageable; The development shall thereafter proceed only in accordance with the approved details and the above works shall all be completed prior to the occupation of any of the flats. Reason: In the interest of preserving the special interest of the listed building. Advisory Note(s) None. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title 2051_102 A Block Plan As Existing Page 266 of 344
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2051_103 A Block Plan as Proposed 2051_110 Ground Floor Plan as Existing 2051_200 D Site Plan as Proposed 2051_310 Ground Floor Plan as Proposed 2051_311 First Floor Plan as Proposed 2051_312 Second Floor Plan as Proposed 2051_313 Roof Plan as Proposed 2051_400 Section As Existing through Chapel 2051_410 Section Through Former Chapel as Proposed 2051_501 Elevations As Existing 2051_510 Elevations As Proposed 2051_511 Elevation As Proposed 2051_705 Refurbished Tower Details For further information please contact Clare Murray, Development Standards Team, Email: clare.murray@renfrewshire.gov.uk. Page 267 of 344
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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 Item 9(f) PACC051124 Page 269 of 344
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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 Page 270 of 344
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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 Page 271 of 344
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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. Page 272 of 344
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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. Page 273 of 344
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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. Page 274 of 344
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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 Page 275 of 344
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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. Page 276 of 344
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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. Page 277 of 344
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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. Page 278 of 344
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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. Page 279 of 344
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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 Page 280 of 344
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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. Page 281 of 344
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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 Item 9(g) PACC051124 Page 283 of 344
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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. Page 284 of 344
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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 Page 285 of 344
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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 Page 286 of 344
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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) Page 287 of 344
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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 Page 288 of 344
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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 Page 289 of 344
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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. Page 290 of 344
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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 Page 291 of 344
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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 Page 292 of 344
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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 Page 293 of 344
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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. Page 294 of 344
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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 Page 295 of 344
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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. Page 296 of 344
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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, Page 297 of 344
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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 Page 298 of 344
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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. Page 299 of 344
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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 Item 9(h) PACC051124 Page 301 of 344
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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 Page 302 of 344
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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. Page 303 of 344
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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 Page 304 of 344
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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. Page 305 of 344
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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 Page 306 of 344
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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. Page 307 of 344
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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 Page 308 of 344
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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 Page 309 of 344
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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 Page 310 of 344
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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. Page 311 of 344
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 5 November 2024 Reference No 24/0563/PP Application Type Planning Permission (Local) Proposal Erection of residential development comprising 48 flats with associated parking, infrastructure and landscaping Location The Institute, Maxwellton Street, Paisley Ward 4 - Paisley Northwest Community Council Paisley West and Central Community Council Applicant Westpoint Homes Ltd Recommendation Grant Subject to Conditions & S69 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=SHXVIGMWJFN00 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, Cllrs Kenny MacLaren, Mags MacLaren and MacFarlane requested that the application be determined by the Board due to concerns around the number of units proposed and the impact this would have on local roads. Proposal This application seeks consent for the erection of a residential development comprising 48 flats with associated parking, infrastructure and landscaping on Maxwellton Road, Paisley. The development would consist of a single four and a half storey block that would house 48 one, two and three bedroom flats. The C shaped block would sit on the eastern site boundary and would be finished in red facing brick and white render. An L shaped area of parking that would also house a bin store, cycle store and substation would be found to the south and west of the building. An area of amenity space would be created outside the main entrances to the flats and soft landscaping would take place across the site. Vehicular access would be taken from Maxwellton Road to the north while segregated pedestrian access would be taken from Maxwellton Road as well as Maxwellton Street to the west. Consent for a similar development with 40 flats was granted on appeal in 2018 (17/0456/PP). Site Description The application site is located at the junction of Maxwellton Street and Maxwellton Road in Paisley. The vacant brownfield site measures approximately 0.4 hectares. Boundary treatments consist of a red brick wall and a mixture of evergreen and deciduous trees. The site is bound by St Mary's Primary School to the north and the Spinners Gate Resource Centre to the west. Residential properties are found to the east and south. Pre-Application Consultation with Officers Item 9(i) PACC051124 Page 313 of 344
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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 principle of developing the site, active travel links and education provision. Negotiated Improvements 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: 24/0475/EA Description: Request for screening opinion as to the requirement for an Environmental Impact Assessment relating to the erection of 48 flats, parking, access, landscaping and associated infrastructure Decision: Environmental Assessment Not Required Application No: 17/0456/PP Description: Erection of 40 flats, formation of parking and landscaping Decision: Refused (granted on appeal) Application No: 17/0454/LB Description: Demolition of former school building Decision: Refused (granted on appeal) Application No: 16/0812/PP Description: Erection of 40 flats, formation of parking and landscaping Decision: Withdrawn Application No: 16/0750/LB Description: Demolition of former school building Decision: Withdrawn Application No: 12/0090/PP Description: Variation of Condition 1 attached to planning permission 09/0700/PP to extend the time period for starting the works. Decision: Grant subject to conditions Application No: 09/0700/PP Description: Extension of planning consent 07/0282/PP for restoration and conservation of existing facade to Maxwellton Street and incorporation within new build residential development of 40 flatted dwellings and associated landscaping and parking for a further 2 yea Decision: Grant subject to conditions Application No: 07/0283/LB Description: Restoration and conservation of existing facade to Maxwellton Street and incorporation within new build residential development of 40 flatted dwellings and associated landscaping and parking. Decision: Grant subject to conditions Page 314 of 344
