New Development Supplementary Guidance 2022
Renfrewshire Council · 24 March 2026
Back to Local Review Body. — 24 March 2026 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Renfrewshire Local Development Plan New Development Supplementary Guidance 2022
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 2
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 3 Contents Introduction……………………………………………………........................................................ 4 How to use the Plan………………………………………........................................................ 4 Delivering the Economy Strategy………………………................................................ 5 Delivering the Centres Strategy …………………………............................................... 12 Delivering the Infrastructure Strategy …………………............................................. 16 Delivering the Places Strategy .……………………………............................................. 21 Delivering the Environment Strategy.........................................……….................. 31 Appendix 1 Additional Information for Assessment - Technical Assessments .......…....... 43 RENFREWSHIRE NEW DEVELOPMENT SUPPLEMENTARY GUIDANCE
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 4 Introduction The Renfrewshire Local Development Plan is supported by the New Development Supplementary Guidance. The Renfrewshire Local Development Plan sets a framework for the enhancement of Renfrewshire’s diverse natural environment, built and cultural heritage assets, the delivery of new economic and infrastructure investment and guides the future use of land to create great and sustainable places across Renfrewshire. The detailed development criteria for the assessment of development proposals is contained within this New Development Supplementary Guidance and is structured around the themes of the Local Development Plan: • Economy • Centres • Infrastructure • Places • Environment Renfrewshire Local Development Plan Thematic Policies: • Economy • Centres • Infrastructure • Places • Environment RENFREWSHIRE NEW DEVELOPMENT SUPPLEMENTARY GUIDANCE How to use the Plan All developments must be assessed against the Renfrewshire Local Development Plan and the guidance and criteria in the New Development Supplementary Guidance. The New Development Supplementary Guidance provides additional detailed information in relation to designing, delivering and implementing development, with an emphasis on place making and sustainable, inclusive development. Both provide an integrated development framework providing a consistent approach to the assessment of planning applications. Renfrewshire New Development Supplementary Guidance Thematic Policies: • Economy • Centres • Infrastructure • Places • Environment Assessment of Development
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 5 DELIVERING THE ECONOMIC STRATEGY - DEVELOPMENT GUIDANCE Economic Investment Locations Renfrewshire’s Economic Investment Locations consist of Strategic Economic Investment Locations (SEILs) and Local Industrial Areas. Development proposals in these economic locations requires to meet the following criteria: Support the role and function of the economic investment locations as identified in Figure 1 and be compatible with the surrounding character of the area; Support sustainable and inclusive economic growth as well as allowing diversification or transition into new economic sectors or clusters in response to changing markets and / or demand; Employment generating uses not listed in Classes 4 (Business), 5 (General Industry) and 6 (Storage & Distribution) of the Use Classes Order will be supported in these locations subject to the consideration of Clydeplan Strategic Development Plan (2017) for development within SEILs and Local Development Plan Policies E1 and E2; Development must not impact upon the existing uses or potential economic investment within the area; Proposals for waste management infrastructure will be acceptable where it conforms to, meets and delivers the objectives of the Zero Waste Plan as well as demonstrating that it will not have a significant adverse impact upon amenity or operation of other uses, subject to site specific considerations; and, All proposals will be considered in relation to the Delivering the Spatial Strategy – Economy section of the Local Development Plan.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 6 DELIVERING THE ECONOMIC STRATEGY - DEVELOPMENT GUIDANCE Renfrewshire’s Economic Investment Locations Role and Function Challenges/Opportunities Strategic Economic Investment Locations (SEIL) Advanced Manufacturing and Innovation District Scotland (AMIDS) Distribution and Logistics/ Manufacturing/ Engineering/ Green Technologies/ Life Sciences/ Research and Development/ Airport related uses. Consists of Inchinnan Business Park, Westway and Netherton Farm area clustered around Glasgow Airport. City Deal Investment to improve access to Glasgow Airport and connectivity within the Strategic Economic Investment Locations facilitating the development of key development sites. Key location to support innovation in manufacturing across Scotland. This location also includes a Strategic Freight Hub which supports the operation of Glasgow Airport and the Strategic Economic Investment Locations. Hillington/ Renfrew North Distribution and Logistics, Manufacturing/ Engineering, Business Services. A Simplified Planning Zone is in place supporting sustainable and inclusive economic growth at Hillington Business Park. Opportunity to diversify uses to adapt to changing market demands and facilitate the redevelopment of key sites. This location also includes a Strategic Freight Hub which supports the operation of the Strategic Economic Investment Locations. Opportunity to consider more sustainable modes of transport and the decarbonisation of freight. Figure 1 – Renfrewshire’s Economic Investment Locations Renfrewshire’s Economic Investment Locations
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 7 DELIVERING THE ECONOMIC STRATEGY - DEVELOPMENT GUIDANCE Renfrewshire’s Economic Investment Locations Role and Function Challenges/Opportunities Local Industrial Areas Burnbrae, Linwood Locally important industrial area. Strategic Freight Transport Hub with road/rail transfer facility. Good accessibility to freight hub, M8 and Glasgow Airport offers significant potential for new economic investment at this location. Intermodal terminal providing sustainable road/rail freight transfers, with opportunities to remove goods vehicles from the road network. Land to north east of Phoenix Commercial Centre, Linwood Major regeneration opportunity. Key strategic location to the west of Paisley and the airport, along the M8/A737 trunk road. The site provides business and industrial space within a wider mixed-use development. Murray Street, Paisley Locally important local industrial area. Location includes a range of businesses and available properties/development sites. Proximity to the M8 and Glasgow Airport offers significant potential for new economic investment. Area to north of Paisley Town Centre Renfrewshire’s administrative, education, civic, local business and financial centre. Significant regeneration potential for the area to the north of the town centre. Opportunity to enhance access to Glasgow Airport and the Advanced Manufacturing and Innovation District Scotland through sustainable modes of travel and transport. Figure 1 – Renfrewshire’s Economic Investment Locations - Continued Renfrewshire’s Economic Investment Locations
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 8 DELIVERING THE ECONOMIC STRATEGY - DEVELOPMENT GUIDANCE Transition Areas New development or redevelopment of sites which are described as Transition Areas may be suitable to incorporate various uses. Figure 2 identifies areas that are in transition and details potential uses for each of these areas. Development proposals requires to meet the following criteria: Demonstrate that the type of use, mix, scale and location of development is appropriate for the site and wider surrounding area, reflecting the landscape character of the area; Demonstrate that there will be no significant effect on the amenity of the surrounding area and the proposal does not have an adverse effect on the integrity of any European sites; Consideration requires to be given to comprehensive development with the use of a masterplan or design brief/framework approach; All proposals will be considered in relation to the relevant development criteria, including the Places, Infrastructure and Environment Development Criteria; and, Proposals for waste management infrastructure will be acceptable within Transition Areas where it conforms to, meets and delivers the objectives of the Zero Waste Plan as well as demonstrating that it will not have a significant impact upon amenity or operation of other uses, subject to site specific considerations. Business and Industrial Development out with Renfrewshire’s Economic Investment Locations Proposals for new business and industrial development out with Renfrewshire’s Economic Investment Locations will be considered in relation to the Economic Development Criteria and the relevant Renfrewshire Local Development Plan Policies and associated Supplementary Guidance. Where appropriate proposals for home-working, micro businesses and community hubs will be supported subject to consideration against the relevant Local Development Plan Policies and Development Guidance and where there is no significant detrimental impact on amenity.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 9 DELIVERING THE ECONOMIC STRATEGY - DEVELOPMENT GUIDANCE Location of Transition Area Acceptable uses within Transition Area Erskine Riverfront Business and industrial uses within Classes 4, 5 and 6 of the Use Class Order, residential, hotels, residential institutions, educational facilities, nurseries, leisure, restaurants and other commercial uses of a scale appropriate in relation to the Network of Centres. Includes important riverfront recreational asset and access to the riverfront requires to be retained. Candren Area, Paisley Business and industrial uses within Classes 4, 5 and 6 of the Use Class Order, hotels, leisure uses, educational facilities and other commercial uses of a scale appropriate in relation to the Network of Centres. North Johnstone Business and industrial uses within Classes 4, 5 and 6 of the Use Class Order, hotels, residential, residential institutions, educational facilities, nurseries and other commercial uses of a scale appropriate in relation to the Network of Centres. Paisley East End Residential, offices, storage facilities, educational facilities, nurseries, residential institutions and other commercial uses of a scale appropriate in relation to the Network of Centres. Middleton Road, Linwood Residential, residential institutions, educational facilities, nurseries, business and light industrial and other commercial uses of a scale appropriate in relation to the Network of Centres. Meadowside Street/ Blythswood Area, Renfrew Residential, residential institutions, educational facilities, leisure, nurseries, business, and waste management and other commercial uses of a scale appropriate in relation to the Network of Centres. Area to north of Paisley Town Centre Business and industrial uses within Classes 4, 5 and 6 of the Use Class Order, hotels, residential, residential institutions, educational facilities, nurseries and leisure and other commercial uses of a scale appropriate in relation to the Network of Centres. Opportunity to enhance access to Glasgow Airport and the Advanced Manufacturing and Innovation District Scotland. Underwood Road, Paisley Business and industrial uses within Classes 4, 5 and 6 of the Use Class Order, residential, residential institutions, educational facilities, nurseries, leisure and other commercial uses of a scale appropriate in relation to the Network of Centres. Figure 2 – Transition Areas Transition Areas
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 10 DELIVERING THE ECONOMIC STRATEGY - DEVELOPMENT GUIDANCE Glasgow Airport Glasgow International Airport is a key component of the economy at the national, regional and local level. The Airport is an international gateway with important linkages to wider business and tourism markets. Existing operational land for the airport, as shown on the Proposals Maps, requires to be safeguarded allowing the airport to operate to its full potential. Development proposals within the Glasgow Airport Public Safety Zone require to be considered in accordance with the stated Government policy contained in the Scottish Government Circular 8/2002 and any future policy updates. Within the airport operational land there will be support for uses associated with operational function of the airport or uses which are compatible and do not compromise the airport operation or functionality, including: The movement and maintenance of aircraft; The embarking, loading, discharging or transporting of passengers, livestock or goods; and, Development in Classes 4 (business), 6 (storage and distribution) and 7 (hostels and hotels), car parking and car rental facilities, where it can be demonstrated that the development is associated with the functioning of the airport.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 11 DELIVERING THE ECONOMIC STRATEGY - DEVELOPMENT GUIDANCE Tourism Tourism is an important element of the economic, social, environmental and cultural well-being of Renfrewshire’s places and environment and is a key driver of the economy. Proposals for new tourist facilities and attractions will be considered in relation to the aims of Renfrewshire’s Tourism Framework and Visitor Plan. Improvements and enhancements to existing or the creation of new tourist facilities and attractions will be supported subject to meeting the criteria in Policy E4 Tourism of the Local Development Plan. New development proposals require to: Add to the appeal and attraction of Renfrewshire as a visitor destination and contribute to the local economy providing new employment opportunities with a social and/or cultural benefit to the area; Complement existing/proposed tourist facilities in the area; Not result in significant detrimental impacts on visual amenity, the built heritage or natural heritage interests; Be of a design, quality and density which is appropriate for the location and surrounding area and would be compatible with neighbouring land uses; Consider opportunities to encourage participation and enjoyment of Renfrewshire’s natural heritage assets, ensuring that there are no significant adverse effects on the natural environment including biodiversity and landscape character; Demonstrate that suitable infrastructure and services are available or can be provided to serve the development proposal; Demonstrate that the site is accessible by a choice of transport options and access within and out with the development connects to active travel routes and/or the wider green network; Demonstrate that the road and/or rail network can accommodate the development; Demonstrate a site-specific locational need and/or address a deficit in the provision of tourist facilities in the area; and, Incorporate a design which promotes energy efficiency and the use of low carbon generating technologies.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 12 DELIVERING THE CENTRES STRATEGY - DEVELOPMENT GUIDANCE Strategic Centres and Core Town Centres Development proposals require to support the diverse role and function of Renfrewshire’s Strategic Centres and Core Town Centres reflecting a sustainable mix of activities and uses. Development which will enhance the vitality and viability of centres and strengthen their key role within Renfrewshire’s Network of Centres will be welcomed. All proposals will be considered against Renfrewshire Local Development Plan, including Policy C1 Renfrewshire’s Network of Centres. Local Service Centres and Village Centres Proposals within Local Service Centres and Village Centres will be supported where they demonstrate that they will meet local need and will not significantly impact on the viability or vitality of the existing centre or any other network centre. The scale of development proposal requires to reflect the size of community that the centre serves. Support will be given to proposals which enhance and regenerate these centres. All proposals will be considered against Renfrewshire Local Development Plan, including Policy C1 Renfrewshire’s Network of Centres. Sustain the role and function of the centre as identified in Figure 3; and, Demonstrate that there would be no significant adverse impact upon the role and function of any other network centre. Meeting Local Neighbourhood Demand Retail and commercial development out with the defined Network of Centres will be considered acceptable in principle where the proposal meets a local neighbourhood demand and subject to meeting the criteria within Policy C2 Development Out with Renfrewshire’s Network of Centres and the relevant policies identified on the Proposals Maps. For the purposes of assessing local supply and demand, the catchment will be defined by the area from which the site is easily accessible on foot. These centres provide a location for retail development that typically cannot be located within the other centres in the network. There may also be opportunities for some ancillary and/or enabling commercial development to complement the existing uses. Proposals within Renfrewshire’s Local Commercial Centres will be supported where they: Local Commercial Centres