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Application No: 07/0282/PP Description: Restoration and conservation of existing facade to Maxwellton Street and incorporation within new build residential development of 40 flatted dwellings and associated landscaping and parking. Decision: Grant subject to conditions Consultations Chief Executive's Service (Roads Development) – supports the principle of the development but objects on the grounds that stronger active travel links have not been provided. Environment, Housing & Infrastructure (Env. Protection) - no objection subject to conditions relating to contaminated land remediation and noise mitigation. Scottish Water - no objection. Children's Services - no objection subject to a financial contribution being secured in respect of additional pupils generated for St Andrew's Academy. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: Object - 2 Support - 0 Neutral - 0 The issues raised can be summarised as follows: 1. The removal of trees would cause overlooking concerns for the dwelling to the south. 2. The development would overshadow nearby properties. 3. The development would obstruct views from neighbouring properties. 4. There is too much social housing in the area. 5. The flats would be too small. 6. The communal area would be too small. 7. Parking provision would be insufficient. 8. The plot would be overdeveloped. 9. Traffic flow on Maxwellton Road would be negatively affected. 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 14 - Design, quality and place Policy 15 - Local Living and 20 minute neighbourhoods Policy 16 - Quality homes Policy 22 - Flood risk and water management Policy 9 - Brownfield, vacant and derelict land and empty buildings Policy 13 - Sustainable transport Page 315 of 344
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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 Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance Delivering the Places Strategy - Creating Places Renfrewshire's Places Residential Design Guidance Renfrewshire Planning & Development Tree Policy 2022 Developer Contributions (Education) - Draft Planning Guidance Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: Arboricultural Report - outlines the condition of the trees found within the application site, provides justification for those that need to be felled and details how those that will remain should be protected during construction. Design and Access Statement - provides rationale for the development, including justification of the design of the building and layout of the site. Ecological Appraisal - considers the likely impact of the development on ecological receptors across the development site and in neighbouring areas. Noise Impact Assessment - considers the impact nearby sources of noise would have on the development and outlines mitigation measures to be put in place to ensure the amenity afforded to those living in the flats is of an acceptable standard. Phase 1 Desk Study Report and Coal Mining Risk Assessment - examines the geo- environmental conditions and provides advice on the scope of Phase 2 investigations. Planning Statement - provides the applicant's justification for the development. Statement of Energy - outlines how the development achieves a 46% improvement on 2010 emissions standards. Transport Statement - justifies the parking provision and active travel links to be provided. Flood Risk Assessment and Drainage Strategy - provides details on flood risk and the surface water runoff attributed to the development. The Drainage Impact Assessment proposes a surface water management strategy in accordance with SUDs whilst ensuring no increase of flood risk to offsite receptors. 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) Page 316 of 344
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of The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2017. None. Planning Assessment Policy 16 of NPF4 provides support for new homes on land allocated for housing in the Local Development Plan. As Policy P2 of the Renfrewshire Local Development Plan identifies the site as contributing to the 5-year supply of effective housing land it is considered that the policy complies with Policy 16 of NPF4. The site is also covered by Policy P1 of the Local Development Plan. This supports the continuance of built form, where the development would be compatible with and complementary to surrounding uses. Given residential properties are found nearby and the non-residential uses within the vicinity of the site consist of a school, hospital and residential centre it is considered that the principle of residential development on the site is acceptable. 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 place design. Each consideration will now be assessed in turn. Context and Character The application site is located within a well established urban area that is comprised of a mixture of uses. The design and scale of residential properties found nearby is mixed, with a low density modern residential estate found to the south and three and four storey high blocks of flats found to the west beyond the Spinners Gate Resource Centre. The residential properties to the east of the site form part of the Castlehead Conservation Area but are well separated from the site by Maxwellton Street, national cycle route and a strip of mature vegetation. The school immediately to the north of the site is of a two storey construction while the resource centre to the west is a relatively modern single storey structure. Finishing materials vary, with a combination of brick and render used throughout the area. The proposal is therefore considered to respect the character of the wider area. The development would be of a similar design, scale and finish as the flats to the west but would not be an incongruous addition when viewed next to the school or resource centre. Although the resource centre is only single storey, the block itself would be to the opposite side of the plot as the resource centre with parking and landscaping found in between. This means the development would not dominate over the resource centre. Access and Connectivity The application site is located within a well established, permeable block structure that would afford residents with vehicular and active travel links to the wider area. Segregated vehicular access would be taken onto Maxwellton Road to the north, with parking provision limited to encourage residents to make use of existing well defined active travel links. Roads Development have objected on the grounds that the proposal does not enhance existing active travel links to make up for the fact that the proposal would not provide the Page 317 of 344
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required number of parking spaces. As per the National Roads Development Guidance, the number of parking spaces required for a development of this size is 112. This matter has been discussed extensively with the applicant. Reducing the number of units would impact on the financial viability of the proposal while large amounts of carparking would raise design concerns to the point that the development could be deemed contrary to Policy 14 of NPF4 on the grounds that it would not create an attractive built environment. It is also noted that the previous consent for the site (17/0456/PP) provided 40 parking spaces for 40 units. It is therefore accepted that limited parking provision is required to allow the brownfield site that has been vacant for a number of years to be brought back into use. 38 spaces would therefore be provided, as would a cycle store with space for 48 bikes. The parking provision at the site would be similar to the level provided for the existing blocks of flats to the west. Pedestrian access would be taken onto Maxwellton Road to the north as well as Maxwellton Street to the east. These access points would provide connections to existing bus routes as well as National Cycle Route 75 that leads directly towards Paisley Canal Railway Station and Paisley Town Centre beyond. The site's location means services such as schools, the Royal Alexandra Hospital and retail and leisure facilities would all be within easy walking distance. The proposed density of the development would help support these services as well as the existing public transport options that serve the site. The development therefore helps contribute to local living in line with the requirements of Policy 15 of NPF4. The proposal is therefore considered to comply with Policy 13 of NPF4 in that the transport requirements generated by the development have been considered in line with sustainable travel hierarchies. While space for vehicles is provided, residents would be encouraged to make use of existing active travel links where possible. The proposal also complies with Policy 14 of NPF4 in this regard in that the site has been designed to make moving around easy and reduce car dependency. Layout and Built Form The block would be located to the east of the site, with the main elevation running along the eastern site boundary. The presence of pedestrian access into the development and two doors into the flats on the eastern elevation would help activate this section of Maxwellton Street. The block would sit off the northern site boundary by approximately 5 metres due to the presence of mature trees but would still be visible from the street and would help better define the corner. The development would introduce passive overlooking of both Maxwellton Street and Maxwellton Road, helping those walking through the area to feel safer. It is considered that the proposal complies with Policy 14 of NPF4 in this regard. An area of amenity space would sit centrally within the site and would complement the design of the block itself. This would provide residents with an area of outdoor space in addition to the nearby Maxwellton Park which is found beyond the primary school to the north. Parking as well as bin and cycle storage would be provided to the south and west of the block itself. Their position in relation to the block would mean they are largely screened from Page 318 of 344