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 13 DELIVERING THE CENTRES STRATEGY - DEVELOPMENT GUIDANCE Centre Role and Function Strategic Centres Paisley Town Centre Renfrewshire’s main cultural, heritage and civic centre. Offers a diverse mix of uses and attributes providing a hub for public transport, business, retail, leisure, education, community uses and residential uses. A spatial development framework for the town centre is presented in the Renfrewshire Local Development Plan. Braehead Renfrewshire’s largest retail and leisure centre with strong supporting commercial and business uses. A spatial development framework for the centre is presented in the Renfrewshire Local Development Plan. Core Town Centres Johnstone Town Centre The largest and most diverse centre within West Renfrewshire with a strong, historic character and a rich heritage. A civic, cultural and local retail centre which provides key services for both the local population and settlements across West Renfrewshire. Renfrew Town Centre The largest centre within North Renfrewshire with a distinctive character and a number of historic listed buildings reflecting the identity of the town. The centre has strong civic, cultural and local retail functions which provide key services for the local population and neighbouring settlements. A Simplified Planning Zone is in place to support diversification of uses. Erskine Town Centre Local retail, leisure and commercial centre which provides key services for the local community and settlements such as Inchinnan and Bishopton. Linwood Town Centre Linwood is a local retail and commercial centre which plays an important role in providing key services for the local community and supporting the choice of provision across West Renfrewshire. A Centre Strategy and Action Plan has been prepared for each Strategic Centre and Core Town Centre to guide investment in the Centre. The Local Development Plan Action/Delivery Programme includes an action to review these strategies every two years. Renfrewshire’s Network of Centres - Role and Function Figure 3 – Renfrewshire’s Network of Centres - Role and Function
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 14 DELIVERING THE CENTRES STRATEGY - DEVELOPMENT GUIDANCE Centre Role and Function Local Service Centres Bridge of Weir Local convenience retail, commercial and community village centre. Bishopton Local convenience retail, commercial and community village centre. Bishopton (Dargavel Village) Local convenience retail, commercial and community village centre supporting delivery of the Community Growth Area. Lochwinnoch Local convenience retail, commercial and community village centre. Paisley West End Local retail and commercial service centre. Paisley East End Local retail and commercial service centre. Neilston Road Local retail and commercial service centre. Renfrewshire’s Network of Centres - Role and Function Centre Role and Function Commercial Centres Phoenix, Linwood Out of town retail and commercial centre accommodating a range of commercial, food and drink and retail uses. Abbotsinch, Paisley Out of town retail centre accommodating a range of retail uses. Braehead Retail Park Retail and commercial location providing a range of commercial and retail uses in support of Braehead Strategic Centre. Blythswood, Renfrew Transition Area able to support a range of uses and facilities of a scale appropriate in relation to the Network of Centres. Figure 3 – Renfrewshire’s Network of Centres - Role and Function -Continued
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 15 DELIVERING THE CENTRES STRATEGY - DEVELOPMENT GUIDANCE Hot Food; Public Houses; Licensed Venues and Amusement Arcades Pedestrian safety, traffic and parking must not be prejudiced with suitable access provided; There must be no significant impact on the residential amenity, in terms of hours of operation, noise, disturbance, cooking odours, fumes or vapours; Suitable and well-designed provision for the collection and storage of waste must be conveniently sited for both the premises (or other user) and the waste collection authority; The applicant must demonstrate full control to install a flue extraction system to ventilate and disperse cooking odours; The design of the flue must be visually acceptable and will generally be required to extend a minimum of 1.0 metre above the eaves level of the adjoining property; and, Where required, suitable parking and servicing arrangements must be provided to serve the proposed use. Proposals for Class 3 uses, hot food takeaways, public houses and bars, licensed clubs, amusement arcades and entertainment venues such as night clubs, will be directed to Strategic Centres, Core Town Centres and Local Service Centres as defined within the Renfrewshire Local Development Plan Proposals Maps. All proposals will be considered against the following criteria:
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 16 DELIVERING THE INFRASTRUCTURE STRATEGY - DEVELOPMENT GUIDANCE Connecting Places All proposals will be considered in line with Policy I1 Connecting Places of the Local Development Plan and the following criteria: Development proposals require to be sited at locations which ensure appropriate provision to public transport and where possible link to public transport hubs and interchanges; The provision of safe and convenient pedestrian and cycle access to and within the development which can be used by all potential users, with links to existing and proposed active travel routes in and around places, integrating with the wider active travel network; Where required, ensure the implementation of safe pedestrian routes to public transport, schools, local services and open space from the proposed site; Public transport networks should be accessible within 400 metres walking distance of the development; Where practical make provision within development layouts giving priority to and allowing penetration by buses; When development is in close proximity to rail stations/halts, where required ensure that provision is made for good direct, safe access to and from these facilities; Connections to and from development are required to be in line with the ‘Getting It Right for Every Child’ approach; The design, layout and standard of any proposed active travel or transport infrastructure is appropriate to the local environment and the character of the surrounding area to achieve safe movement of pedestrians, cyclists and traffic whilst ensuring a pleasant and safe environment; Development proposals should consider the need to supply safe and convenient cycle parking, and where appropriate motorcycles, visitor parking and disabled parking with consideration given to the type, mix and use of development, car ownership levels, the surrounding uses and the accessibility of the development by sustainable modes when considering parking provision for other vehicles; Aim to ensure where there is knowledge of or potential for future neighbouring development that the development layout provides for future active travel and vehicular connections between places; Development should demonstrate the provision of electric, hydrogen, and other low or zero-emission vehicle and cycle charging points as an integral part of new development or redevelopment proposals; The full transport impact of new development including the potential impact on the performance and safety of the trunk road and/or rail network requires to be assessed. Suitable measures to mitigate any impact arising from development requires to be identified and delivered by the developer; The individual and cumulative impact from the traffic generated by the development does not significantly affect air quality; Proposals for development, which the Council considers will generate significant travel demand, are required to be accompanied by a travel plan demonstrating how travel to and from the site by means other than private car will be achieved and encouraged; and, Masterplans, development briefs and proposals for major developments require to include satisfactory mechanisms or provisions for supporting sustainable transport objectives along with additional infrastructure, facilities and services required to support the development.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 17 DELIVERING THE INFRASTRUCTURE STRATEGY - DEVELOPMENT GUIDANCE Flooding and Drainage All proposals will be considered in line with Policy I3 Flooding and Drainage of the Local Development Plan and the following criteria: Development proposals require to adopt a precautionary approach to the reduction of flood risk from all sources and comply with the principles of sustainable flood risk management and strengthen resilience to the current and future impacts of climate change in line with Scottish Government policy; New development requires to avoid areas susceptible to flooding; Development must not increase the risk of flooding elsewhere; Development must not have an adverse impact on existing drainage infrastructure, and it must be demonstrated that the site can be satisfactorily drained. Naturalised Sustainable Urban Drainage System features which are adequate for the development and appropriate maintenance arrangements requires to be in place; The capacity of the functional flood plain to store water must not be reduced; Development must not result in additional discharge of surface water; It has been demonstrated that a safe operation and access/egress can be achieved during the design flood event. The risk of flooding to the development itself can be satisfactorily mitigated; Developments require to maximise the amount of permeable surfaces; Existing flood protection/defence mechanisms are protected with development not compromising the potential for future flood management proposals; Unnecessary engineering works in the water environment will be resisted, including culverting of existing water sources. Opening existing culverts will be welcomed and encouraged; Where additional flood protection measures are required consideration of natural flood management and the use of green infrastructure which can be integrated into the site is required; Land raising will not be accepted unless compliance with national policy can be demonstrated and any loss of local flood storage capacity can be secured; It must be demonstrated that there is the ability to effectively deal with foul drainage from all developments; and, Flooding and drainage measures should aim to have a positive effect on the water environment and natural environment in and around the site; Where the risk of flooding is deemed unacceptable, the proposal will not be permitted. Where a flood risk assessment or drainage assessment is required, national guidance along with the principles set out above and advice set out in flood risk planning advice notes produced by Renfrewshire Council and SEPA’s Flood/ Drainage guidance must be considered. Further guidance on the content of a flood risk assessment is contained in Appendix 1.