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the streetscape. Bin lorries and other large vehicles would be able to service the development safely. Roads Development have not objected on road safety grounds. The development would result in a vacant brownfield site being brought back into active use, in line with Policy 9 of NPF4. Bringing the site back into use would in itself improve the general amenity of the surrounding area. Overall, it is considered that the form of the proposed development would be compatible with the surrounding built environment. Environment and Community Pockets of formal landscaping would be found across the site. This would help tie the development into its surroundings and break up areas of hardstanding. As the landscaping helps create an attractive built environment in line with the requirements of Policy 14 of NPF4, a condition can be added to ensure it is implemented. Where possible, existing trees that are found within the site would be retained - with the applicant proposing to carry out remedial work such as removing dead branches and clearing ivy in line with the recommendations of the Arboricultural Report. However, the Arboricultural Report details that the felling of a number of trees in the southwest corner of the site would be required. Some would be removed as they are in poor condition and are beginning to damage an existing boundary wall while others would be removed as construction works would severely sever their roots. Given the wider landscaping that will take place across the site - including the planting of replacement broadleaf deciduous specimens - it is considered that the felling is acceptable in line with Policy ENV3 of the LDP and the Council's Planning & Development Tree Policy. A Drainage Strategy has been provided to ensure surface water is dealt with in an appropriate manner. A condition can be added to ensure the approved strategy is implemented on site. The proposal is therefore considered to comply with Policy 22(c) in this regard. Similarly, reports in respect of potential ground contamination have been provided by the applicant. A condition can be added to ensure the recommendations of the approved report are implemented onsite. In terms of impact on education, Children's Services have sought a financial contribution in line with the Developer Contributions Draft Planning Guidance on the basis that the development would generate 0.9 additional pupils for St Andrew's Academy. The developer has agreed to make the contribution totalling £50,400 via a section 69 agreement. The Noise Impact Assessment submitted by the applicant outlines that enhanced glazing and acoustic trickle ventilation would be required on the northern, eastern and southern elevations due to the noise produced by traffic on Maxwellton Street. Environment, Housing & Infrastructure (Env. Protection) have requested that a condition be added in this respect. Buildings and Design The proposal would provide a mixture of one, two and three bedroom flats that are of a standard size. This would add to the housing mix within the local area, helping to meet local housing demand and support a sustainable mixed community in line with Policy P3 of the LDP. The C shaped block would be finished in white render and red facing brick. Such a finish would reflect the finish of other buildings within the area and would also link the building to Page 319 of 344
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the existing boundary wall to the north of the site. The two tone finish would also add visual interest to the development. The bin and cycle store would be finished in red facing brick to reflect the design of the wider development and would not appear out of place within the curtilage of the development. The substation would be of a standard size and design. The block would have a pitched roof finished in grey concrete roof tiles that would complement the finish of the rest of the building. The roof would incorporate multiple dormers in order to allow residential units to be formed in the attic space. The visual impact of these, both individually and cumulatively, is considered acceptable, as is the grey metal cladding finish. The building would be approximately 31 metres from the nearest residential property to the south and would be screened by existing mature vegetation. It is therefore not considered that the proposal would negatively impact the privacy afforded to those living in the residential properties to the south. The position of the block in relation to the movement of the sun means it would not raise any overshadowing issues for the residential properties to the south. The amenity and operation of the school and resource centre would not be impacted by the development. Representations The impact the development would have on views from nearby properties is not a material planning consideration. The development would be for private sale, not social housing. All other issues raised have been addressed in the above assessment. Planning 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, however a S69 Legal Agreement would be sought to secure a developer contribution totalling £50,400 in respect education provision. 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 and a section 69 agreement. Recommendation Grant Subject to Conditions & S69 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. No development shall commence on site until written approval of: Page 320 of 344
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a) A site investigation report (characterising the nature and extent of any soil, water and gas contamination within the site); and, if remediation works are recommended therein. b) A remediation Strategy and Implementation Plan setting out the proposed methods for implementing all remediation recommendations contained within the site investigation report and including (where relevant) management plan and a phasing plan showing how the site is to be subdivided for the purposes of remediation implementation and/or verification reporting prepared in accordance with current authoritative technical guidance, has been provided by the Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. 2. Prior to occupation of any unit: a) A Verification Report confirming completion of the works specified within the approved Remediation Strategy and Implementation Plan; and/or b) Where remediation works are not required bur soils are to be imported to site, a Verification Report confirming imported materials are suitable for use shall be submitted to the Planning Authority and approved in writing. Reason: To demonstrate that works required to make the site suitable for use have been completed. 3. Prior to the commencement of the development hereby approved, a Drainage Impact Assessment shall be approved by Renfrewshire Council as Planning Authority. Thereafter, the Assessment and any associated remediation 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. 4. The mitigation measures outlined in section 7 (Discussion/Mitigation Measures) of the Bureau Veritas Noise Impact Assessment (dated 20 June 2024) shall be implemented in full prior to the occupation of any unit within the development. Reason: In the interests of residential amenity. 5. The landscaping scheme detailed in drawing WH MR 104.24 SL-01 (Rev B) shall be implemented in full in the first planting season and following the completion of the development. 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. Page 321 of 344
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6. No treeworks, apart from those outlined in the Arboricultural Report, shall take place within the site unless otherwise agreed in writing with the Planning Authority. Reason: To preserve the existing trees on site. 7. For the avoidance of doubt, the parking spaces hereby approved shall not be allocated to individual flats. Reason: To ensure the efficient use of parking spaces within the development. Advisory Note(s) 1. None required. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title 101 0425-L(90)001 B Location Plan 101 0425-L(90)002 B Site Plan as Existing 101 0425-L(90)003 C Site Plan as Proposed 101 0425-L(90)003 G Site Plan as Proposed (roads finishes) 101 0425-L(20)001 C Ground Floor Plan 101 0425-L(20)002 C First, Second and Third Floor Plans 101 0425-L(20)003 C Fourth Floor Plan 101 0425-L(20)004 B Roof Plan 101 0425-L(04)001 B Elevations and Sections 101 0425-L(04)002 C Contextual Elevations and Sections 101 0425-L(20)005 A Proposed Bike and Bin Store J5620-032 Levels Layout - Topographical Survey WH MR 104.24 SL-01 B Landscape Proposals - Bureau Veritas Noise Impact Assessment (20 June 2024) - ECS Transport Statement (July 2024) - Ayrshire Tree Surgeons Arboricultrual Report (1 July 2024) For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk. Page 322 of 344
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 5 November 2024 Reference No 24/0580/AD Application Type Advert Consent Proposal Display of double sided freestanding digital advertising hoarding Location The River Inn, Houston Road, Crosslee Ward 10 - Houston, Crosslee and Linwood Community Council Houston Community Council Applicant Mr Lianne Gannon Mediascape Ltd Recommendation Grant Subject to Conditions All plans, reports, documents and representations relating to this application can be viewed in full online at https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=SIGE7LMWJLT00 The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation. In this instance, Cllrs Andy Doig, Audrey Doig and Innes have requested that the application be determined by the Board, rather than officers, as they deem it controversial. Proposal This application seeks advertisement consent for the display of a double sided freestanding digital advertising hoarding on Houston Road, Crosslee. The screens would sit approximately 2.3 metres from the ground and would measure approximately 2 metres in height by 2 metres in width. The supporting columns and the frame would be grey in colour. The digital screens would replace an existing double sided, externally illuminated advertisement that currently stands in the same location. Site Description The application site is located at the entrance to the car park of The River Inn, with the Inn itself found to the north. Residential properties are found to the east and northwest of the site while an area of open space is found to the west. The river Gryfe is found to the south. 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. No pre-application discussions have taken place. Negotiated Improvements 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: 20/0354/PP Description: Erection of three pergolas (in retrospect) Decision: Grant Item 9(j) PACC051124 Page 323 of 344
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Application No: 13/0611/PP Description: Installation of three air conditioning units, intake grill and one extract flue to the rear elevation and siting of one steel container (Retrospect). Decision: Withdrawn Application No: 14/0048/PP Description: Installation of plant to roof and rear of building; siting of container and erection of fence at rear (in retrospect). Decision: Grant subject to conditions Application No: 07/0044/PP Description: Repair to roof and addition of profiled metal sheeting to replace roofing felt (In Retrospect). Decision: Grant Consultations Chief Executive's Service (Roads Development) – no objection, subject to conditions. Houston Community Council – do not object but have raised questions around road safety, light pollution and the impact the screens would have on the feel of the village. Have also stated that the decision should be consistent with the decision made in relation to application 23/0649/AD. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: Object – 5 Support – 1 Neutral – 1 The issues raised can be summarised as follows: 1. Would cause light pollution that would affect residents, wildlife and flying insects. 2. Not in keeping with the village setting. 3. Would appear out of place. 4. Would distract drivers and raise road safety concerns. 5. The existing signage is more appropriate for the location. The board of the River Inn have also provided a statement detailing how the screens would help support the business. 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 14 - Design, quality and place Page 324 of 344
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Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Policy P1 - Renfrewshire's Places Full details relating to the policies of the LDP can be found online. Other relevant policies and guidance Renfrewshire Council Display of Advertisement Guidance 2022 Submitted Reports and Assessments No reports or assessments were submitted in support of the application. Planning Assessment The display of advertisements is controlled by the Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984. In considering proposals for advertisements, determination by a Planning Authority is based on two criteria: public safety and amenity. Renfrewshire Council's approved guidance for the display of advertisements is used as the basis for assessing advertisement proposals: Public Safety The signage would be positioned back from the public road so that it would not impede the movement of pedestrians, cyclists or vehicles. Existing sightlines for traffic entering and exiting the car park would be maintained. Conditions that limit the brightness, transition and refresh rate of the displays would ensure that any illumination does not distract road users. Similarly, a condition can be added to prohibit the display of moving images. Officers from Roads Development have reviewed the proposal and, subject to the above conditions, have not objected. As such, the screens would not raise any concerns in relation to public safety. Amenity As the digital screens would replace an existing externally illuminated static display in the same location, the proposal would not increase the amount of signage at the site. The screens would be visible to those entering Crosslee from the south as well as leaving from the north. Given the built up nature of the location it is not considered that the screens would appear out of place, especially given they would be positioned within the car park of a public house. The screens would be 28 metres away from the nearest property to the northwest and 34 metres away from the nearest property to the east. The river to the south and area of open space to the west would not be affected by the proposal given the separation distance. Furthermore, the conditions discussed above would further minimise the impact the screens would have on the amenity of the surrounding area. The screens themselves would be of a standard design that would be appropriate for their location within the car park of a public house while the grey supporting frames would be acceptable. As such, it is considered that the signage does not have a detrimental impact on the amenity of the surrounding area. Page 325 of 344
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Representations Officers from Roads Development have reviewed the proposal and, subject to the above conditions, found that it raises no road safety concerns. The condition controlling the brightness of the screens would help ensure they do not raise concerns for wildlife and flying insects. Given the screens would be 28 metres from the nearest residential property it is not considered that the brightness would have a negative impact on residential amenity. The representation made by an objector advising that the existing signage is more appropriate for the location is noted but is not a material consideration in the determination of this application. All other issues have been addressed in the above report. Conclusion In view of the above, the proposals are found to be acceptable in terms of both safety and amenity. It is therefore recommended that the application is granted subject to conditions. Recommendation Grant Subject to Conditions Reason(s) for Recommendation 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Condition(s) 1. The approved advertisements shall not display moving images, animation, video or full motion images. Reason: In the interests of vehicular safety and to safeguard the amenity of the surrounding area. 2. The brightness of the screen shall not exceed 2000 cd/m². Reason: In the interests of vehicular safety and to safeguard the amenity of the surrounding area. 3. The transition between images shall occur by a fading transition effect only. Reason: In the interests of vehicular safety. Advisory Note(s) 1. None required. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title - Location Plan - Elevations as Proposed E01 Front and Side Elevation Page 326 of 344
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For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk. Page 327 of 344