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 18 DELIVERING THE INFRASTRUCTURE STRATEGY - DEVELOPMENT GUIDANCE Renewable and Low Carbon Energy Developments An increase in the proportion of electricity produced from renewable sources and the recovery of waste heat will be supported in principle where they are appropriate in terms of the location, siting and design. All proposals will be considered against Policy I4 Renewable and Low Carbon Energy Developments of the Local Development Plan having regard to any individual or cumulative significant effects of the development proposal. All proposals requires to ensure that: Significant visual intrusion within the landscape in terms of siting, scale, location, design, etc. has been minimised; There will be no significant unacceptable adverse impact on the natural or historic environment or water environment within the area; During the process leading to the site selection, consideration must be given to suitable alternative sites, with the selection of the proposed site justified; Development proposals for renewable or low carbon energy developments to include proposals for energy storage on site wherever possible; There is no significant unacceptable impact on the amenity of nearby residents or other existing/allocated uses, in terms of statutory air quality objectives, noise or other nuisances including glare and shadow flicker; There will be no significant unacceptable impacts on the transport network including Glasgow Airport, additional traffic generation and/or road safety. Proposals must demonstrate that any additional impacts can be mitigated.; The individual or cumulative impact of the proposed development, including any other existing and approved similar developments; will not lead to an unacceptable impact on the environment, amenity, community or recreational interest; There will be no loss of public access routes, open space or recreational facilities. If proposals do have an impact, then alternatives or mitigating measures must be provided; Arrangements are in place to restore the site to an acceptable standard after the operation has ceased; SEPA’s Thermal Treatment of Waste Guidelines must be followed where development involves recovering energy from waste; Where technically feasible and financially viable, development with a high heat demand should seek to be co-located with and make use of heat supply sources; All Major Development planning applications require to consider the feasibility of meeting the development’s heat demand through a district heating network which could serve, or could easily be adapted to connect to a wider network if and when required to give greater energy efficiency; Where suitable, the potential to connect new projects to off-grid areas are considered; and, The scale of contribution from the development to renewable energy generation targets and the effect on greenhouse gas and carbon emissions is fully demonstrated.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 19 DELIVERING THE INFRASTRUCTURE STRATEGY - DEVELOPMENT GUIDANCE Solar PV Farms In addition to the guidance on Renewable and Low Carbon Energy Developments all development proposals for Solar PV Farms will be considered against the following criteria: Development requires to be sited to minimise the visual effect on landscapes and provisions will be made to screen the development using natural features such as hedges and/or trees; Where a development is proposed on prime quality agricultural land1 , on land with an environmental designation, or of historical significance, applicants must provide sufficient information on the potential impact on this existing land use and the mitigation that will be provided; There is no significant impact on landscape/visual amenity, aircraft, rail and road safety in terms of glint and glare; Any lighting and security fencing requires to be kept to a minimum. Natural features must be used where possible to assist in site security and screen security fencing; 1 Agricultural land identified as being Class 1, 2 or 3.1 in the land capability classification for agriculture developed by Macaulay Land Use Research Institute (now the James Hutton Institute) Access tracks to the solar farm requires to be kept to a minimum to better enable the site to be returned to its previous condition; Construction compounds needed to enable the development requires to be located to minimise its environmental and amenity impact. Details of the size and location of the site office, machinery, plant and construction materials requires to be provided; Foundations which enable the ground to be returned to its previous use will be preferred. Trenching and foundations require to be kept to a minimum; An appropriate ground maintenance programme will be required, and solar farms require to be designed to enable management through grazing by small livestock. This would require panels to be positioned at least 70cm above ground level and cabling to be suitably protected; On completion of the construction works, a Post Construction Road Survey will require to be undertaken by the applicant and any remediation works required will be agreed in writing with Renfrewshire Council. Any remediation works will require to be funded by the applicant; and, Solar PV Farms are considered to be a temporary use of land and will require to be returned to its previous use on expiry of planning consent. Any decommissioning works will be agreed with Renfrewshire Council and funded by the applicant.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 20 DELIVERING THE INFRASTRUCTURE STRATEGY - DEVELOPMENT GUIDANCE Communications and Digital Infrastructure The expansion of the communications network including telecommunications, broadband and digital infrastructure will be supported in line with the criteria set out in Policy I6 Communications and Digital Infrastructure of the Local Development Plan. Sufficient information requires to be provided with a development proposal to ensure that it is located in an appropriate location and unlikely to have any significant adverse effects. The following information will be required depending on the development proposal: An explanation of how the proposed equipment fits into the wider network; A description of the siting options and design options which satisfy operational requirements, alternatives considered, and the reasons for the chosen solution; Details of the design, including height, materials and all components of the proposal; Details of any proposed landscaping and screen planting, where appropriate; An assessment of the cumulative effects of the proposed development in combination with existing equipment in the area; A declaration that the equipment and installation is designed to be in full compliance with the appropriate ICNIRP guidelines for public exposure to radiofrequency radiation; and, An assessment of visual impact, if relevant. Provision for Waste Recycling in New Developments Development including residential, commercial or business/industrial properties requires to include provision for waste separation and collection to meet the requirements of the Waste (Scotland) Regulations in line with Renfrewshire Council’s Refuse Collection Standards. Suitable and well-designed provision for the collection and storage of waste must be conveniently sited for both the householder (or other user) and the waste collection authority.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 21 Creating Successful Places DELIVERING THE PLACES STRATEGY - DEVELOPMENT GUIDANCE Creating Places Successful places are areas which support a mix of uses, where people live, work and enjoy leisure time. Places must be adaptable to future uses, balancing the interests and opportunities that are right for the place. Detailed guidance is set-out in Renfrewshire’s Places Design Guidance which identifies a range of considerations that form the basis of good ‘places’ design. This document is available to view at www.renfrewshire.gov.uk. Development proposals require to be prepared in accordance with Renfrewshire’s Places Design Guidance in addition to the guidance included in this document. Access and Connectivity Environment and Community Context and Character Buildings and Design Layout and Form