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 5 November 2024 Reference No 24/0586/LB Application Type Listed Building Consent Proposal Demolition of police cells and offices to rear of former Renfrew Police Station and stripping out of all wood within main front part of building to mitigate dry and wet rot Location Former Renfrew Police Station, Inchinnan Road Ward 1 - Renfrew North and Braehead Community Council Renfrew Community Council Applicant Renfrewshire Council 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=SIKK5IMWJOB00 The report is presented to the Planning and Climate Change Policy Board in line with the Council's Scheme of Delegation, as it refers to an application for listed building consent which includes an element of demolition. Proposal This application relates to the category B listed former County Police Chambers at Inchinnan Road, Renfrew. There are two distinct elements to the application. Firstly, listed building consent is sought for demolition of the rear section of the building, containing a former hall, offices and holding cells. Secondly, consent is also sought for stripping out of wooden elements within the retained front part of the listed building due to the presence of both dry and wet rot. The application has been submitted by Renfrewshire Council and is accompanied by a Statement of Justification which also includes as an appendix a building survey inspection report from 2018. Subsequent to this, a further survey report dated September 2024 has also been received. The Statement of Justification outlines that since the building became vacant in 2012 it has been marketed for reuse but has been subject to minimal interest. In setting out its reasoning for the proposed demolition of the rear part of the building, the statement considers that this element of the building is of lesser value compared with the main front part. The survey information also finds this part of the building to be in particularly poor condition, while the layout, particularly of the holding cells, is considered to significantly limit the potential for any viable reuse. The statement therefore considers that demolition of the rear part of the building would enhance the attraction and viability for the front part to be reoccupied. The proposed stripping out of wood from the retained front part of the building would include original wood panelling throughout this part of the building. This includes decorative areas of panelling within the main reception rooms, offices and a former courthouse, as well other fixtures and features such as fireplaces and doors. The stripping out is proposed due to the deteriorating condition of the wooded elements. The statement considers this essential to prevent further spread of rot, while it also notes that addressing this matter would remove a significant barrier and cost impediment for any future developer. Site Description The former police chambers dates from 1910 and was designed by the Glasgow Architect, Alexander Nisbet Paterson, in the "Baronial Revival" style. The main front part of the building Item 9(k) PACC051124 Page 329 of 344
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comprises two storeys and directly fronts Inchinnan Road to the south-west, close to its junction with Hairst Street and Paisley Road to the south-east. The building overlooks Robertson Park on the opposite side of Inchinnan Road which opened shortly after its construction in 1912. A further category B listed building, the historic Victory Baths, completed in 1921, also flanks the former police chambers on its south-east side. A narrow path runs between the two listed buildings, providing access to a car park and Renfrew Town Sea Scouts Hall to the rear, beyond which are tenements on Muir Street and Anderson Drive to the north-east. Flanking the remaining north-west side of the former police chambers are a single dwellinghouse on Inchinnan Road and additional tenements and houses on Bell Street which back on to the listed building from the side. The principal frontage of the listed building features red ashlar sandstone and is dominated by a flat parapet roof on the south-east side, with adjoining lower pitched roof sections featuring crowstep gables on the north-west side. Internally, the front part of the building features various rooms, including the main reception rooms, office and the former courthouse. Dark wooden doors and panelling feature throughout the original interior and include panelling within the individual rooms and relating to the sheriff’s bench, dock and public gallery within the courthouse. The rear section proposed for demolition consists of a single storey and comprises three main sections. Along the north-west side is a small hall with internal timber panelling which is accommodated under a slate roof with crowstep gable, similar to the adjoining section of the two-storey building to the front. The hall then connects with a flat roofed section to the rear featuring grey rendered walls which accommodates former offices and a kitchen. Running alongside the hall and offices/kitchen on the south-east side are the holding cells which are accommodated under a low arched concrete roof, with the external walls of this section featuring grey render over facing bricks. Internally, the cells and an associated corridor are decorated with white tiling throughout. 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: ▪ A meeting was arranged prior to the application being submitted to discuss the condition of the building and the proposal to strip out the wooded items and whether this would require listed building consent. The applicant was advised that an application would be required. Negotiated Improvements None. Site History Application No: 06/1209/PP Description: Erection of 3m high weld mesh fence with access gate. Decision: Grant subject to conditions Application No: 05/1082/AD Description: Internally illuminated wall mounted national police sign. Decision: Grant subject to conditions Application No: 05/1215/LB Page 330 of 344
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Description: Display of wall mounted internally illuminated national police sign. Decision: Grant subject to conditions Consultations Historic Environment Scotland – No objections. Comment that the main priority is securing a new sustainable use for the building and extensive alterations are preferable to losing it entirely. Note that the rear extensions are in particularly poor condition and of lesser interest than the main street-facing element. Also accept that the proposed demolition of the rear extensions would make reuse of the main building more likely, while the removal of the affected timber elements would help prevent uncontrolled collapse and further spread of rot. Suggest that prior to works taking place, a photographic record of the building including the holding cells should be carried out, if possible. Scottish Civic Trust – No objections. Comment that the demolition should be undertaken quickly without delaying a fresh campaign to find a restoring purchaser. Strongly recommend that any future listed building consent application by any new owner is accompanied by a Statement of Significance, while also advise that more detail is required on the safe replacement of structural timber in the main building and the recycling of salvageable fabric. Representations Two representations have been received. One representee raises a concern that the partial demolition of the building could lead to the remaining part being allowed to fall into disrepair. They also query why the building could not have been turned into a museum with a small charge for entry and consider there to have been a lack of necessary investment in Renfrew’s historic buildings, citing the deterioration and recent demolition of the category B listed Brown Institute. The second representee notes that the structural report is six years old and queries why annual inspections have not been undertaken. They also express regret at the loss of the wooden panelling and doors and consider that the Council, in being responsible for looking after the building, should have taken better steps to ensure its protection, particularly in the case of the wooden panelling in the courthouse. However, they consider the removal of the rear part of the building to be logical. 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) (2023) 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 NPF4: Policy 7 - Historic assets and places Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan LDP 2021: Policy ENV3 - Built and Cultural Heritage Full details relating to the policies of the LDP can be found online. Page 331 of 344
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Other relevant policies and guidance Renfrewshire New Development Supplementary Guidance 2022 ▪ Delivering the Environment Strategy: Built Heritage. Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) and associated "Managing Change in the Historic Environment" guidance notes. Submitted Reports and Assessments The following reports and assessments were submitted in support of the application: Statement of Justification for the Partial Demolition and Internal Works of the Renfrew Police Station (Former), Inchinnan Road, Renfrew by Renfrewshire Council: Provides an outline and reasons for the proposals, with accompanying figures where relevant. In terms of the proposed demolition of the rear part of the building, the statement provides three primary reasons for this, namely: ▪ The condition of the rear of the building being such that any resultant reinstatement cost is likely to be unrealistically high; ▪ The holding cells and offices having been built for a specific purpose which in their current layout and format are not considered suitable for other uses, and are therefore likely to be a contributing factor in the minimal interest shown in the building from potential developers; and ▪ The rear portion of the building being added at a later stage and now adversely affecting the front building envelope which is of higher architectural value. In terms of the proposed stripping out of the wood, the statement advises that wood throughout the building is affected by both wet and dry rot and removal is therefore required in the interests of the viability of any future redevelopment of the building. It is stated that removal of the wooded items is essential to prevent the further spread of rot, while it also removes a significant barrier and cost for future potential developers and addresses any potential health risks associated with decaying materials. The statement also contains a policy analysis of the proposed demolition which includes consideration against the four standard criteria for demolition of historic buildings outlined in Historic Environment Scotland guidance. The statement concludes that the proposed demolition is compliant in satisfying two of the four criteria, namely: that demolition is essential to delivering significant benefits to economic growth and the wider community; and that it is not economically viable for the rear section of the building to be retained. Building Survey Inspection Report by Brown+Wallace Chartered Building Surveyors (June 2018): Submitted as an appendix to the applicant’s Statement of Justification, the report outlines the results of a structural inspection in 2018 which found the building to be in a poor condition due largely because of it having been unoccupied for several years. The survey, in outlining its findings, set out a series of recommended remedial measures. Building Survey letter report by Timber Preservation Division (17/09/2024): Outlines the results of a more recent survey. This finds that the rear part of the building is in particularly poor condition, with signs that the roof is collapsing into the building. Given the condition of the rear element and its layout not lending itself well to other uses, its removal is considered appropriate. The survey report also recommends the retention of the front part of Page 332 of 344
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the building, subject to the stripping out of its internal components and checks thereafter that it remains structurally safe and fully wind and watertight. Commission Report by Renfrewshire Council (September 2024): Discusses the structural issues associated with demolishing the rear part of the building. The report includes photographs which show a section of the rear roof sagging due to rotting timber, with collapse of the section of roof considered to be “imminent”. The report also shows the roof over a corridor section having already collapsed, with a temporary repair in place. The report concludes that the hall and office areas at the rear are suffering significant structural distress and are recommended for demolition, while the adjoining cells, although still structurally sound, do not offer any obvious alternative use. 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 Town and Country Planning (Listed Buildings and Conservation Areas) (Scotland) 1997 Act states that in considering whether to grant listed building consent for any works, special regard must be had to the desirability of preserving the listed building or its setting, or any features of special architectural or historic merit. The fourth National Planning Framework (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. Policy 7 (Historic Assets and Places) states that demolition of listed buildings will not be supported unless it has been demonstrated that there are exceptional circumstances and that all reasonable efforts have been made to retain, reuse and/or adapt the listed building. The policy also states that development proposals for the reuse, alteration or extension of a listed building will only be supported where they preserve its character, special architectural or historic interest and setting. Policy ENV 3 (Built and Cultural Heritage) of the Renfrewshire LDP presumes against the demolition of any listed building or works that adversely affect its special interest or setting, adding that no listed building should be demolished unless fully justified. Historic Environment Scotland's Historic Environment Policy for Scotland (HEPS) supports these principles, whilst their "Managing Change in the Historic Environment" series of guidance notes provide more detailed advice and recommendations. Proposed demolition of rear element of building To assess whether the proposed demolition of the rear portion of the building is justified in terms of the above, Historic Environment Scotland's "Managing Change in the Historic Environment" guidance note on Demolitions outlines four tests under which demolition may Page 333 of 344
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be established as acceptable. These four tests are also reflected in NPF4 Policy 7 and the Renfrewshire New Development Supplementary Guidance. In this regard, demolition may only be considered acceptable if it is demonstrated that the proposal accords with one of the following: (a) The building is not of special interest; (b) The building is incapable of repair; (c) The repair of the building is not economically viable, having been marketed at a price reflecting its location and condition to potential restoring purchasers for a reasonable period. (d) The demolition of the building is essential to delivering significant benefits to economic growth or the wider community. Proposals typically only require to satisfy one of the four tests, although Historic Environment Scotland guidance outlines that exceptions to this may apply. The applicant, in their supporting information, outlines that they consider the proposal to comply with the latter two of the above four tests. Nevertheless, for the purpose of this report, the four tests are considered in order, as follows: (a) The building is not of special interest It is apparent that the main front part of the building which would be retained is the more significant portion and contributes most importantly to both its special historic and architectural interest as an example of the Scottish Baronial Revival style. The section proposed for removal is all single storey and contains few features of note, being mostly of a grey render finish over facing bricks, with little architectural detailing of note evident. One part, which previously accommodated the hall, is more traditional in featuring a dual-pitched slate roof and crowstep gable, although this is not prominently visible as it is enclosed to the rear and on one side by the less traditional single storey elements to be removed and to the front by the adjoining two storey portion of the building. Internally, the hall features wood panelling in keeping with the main two storey element of the building, while the former cells feature white tiling throughout which does lend a particular character to this part of the building. In summary, it is agreed that the rear part of the building does not offer the same level of special interest as the front portion. However, it nevertheless does contribute to some degree to the overall special interest of the building. As such, the proposed demolition is not considered to fully comply with the first test. (b) The building is incapable of repair The structural information shows that the rear part of the building is in particularly poor condition. The slate roof over the hall has a pronounced sag and its partial collapse is described as "imminent". A section of roof over a corridor at the transition between the two storey and single storey elements is already noted to have collapsed, with a temporary repair in place, whilst significant water ingress is also observed within the offices at the very rear. Despite these issues, there is nothing in the application to suggest these parts of the building could not be successfully repaired when considered on their own merits and without prejudice to any cost that would be incurred, prohibitive or otherwise. As such, the proposed demolition does not pass the second test. Page 334 of 344
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(c) The repair of the building is not economically viable, having been marketed at a price reflecting its location and condition to potential restoring purchasers for a reasonable period The Statement of Justification considers the proposed demolition to satisfy the third test in terms of the repair of the rear element of the building not being economically viable. The statement notes that the marketing of the building since it was vacated in 2012 has resulted in minimal interest. It considers that the poor condition of the rear elements of the building and the prohibitive costs for refurbishing make the restoration of this part of the building economically unviable. It also notes that the cells and offices were built for a specific purpose which in their current format and layout does not lend well for suitable conversion to other potential uses. It thereby considers that the costs associated with refurbishing and the unsuitable format and layout of the rear part of the building are likely to be two important factors contributing to the minimal interest shown in the site. On consideration of the application documentation, it is apparent that there are significant structural issues with the rear portion of the building, the restoration of which is likely to be highly expensive. The impractical layout of this part of the building for other possible uses, particularly the holding cells, is also accepted. On this basis, it is agreed that the restoration of the rear element would not be cost-effective when the likely costs of the necessary works are weighed against any potential benefits. Historic Environment Scotland agree that the most important priority is to secure the sustainable reuse of the main front part of the building and also accept that the removal of the rear element should enhance the prospect for this taking place. It is accepted that any benefits to be accrued from restoring the rear element of the building are likely to be very limited and to not enhance the prospect of saving the main part of the listed building. It is therefore agreed that the financial outlay this would incur would not be justified and the proposed demolition of the rear element of the building is therefore considered to satisfy the third test in not being economically viable. (d) The demolition of the building is essential to delivering significant benefits to economic growth or the wider community The Statement of Justification