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 22 DELIVERING THE PLACES STRATEGY - DEVELOPMENT GUIDANCE Alterations and Extensions to Existing Properties Development will be considered in relation to the following criteria: The development requires to be of an appropriate scale, size and massing which does not constitute over development and reflects the established development pattern; Reflect the design and materials of the existing house and the character of the surrounding area; and, The amenity of the neighbouring residents or the surrounding area is protected. Residential Development within Garden Grounds Development will be considered in relation to the following criteria: The position, orientation and access to the proposed house and the relationship with the existing and surrounding properties requires to maintain and respect the established development pattern; The new residential unit will not result in back-land development; The scale, size, massing and associated garden space of the proposed new residential unit will be similar to surrounding dwellings in the area; and, The privacy and amenity of the existing and proposed residential units will be comparable and protected. Change of Use from Amenity Space to Garden Ground Enlarging garden areas by extending them into amenity space and areas of landscaping requires planning permission to change amenity space to garden ground. Assessment of the proposals will require to be considered in relation to the following criteria: Proposals will not significantly affect the character and appearance of the amenity space, detracting from the amenity of the surrounding area; Development will not significantly fragment or incrementally erode amenity space; The proposals will not lead to a deficiency in recreational and/or public open space in the area or adversely impact on any active travel or green networks; Development will not result in the loss of trees that make a significant contribution to the area or result in a detrimental impact on the visual amenity of the area; and, The development will not lead to an undesirable precedent being set. All proposals will be assessed in relation to the Householder Developer Guidance Guidance which is available on the Council’s website at https:// www.renfrewshire.gov.uk/article/3041/ Development-Planning-Guidance. This guidance is currently being updated and will be presented to a future Board.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 23 DELIVERING THE PLACES STRATEGY - DEVELOPMENT GUIDANCE Residential Use of Centres New residential developments in the upper floors of the town centres of Paisley, Renfrew and Johnstone will be encouraged in principle when they are in accordance with the Centres policies. Upper Floor Residential Developments Where buildings are not fit for purpose and have become vacant, and it can be demonstrated that conversion of the existing buildings is not viable or practicable and will not allow a new use to operate, then consideration will be given to redevelopment. Re-Use/Redevelopment of Institutional Premises All such proposals will be subject to the approval of a masterplan/development brief to ensure protection of environmental qualities, there is a high-quality design and the density of development is appropriate to the location.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 24 DELIVERING THE PLACES STRATEGY - DEVELOPMENT GUIDANCE The potential impact on the amenity of the area; The level of provision of HMO’s in that locality; and, The relevant Local Development Plan policy and associated Supplementary Guidance which relates to the application site. House in Multiple Occupation (HMO) Planning permission is required where use as a HMO is considered to be a ‘material change of use of land or buildings’. The Town and Country Planning (Use Classes) (Scotland) Order 1997 defines a house as being the sole or main residence of a single person, or any number of persons living together as a family, or not more than 5 residents living together as a single household where care in provided for residents. Where more than 5 residents live together as unrelated individuals this is considered to be a material change of use, requiring planning consent. Planning permission is also required where three or more unrelated persons or three or more families are living in a flatted property. All proposals for a HMO will be considered in relation to the following: All members of the same family, or, All members of two families, and which accommodation is (a) a house, or is, or forms part of, any premises or group of premises owned by the same person and its occupants share one or more of the basic amenities with each other; and is occupied by those 3 or more persons as an only or main residence, or (b) of such type, or which is occupied in such manner, as the Scottish Ministers may specify. Other Requirements A building warrant may be required if structural alterations are proposed to be undertaken to the premises for which a HMO licence is sought. The applicant should contact Renfrewshire Councils Building Standards Section to discuss the need for a Building Warrant. The licensing of HMOs operates under the Housing (Scotland) Act 2006. A license may be required where any living accommodation is occupied by 3 or more persons who are not either:
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 25 DELIVERING THE PLACES STRATEGY - DEVELOPMENT GUIDANCE Completed affordable units; Units completed by the developer and subsequently transferred to the Council/ Registered Social Landlord on a design and build basis. These units must also comply with the Scottish Government’s grant funding criteria in terms of their design standards; The provision of an appropriate area of serviced land being transferred to the Council or a Registered Social Landlord for the development of the required number of affordable units. Where land is transferred, it must be provided fully serviced and free of constraints; Affordable Housing Early discussion (pre-application stage) with the planning authority will be required to establish affordable housing requirements and the most appropriate mix of affordable housing to be provided on all sites of 50 or more dwellings providing up to 25% of the total site capacity as affordable homes. The provision of affordable homes must be fully integrated into new development and requires to be delivered in the form of: Off-site delivery; In specific incidences where a developer can prove that on site provision of Affordable Housing is not viable, and the Council is in agreement, an off-site provision may be considered. In such cases discussions on offsite delivery must be made in advance with both Planning and Housing and requires to ensure that the alternative off-site provision is: A site where housing is supported in principle by the local development plan; The proposed alternative site makes an equally satisfactory contribution to meeting unmet local housing needs as the principal development site and is capable of delivering the number of affordable units required on the principal site; Located within the same submarket area as the development site (as defined in Renfrewshire Local Housing Strategy). It will be for the Council to decide if an alternative site outside the submarket area is acceptable; Located within an area that does not have a concentration of affordable housing. It will be for the Council to determine if there is a concentration, therefore a developer wishing to provide offsite contributions must contact the Communities & Housing Service in advance of making an application; Where the developer is not constructing the affordable housing the site should be transferred to the Council or a Registered Social Landlord at an agreed value. The site must be transferred to the Registered Social Landlord or the Council prior to the delivery of any units on the primary site. Only that portion of the site necessary to effectively deliver the contribution need be transferred. The transferred land must be deliverable and free from constraints. It will be for the Council or an Registered Social Landlord to determine its acceptability; Where the developer is actually delivering the affordable housing on the secondary site, the release of market housing on the primary site will be linked to the delivery of affordable housing.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 26 DELIVERING THE PLACES STRATEGY - DEVELOPMENT GUIDANCE Commuted sum In exceptional circumstances, where sites are unsuitable for affordable housing, where off site provision cannot be provided, where there are sound reasons for not transferring part of the land for affordable units or there is no funding commitments from the Scottish Government, a financial contribution to the council (a commuted sum) will be acceptable in lieu of on or off-site provision. Any proposal by a developer to address affordable housing through a commuted sum must be supported by a viability assessment which sets out why onsite provision is not suitable. The instances where a commuted sum may be acceptable include: Where there is a high concentration of affordable housing in the area and the provision of a commuted sum would help achieve more balanced communities elsewhere in the housing market area; Where the Councils Communities and Housing Service recommend that this is the most appropriate form of contribution in considering the Councils strategic housing priorities; Site constraints affecting development viability; Where all reasonable efforts to identify other opportunities for on or off- site provision have been exhausted. The basis for a commuted sums is to allow flexibility to ensure the right houses to be built in the right areas, in particular where in