considers that the demolition of the rear elements of the building satisfy the fourth test and would bring about a number of benefits to the area. The statement considers that the demolition would enhance the potential attraction of the wider building to potential developers and therefore, the prospects for it being saved. It points out that the removal of the rear element also creates a larger footprint for potential developers “to work with”, while the removal of the rotten wood eliminates a further potential impediment for developers, also thereby enhancing the prospect for future reuse. The statement also considers that a more appealing site offers the potential for increased economic growth to the local area. In terms of the information presented, it is accepted that the removal of the rear element of the building is likely to enhance the prospect for the main part of the building being reused. This in itself represents a clear benefit for the local area. The building is situated at a prominent town centre location and its place in the history and context of the town is obvious. As long as the building continues to be vacant, the risk of further deterioration will remain, to the detriment of the surrounding area. Establishing the sustainable reuse of the building therefore remains the priority and any measures that should enhance this prospect are to be supported. As it is accepted that the removal of the rear element is likely to enhance the attraction of the building to future potential users, the proposed demolition of the rear element is considered to satisfy the fourth test above. Page 335 of 344
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In terms of the above, the demolition only requires to satisfy one of the four tests. In this case, the demolition of the rear single storey element of the building is found to pass two of the four tests highlighted above and is therefore considered acceptable under the relevant policies and guidance. Proposed stripping of internal wood Regarding the stripping of the internal wood, Historic Environment Scotland's "Managing Change in the Historic Environment" guidance note on Interiors states that internal fixtures and features which contribute to the special interest of a listed building should be retained, where possible, noting that the removal of historic materials will usually be damaging to its special interest. The original wood panelling and other such features within the building in this case have clearly contributed importantly to the character and special interest of the listed building. This is evidenced by old photographs of these elements which highlight the prominence of the timber throughout the front part of the building, including decorative panelling within various rooms including the courthouse, as well as the doors, fireplaces and various other fixtures of interest. However, these components have unfortunately been severely eroded by both wet and dry rot such that their retention is now considered untenable. In this regard, retaining these features is considered to risk the spread of further rot and decay through the building and removal is therefore necessary. Historic Environment Scotland have also confirmed that they have no objection to the removal of the internal timber. In their consultation response, they make specific reference to their "Managing Change in the Historic Environment" guidance note on Use and Adaptation of Listed Buildings. This states that, "Alterations to a building, even if they are extensive, will be better than losing the building entirely. If the only way to save a building is a radical intervention, we have to avoid being too cautious when we look at the options. If a building might be totally lost, we should be open to all the options to save it." In this context, the stripping out of the internal wood elements, although regrettable, is appropriate in the interests of saving the listed building and accords with the relevant policies and guidance outlined above. In terms of any additional points raised by the representees, an updated survey report (dated September 2024) has been submitted since the original representation which had highlighted the age of the 2018 survey. It is noted that notwithstanding the six-year gap between these documents, the building has still been subject to regular monitoring and inspections throughout this time. The points raised regarding the deterioration of the building, as well as the Brown Institute, are noted. For the reasons highlighted above, the proposals in this case are considered to improve the opportunity for the remaining building to secure a sustainable, financially viable new use. The Scottish Civic Trust have commented that further details are required in relation to the replacement of any structural timbers and the recycling of all salvageable fabric. On the former point, the engineering consultants on behalf of the applicant have confirmed that none of the timber proposed for removal from the main front part of the building is structural. In relation to the latter issue, the applicant advises that the salvaging of any timber materials is highly unlikely due to their deterioration and the risk of contamination from infectious rot. However, it is the intention that the works would proceed on the basis that any materials which are found on removal to be worthy and suitable for salvage would be retained for further consideration. It is considered in this regard that a condition can be applied requiring that a record of any salvaged materials be provided following the works, albeit it is Page 336 of 344
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recognised that there is a reasonable possibility that only very limited, or potentially no, items may be found which are suitable for salvage. Historic Environment Scotland have recommended that a photographic record of the building should be undertaken prior to works commencing, although it is recognised that it may not be possible to photograph all of the rear rooms due to their unsafe condition. It is nevertheless considered prudent to attach a condition requiring that a photographic record is provided of all areas where removal of timber or demolition is proposed, and where it is safe for these areas to be photographed. In summary, the information provided by the applicant is considered sufficient to demonstrate that the proposals are appropriate measures in the interests of preserving the listed building. The single storey rear element of the building is acknowledged as being of lesser special interest compared with the main front part of the building, while the poor condition and impractical format and layout of these areas is also a likely deterrent to attracting any new user. The removal of the timber, meanwhile, is very regrettable, as it is apparent that this contributed to the special interest of the listed building. However, it has been demonstrated that removal of the timber is essential in the interests of protecting and preserving the main front part of the building from further deterioration. Considered together, the proposals are accepted as necessary in the short-term interest of protecting the building from further deterioration, while they are also considered beneficial to the likelihood of securing the future occupation of the building and its preservation. In helping to safeguard the main front part of the listed building, the proposals are found to be compliant with NPF4 Policy 7 and Policy ENV3 of the Renfrewshire Local Development Plan, together with the Renfrewshire New Development Supplementary Guidance and the policies and guidance of Historic Environment Scotland. As such, it is recommended that listed building consent is 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 The proposals, while resulting in the loss of certain elements which previously contributed to the special interest of the listed building, are found to be appropriate and necessary in the interests of preserving the most important front section of the listed building and enhancing its potential for future reuse. As such, it is recommended that listed building consent is granted subject to the conditions undernoted. 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 works commencing, a photographic record of all rooms within the building shall be submitted, other than any areas which cannot be photographed for safety reasons. Page 337 of 344
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Reason: In the interest of maintaining a record of the listed building prior to the demolition and stripping out works taking place. 2. That within 3 months following the completion of the works hereby approved, an inventory of all architectural materials which have been salvaged and retained shall be submitted to the Planning Authority. The inventory shall record details of the location, storage and safe keeping of all items. The inventory shall be maintained and updated in order that the relocation or reuse of any items continues to be recorded and the Planning Authority shall be notified in writing of any such updates to the inventory. Reason: In the interests of maintaining a record of any salvaged materials that contributed to the special interest of the listed building and the potential future reuse and care of these materials. Advisory Note(s) None. Approved Drawings and Supporting Documents Drawing Number Revision Drawing/Document Title Not numbered Location Plan – Former Renfrew Police Station, Inchinnan Road, Renfrew 11427-00 P1 Former Renfrew Police Station - Elevations Statement of Justification for the Partial Demolition and Internal Works on the Renfrew Police Station (Former), Inchinnan Road, Renfrew by Renfrewshire Council Building Survey Inspection Report of Former Renfrew Police Station, Inchinnan Road, Renfrew, PA4 8ND for Renfrewshire Leisure by Brown+Wallace Chartered Building Surveyors (date: June 2018) (submitted as Appendix to Statement of Justification) Survey Report/Letter by Timber Preservation Division (date: 17/09/2024) Commission No 23068 – Former Renfrew Police Station, Inchinnan Road, Renfrew – Report by Renfrewshire Council (date: September 2024) For further information please contact Andrew Mackenzie, Development Standards Team, Email: andrew.mackenzie@renfrewshire.gov.uk. Page 338 of 344
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Report by Chief Planning Officer Planning and Climate Change Policy Board: 5 November 2024 Reference No 24/0589/PP Application Type Planning Permission (Local) Proposal Formation of footpath Location Site Between No 20 Sandielands Avenue and No 12, Wrightlands Crescent, Erskine Ward 12 - Erskine and Inchinnan Community Council Erskine Community Council Applicant Mr Murray McLean Cala Homes West 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=SIO9HFMWJR500 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, officers have declined to exercise delegated authority given the complex planning history of the site. Proposal This application seeks planning permission for the formation of a footpath linking Templar Crescent with Sandielands Avenue in Erskine. Consent for a section of path was granted in 2017 as part of the approval for a residential development consisting of 195 dwellings (16/0726/PP). This application seeks to link this section of path into the existing footpath network, allowing traffic free pedestrian and cycle access from the new residential development onto Sandielands Avenue. The illuminated asphalt path would measure approximately 100 metres long. Site Description The application site is located within an established residential area. The path would be formed in an existing area of open space, with residential properties found on all sides. The path would be located to the northwest of the residential development it would serve. 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 route the path would take. Negotiated Improvements 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. Item 9(l) PACC051124 Page 339 of 344
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Consultations Chief Executive's Service (Roads Development) - no objection subject to conditions. Environment, Housing & Infrastructure (Env. Protection) - no objection. Representations The application has been publicised in line with the requirements of the relevant legislation. The following representations were received: Object - 8 Support - 73 Neutral - 1 The points raised in support of the application can be summarised as follows: 1. Would provide a safe active travel route for residents 2. Would help reduce car dependency The points raised in objection to the application can be summarised as follows: 1. Would increase noise and footfall next to existing residential properties 2. The footpath does not comply with disabled access standards 3. The footpath would become dangerous with leaves in autumn 4. Is it unclear as to whether the path would be adopted by the Council 5. Would impact on the privacy of existing residential properties 6. The open space would become unusable due to the path Abbeyfield Residents Association have also raised the following points: 1. Cala should upgrade a section of unadopted footpath nearby that is in need of repair 2. The plans do not show how the path would interact with an existing fence 3. It is unclear if the path avoids a football pitch and basketball hoop 4. It is unclear how many trees would be removed 5. Construction could damage the greenspace 6. Who will monitor the construction of the path 7. Who will be responsible for maintenance of the path 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 13 - Sustainable transport Full details relating to the policies of the NPF4 can be found online. Renfrewshire Local Development Plan Policy P6 - Open Space Policy I1 - Connecting Places Full details relating to the policies of the LDP can be found online. Page 340 of 344
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Other relevant policies and guidance Delivering the Places Strategy - Open Space Renfrewshire's Planning & Development Tree Policy Submitted Reports and Assessments No reports or assessments were submitted in support of the application. 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 Policy I1 of the Local Development Plan provides support for proposals that create new high- quality, safe, attractive and integrated walking and cycling routes. Similarly, Policy 13 of NPF4 supports the provision of active travel infrastructure. The proposal would provide a vehicle free route for pedestrians and cyclists to travel between the new residential development and the existing footpath network. This would provide a more direct route to those wishing to travel west towards local schools and the Town Centre. The path would be finished in asphalt to provide a smooth surface for users and would be illuminated to improve safety. As no details have been provided on the proposed lighting a condition can be added to ensure these details are provided prior to construction. Roads Development have reviewed the proposal and offered no objection, subject to a condition that handrails and high friction surfacing is installed where the footpath gradient exceeds 5%. It is not considered that the number of individuals using the path at any one time would be so great that the amenity of nearby residential properties would be negatively affected. Existing boundary screening would maintain the privacy of these properties. Overall, it is considered that the proposal complies with both Policy I1 and Policy 13. Policy P6 of the Local Development Plan and its associated Supplementary Guidance state that development in open spaces will only be supported if it does not lead to a significant net loss of open space. The route of the path has been designed to avoid the football pitch and basketball hoop as well as the flatter areas of the greenspace that are most usable. It is therefore not considered that the proposal would prevent use of the existing sports facilities or fragment the open space to the point that the wider area becomes unusable. Indeed, a formalised path would improve access into the area of greenspace. Page 341 of 344
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The route has also been designed to avoid trees where possible. In line with the Council's Planning & Development Tree Policy details of any works to trees that are necessary to implement the consent can be requested via condition to ensure the proposal does not have a significant negative impact on tree cover within the area. The proposal is therefore considered to comply with Policy P6 and its associated supplementary guidance. Representations As per the Scottish Government’s guidance on planning obligations, contributions can only be sought where they are necessary to make the development acceptable in planning terms. Given the proposal has been assessed above and found to be consistent with the relevant provisions of the Development Plan it is not considered that asking Cala to upgrade an additional section of path is necessary. Maintenance and whether the path would be adopted by Renfrewshire Council would be a matter for the applicant and Environment, Housing and Infrastructure within the Council to determine. How the path would interact with an existing fence would be a civil matter for the parties involved to resolve themselves. The potential for construction to damage the greenspace is not a material planning consideration. On the matter of who would supervise the implementation of the consent, planning would be responsible for ensuring the consent, if enacted, is implemented in accordance with the approved plans. All other issues have been addressed in the above report. 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. Prior to the commencement of development, details of which, if any, trees are to be removed and details of how those that will remain would be protected during construction shall be submitted to, and approved by, the Planning Authority. Page 342 of 344
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Thereafter no additional tree felling shall take place, unless otherwise agreed in writing with the Planning Authority. Reason: In the interests of tree cover in the area. 2. Prior to the commencement of development, details of the lighting to be installed shall be submitted to, and approved by, the Planning Authority. The lighting shall be of an adoptable standard. Reason: In the interests of safety. 3. Prior to the commencement of development, details of the handrails and high friction surfacing that shall be installed in all locations where the gradient of the footpath exceeds 5% shall be submitted to, and approved by, the Planning Authority. Thereafter, the footpath shall be constructed in accordance with the approved details to the satisfaction of the Planning Authority. Reason: In the interests of safety. Advisory Note(s) 1. Roads Construction Consent would be required. Schedule of Plans Determined Drawing Number Revision Drawing/Document Title 10816/005 B Road Layout 009-PL-200 A Offsite Path Link For further information please contact James McCafferty, Development Standards Team, Email: james.mccafferty@renfrewshire.gov.uk. Page 343 of 344
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