accepting the commuted sum this would achieve more, higher quality, or better-located affordable housing elsewhere; help support the delivery of a preferred tenure of affordable housing elsewhere; or support the delivery of non-new build affordable housing projects throughout the area. Financial contributions will be paid to the Council and then reinvested in the provision of affordable housing in the same Housing Market Sub Area (as defined by the Renfrewshire Local Housing Strategy). As well as funding the actual housing build, the funds may also be used to assist the purchasing of sites or property, or to meet particular infrastructure constraints, in order to assist the delivery of affordable housing on the ground and promote the direct provision of affordable accommodation through the Council or Registered Social Landlord on other sites. The value of the commuted sums will be determined independently by the District Valuer (DV) or by a chartered valuation surveyor suitably experienced in the type of property and locality and appointed by mutual agreement between the parties, failing which the chairman of the RICS in Scotland. The developer will be required to cover the costs incurred to carry out this valuation. Commuted payments must be paid by the developer at appropriate phases of the site’s construction period, as agreed through a legal agreement. Commuted sum In exceptional circumstances, where sites are unsuitable for affordable housing, where off site provision cannot be provided, where there are sound reasons for not transferring part of the land for affordable units or there is no funding commitments from the Scottish Government, a financial contribution to the council (a commuted sum) will be acceptable in lieu of on or off-site provision. Any proposal by a developer to address affordable housing through a commuted sum must be supported by a viability assessment which sets out why onsite provision is not suitable. The instances where a commuted sum may be acceptable include:
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 27 DELIVERING THE PLACES STRATEGY - DEVELOPMENT GUIDANCE The affordable housing provision can be across a range of tenures, including social housing for rent, mid-market rented accommodation, shared ownership housing, shared equity housing, housing sold at a discount (including plots for self-build), and lowcost housing without subsidy. Where new affordable homes includes the provision of intermediate housing for rent or sale, discount sale and entry level market starter homes, units may require a burden to be placed on their title to ensure that future sales are made to priority groups at an affordable cost. Each site will be considered on its merits. When a new planning application is submitted which would increase the overall capacity of a site, the additional units only would be required to meet the terms of Policy P3. If the planning application relates to amendments which would not affect overall site capacity including changes to layout or house types – the terms of the policy would not apply.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 28 DELIVERING THE PLACES STRATEGY - DEVELOPMENT GUIDANCE Gypsy/Travellers and Travelling Show People Development Complement and be compatible with the character and appearance of the surrounding area providing an acceptable residential environment, amenity and setting; Residential amenity and character Development sites for Gypsy/Travellers and Travelling Show people will be considered in relation to the following criteria: The number and nature of the pitches provided requires to be appropriate to the site size and general area; Density Where sites are to be occupied on a permanent basis, the siting/ placing of caravans, chalets or other accommodation requires to ensure that prospective occupants have an acceptable level of residential amenity with regards to privacy and spacing; Layout A suitable means of access requires to be provided. The site requires to be well connected and/or is within a reasonable walking distance from services, education, community uses, health services, public transport and other facilities; Access The development makes provision for essential infrastructure such as water, sewerage disposal, electricity, lighting, refuse collection, internal roads as well as access for emergency vehicles. Provision of power through a sustainable means is encouraged; Services for the site Boundaries and landscaping around sites requires to be sympathetic to, and in keeping with, the surrounding area. Parking and storage of material and/or equipment on the site requires to be satisfactorily accommodated and appropriately screened where required. Boundaries and landscaping Demonstrate that there is a need within the local area for a transit or permanent site and the proposal would help address the identified need; Location needs
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 29 DELIVERING THE PLACES STRATEGY - DEVELOPMENT GUIDANCE Green Network and Infrastructure Appropriate provision is made for the continuing use of active travel networks; Core paths, rights of access, open space, woodland and the water environment within or alongside the boundary of the development proposal will be integral to the design and layout of the development from the outset of the planning process; The provision of good quality green space, paths, cycle routes and associated green and blue networks, is an important element of place making and regeneration. Investing more in nature, especially in close proximity to where people live and work, can deliver improvements in physical activity through sport and recreation and mental health, as well as having a positive impact on the long-term sustainability and quality of communities created. New Development Proposals will be considered against the following criteria: Development proposals requires to facilitate the provision and long-term, integrated management and maintenance of green infrastructure; Access is provided to green networks from new developments; Any potential impact to existing or proposed green networks, core paths or rights of way and other important routes, can be adequately addressed and/or suitable alternative provision is made; Development requires to enhance the green network by ensuring that on site green infrastructure is incorporated and designed to be integral to the overall development and will link into and enhance the wider green network; and, New development requires to incorporate the ‘Getting It Right for Every Child’ approach.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 30 DELIVERING THE PLACES STRATEGY - DEVELOPMENT GUIDANCE Open Space The proposed development is for recreation or physical activity use and it improves the quality and range of facilities; There is a long-term excess in the provision of pitches, playing fields and public open space in the wider area, taking into account long term strategy for provision, estimated demand and overall recreational and amenity value; The development will not lead to a significant net loss of open space; The proposal incorporates the retention or enhancement of the existing facilities on part of the site, while enabling redevelopment of the surplus section of the site for another purpose. In addition, there is no significant adverse impact on the amenity of nearby residents; All areas of open space, not shown on the Proposals Maps which includes, play parks and small areas of recreation and amenity space, will be protected from development unless the following criteria can be satisfied: Open Space Provision in New Developments Open space, amenity space and play provision shall be located in new developments, where appropriate, in a way which contributes to the site, surrounding area and the green network. The provision for open space will require to be in accordance with the Council’s ‘Renfrewshire’s Places’ Design Guidance. This document is available to view at www.renfrewshire.gov.uk. Alternative provision of equal or greater community benefit and accessibility would be made available on another site; The benefit of the proposed development to the public clearly outweighs the present open space value of the site; and, The amenity of the surrounding area will not be significantly affected by the loss of open space and by the nature of the proposed development.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 31 DELIVERING THE ENVIRONMENT STRATEGY - DEVELOPMENT GUIDANCE Green Belt Development Criteria There will be no loss of prime quality agricultural land or agricultural land2 of lesser quality that is locally important in line with Scottish Government Policy; Any adverse impacts on the qualities of wild land are overcome by siting, design or other mitigation; Traffic and access infrastructure can be sensitively accommodated; No significant effects on public water supply and water environment from any pollution risk; The development links to the existing green network and active travel routes or provides new enhanced routes, where appropriate; Proposals to protect and provide access to open space have been incorporated; Policy ENV1 Green Belt sets out the range of uses which could be considered acceptable in principle within the green belt. All development proposals within the green belt will also be accessed against the following development guidance: Development will not have a significant detrimental impact on the local landscape character. Development layout, design and siting must reflect local landscape character and respect and incorporate important landscape features such as traditional field enclosures, water courses, woodlands and skyline; It can be demonstrated that there is careful consideration of the siting, design, scale and grouping of any buildings and infrastructure; Appropriate landscaping proposals have been incorporated including the provision of well- designed boundary treatment; There are adequate services available for the development, or this can be provided; There is no significant detrimental effect on identified nature conservation interests, including species and habitats; and, All buildings for conversion are to be structurally sound and capable of conversion without substantial rebuilding. 2 Agricultural land identified as being Class 1, 2 or 3.1 in the land capability classification for agriculture developed by Macaulay Land Use Research Institute (now the James Hutton Institute)
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 32 DELIVERING THE ENVIRONMENT STRATEGY - DEVELOPMENT GUIDANCE Housing in the Green Belt The development is required to maintain and support an established activity that is suitable in the green belt and is ancillary and within the boundary of the established use; It is demonstrated that there is a need for the residential use to be located out with the settlement; Buildings which have special architectural, traditional or historic character which contribute to the setting of the area may be converted or re-used for residential where it can be demonstrated that it is no longer suitable for the purpose originally intended, with the original building forming the main part of the development; Residential development proposals will be considered in relation to the following criteria (residential use considered appropriate in principle where it is a housing land shortfall remedy which satisfies Policy ENV1 Green belt and Policy 8 of Clydeplan 2017): The proposal demonstrates outstanding quality of design, is of an appropriate scale within its setting and makes a positive contribution to the site and surrounding area; The proposal integrates with, complements and enhances the established character of the area and has no significant detrimental impact on the landscape character; and, Replacement dwellings must reflect the specific character of the location, fit well with the surrounding landscape and achieve a high design standard and environmental quality. Replacement dwelling(s) require to be of a similar scale, character and massing to other residential units in the surrounding area.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 33 DELIVERING THE ENVIRONMENT STRATEGY - DEVELOPMENT GUIDANCE Natural Heritage Natural heritage makes an important contribution to the local character, identity and quality of an area. A high-quality natural environment, water environment, landscape setting and diverse biodiversity and habitats complement a place, and these assets require to be protected with opportunities for enhancement. All developments require to follow the principles of the mitigation hierarchy set out in Figure 4 and where possible will enhance the natural environment. Development proposals require to prevent or avoid impacts on the natural environment, and measures require to be made to minimise and reduce any unavoidable impacts. Compensatory planting or habitat provision will be required to help restore the natural environment. Figure 4 – Mitigation Hierarchy Avoid Reduce Compensate
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 34 DELIVERING THE ENVIRONMENT STRATEGY - DEVELOPMENT GUIDANCE Trees, Woodlands and Forestry Protect ancient semi-natural woodland, along with other woodlands, hedgerows and individual trees from adverse impacts resulting from development; Promote the planting of broad leaved and native species; Protect and promote positive management of trees for their nature conservation interest; Promote, where appropriate, the development of community woodlands, particularly where they are close to urban areas and where links to the green network, green belt and neighbouring settlements may be facilitated; and, Encourage the planting of appropriate trees as an integral part of new development. To maximise the benefits for a diverse natural environment, new development proposals require to: In line with the Scottish Government’s control of woodland removal policy and the Mitigation Hierarchy in Figure 4, where woodland or individual trees are removed in association with development, developers will provide compensatory planting. Biodiversity Not significantly affect existing species, habitats and ecosystems; Be of an appropriate design and layout to encourage species dispersal through improving connectivity and habitat availability; and, Avoid adverse effects on species and habitats. If required, mitigation measures and implementation strategies must be provided, or compensation achieved by biodiversity offsetting. To maximise the benefits for a diverse natural environment, new development proposals require to: The provisions of this guidance does not relate to individual householder developments. Where there is likely to be an adverse impact on biodiversity an ecological appraisal will be required in line with the guidance in Appendix 1.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 35 DELIVERING THE ENVIRONMENT STRATEGY - DEVELOPMENT GUIDANCE International Designations Development proposals requires to consider potential significant impacts on European Sites. Development must not have an adverse effect on the integrity of the Inner Clyde Special Protection Area (SPA) with over-wintering Redshank population; Renfrewshire Heights SPA with a breeding population of Hen Harrier or the Black Cart SPA with over- wintering Whooper Swans all internationally important birds. Development proposals within 150m of Inner Clyde SPA, the Whooper Swan feeding area around Black Cart SPA or within/ adjacent to Renfrewshire Heights must be accompanied by an expert assessment to inform a project-level Habitats Regulations Appraisal (HRA). This may require a study of Redshank/Swan behaviour in the affected areas of the SPA, which is likely to involve a survey over at least one wintering season. Depending on results, it may require mitigation measures to address issues caused by the development. Pre-application discussion with Nature Scotland regarding preparation of the assessment is recommended. Account requires to also be taken of the HRA undertaken in preparation of the Renfrewshire Local Development Plan. The Council as ‘Competent Authority’ will carry out the HRA. If the proposal is likely to have a significant effect, the Council must undertake an Appropriate Assessment of the implications of the development. Development which could harm any European Sites will only be approved in exceptional circumstances. National Designations Development will require to safeguard the nature conservation value of Sites of Special Scientific Interest (SSSI). Development will only be permitted where: The objectives of designation and the overall integrity of the area will not be compromised; or Any significant adverse effects on the qualities for which the area has been designated are clearly outweighed by social, environmental or economic benefits of national importance. Wild Land Wild land is a nationally important asset. Development proposals which could impact on this land will be required to demonstrate that any significant effects on the qualities of the wild land can be overcome by siting, design or other mitigation. Local Designations Development will require to protect and where possible enhance Sites of Importance for Nature Conservation (SINCs) and Local Nature Reserves (LNRs) to ensure that their nature conservation interest is maintained. Development requires to promote links between sites which enable species dispersal. Development proposals covered by the SINC designation will be assessed against: The social and economic benefits of the development proposal; Any significant impact on the nature conservation interest of the site being mitigated; and, The provision of satisfactory compensatory nature conservation benefits.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 36 DELIVERING THE ENVIRONMENT STRATEGY - DEVELOPMENT GUIDANCE Regional Parks Any development proposal within Clyde Muirshiel Regional Park requires to demonstrate that: It is for a use which will bring social or economic benefits to the area; There is no significant impact on the nature conservation, landscape character or heritage resources; The development does not cause significant conflict with neighbouring land uses; There are opportunities for the provision of active travel and/or habitat networks to be maintained or enhanced; Any proposed building or structure is appropriate in design and scale to its surroundings; The development has no significant impacts on the visual amenity of the area; and, Development does not prevent or significantly impact upon recreational access to the surrounding area.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 37 DELIVERING THE ENVIRONMENT STRATEGY - DEVELOPMENT GUIDANCE Conservation Area Development within conservation areas will require to protect, preserve and/or enhance the visual amenity and historic/architectural character, local landscape character, including the setting, buildings and open space. The following criteria must be considered for development within Conservation Areas: Built and Cultural Heritage High standards of design must be demonstrated which have regard to the architecture and character of the area, and ensure the maintenance and enhancement of local distinctiveness; New built development must have regard to massing, height, fenestration and building materials; Proposals must have regard to their wider impact in terms of visibility from external locations and the preservation of landmarks and views from and through the development site; The redevelopment of gap sites will be encouraged, such development will be required to enhance the character and distinctiveness of the conservation area; Encourage the redevelopment and refurbishment of historic buildings that are in need of substantial and appropriate repairs’; Where the demolition of an unlisted building is proposed, consideration must be given to the contribution the building makes to the character and appearance of the conservation area. If a building makes a positive contribution to the area, there is a presumption in favour of retaining it. Proposals for demolition will not be considered in the absence of a planning application for a replacement development that enhances or preserves the character of the surrounding area: and, Trees deemed to contribute to the overall townscape require to be retained and provision made for their future management. Where this is not appropriate replacement trees of the same species will be required. Proposals for development adjacent to a Conservation Area must not have a significant adverse effect on its architectural and historic character and wider setting.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 38 DELIVERING THE ENVIRONMENT STRATEGY - DEVELOPMENT GUIDANCE Listed Buildings Use of sympathetic and appropriate materials and finishes; Extensions/alterations do not significantly detract from the character of the building; The layout, design, massing, scale and form of the development require to be sensitive to the buildings character, appearance and setting; Landscaping and boundary enclosures preserve the setting of the listed building; and, Planting must be reinforced or re-established. Listed buildings and their settings require to be protected and enhanced. Sensitive restoration, re-use and maintenance of listed buildings is encouraged. Development proposals relating to listed buildings and their settings will require to consider “Managing Change in the Historic Environment” which is a series of guidance notes produced by Historic Environment Scotland and cover topics about making changes to the historic environment. Proposals require to meet the following: Enabling Development Development will secure the long-term future of the place; It will meet the costs of resolving problems arising from the inherent needs of the place; Sufficient financial assistance is not available from any other source; It can be demonstrated that the amount of enabling development is the minimum necessary to secure the future of the place; The development does not significantly conflict with other planning policies or guidance; and, The resultant development must be sited carefully to preserve or enhance the character and setting of the historic building. Enabling development as a potential generator of funding to assist in the consolidation and/or rehabilitation of listed buildings will be considered in principle. The enabling development will not materially harm the heritage values of the place or its setting. Development proposals also requires to meet the following criteria: Demolition of Listed Buildings That the building is not of special interest; That the building is incapable of repair; That the demolition of the building is essential to delivering the significant benefits to economic growth or the wider community; and, That the repair of the building is not economically viable and that it has been marketed to potential restoring purchasers for a reasonable period, at a price reflecting its location and condition. There is a presumption against demolition or other works that adversely affect the special interest of a listed building or its setting. No listed building will be demolished unless it can be clearly demonstrated:
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 39 DELIVERING THE ENVIRONMENT STRATEGY - DEVELOPMENT GUIDANCE Unscheduled Sites of Archaeological Significance The overall benefit of the development will outweigh the benefits of preserving the archaeological resource; That there is no suitable alternative location for the development; The siting and design of the proposal will minimise the damage to the archaeological resource; Scheduled Ancient Monuments and their settings require to be safeguarded. Where a proposed development potentially has a direct impact on a scheduled monument, Scheduled Monument Consent is required, in addition to any other necessary consents. Historic Environment Scotland manage these consents. Gardens and Designed Landscapes Scheduled Ancient Monuments and Archaeological Sites Protection and enhancement of unscheduled sites of archaeological significance and their setting is important. When considering development proposals affecting a location that is known to, or considered likely to contain an archaeological interest, the development will require to meet the following criteria: Where approval is given, and preservation cannot be achieved, adequate provision must be made by the developer for the excavation and recording of the site remains (prior to and during development); and, Where an archaeological interest becomes apparent during development, provision must be made by the developer for appropriate recording of the site remains. Proposals for development which may have an adverse impact on sites of archaeological significance shall not be permitted. Where it is demonstrated that preservation cannot be achieved, excavation and recording of the site may be undertaken. Development will not be permitted to proceed until suitable excavation and recording has taken place. Gardens and Designed Landscapes offer significant opportunities for education, employment, tourism and recreation. They also provide a valuable green network and make a major contribution to the wider landscape of Scotland. Gardens and designed landscapes are by their nature evolving. Development affecting gardens and designed landscapes will require to protect and, where appropriate, enhance the specific qualities, character and integrity of the site. Development will require to: Identify and understand the significance of a garden and designed landscape and identify the current baseline; Assess the potential impact of a proposed change on the site and its setting; and, Address any adverse impacts by identifying opportunities for mitigation in line with mitigation hierarchy (avoid, reduce, compensate). Compensatory measures should only be considered once opportunities for avoidance and reduction have been fully explored.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 40 DELIVERING THE ENVIRONMENT STRATEGY - DEVELOPMENT GUIDANCE The Water Environment The water environment has been progressively improving over the years and to assist in continuing this trend developments must mitigate impacts on the water environment, as well as enhance biodiversity and recreational opportunities. The River Basin Management Plan for the Scotland River Basin District sets out actions to improve water quality, improve physical condition, improve access for fish migration, improve water flows and levels, and assist in preventing the spread of invasive non-native species. To help deliver the objectives set out in the River Basin Management Plan, careful consideration is given to the location and design of new development in, around or affecting water bodies. Developments require to make provision to improve the water environment, inclusive of groundwater. The Local Flood Risk Management Plan for Clyde and Loch Lomond Local Plan District details how and when the actions to deliver the goals set in the Strategy are to be delivered, which organisation is responsible, and how they are to be funded. Developments with a marine component or implication along the Clyde, provided the proposed development is consistent with Scotland’s National Marine Plan and the emerging Regional Marine Plan for Clyde Marine Region, will be supported. All marine proposals require to identify environmental impacts and mitigate against these to ensure there are no unacceptable adverse impacts. The following criteria requires to be considered for all proposals: Development will not significantly compromise the water environment in terms of its ecological status and require to improve the water body status and not prevent it from being able to achieve good ecological status in the future; There will be no significant impact on water quality in adjacent watercourses, groundwater bodies or areas downstream; Natural hydrology requires to influence the site’s overall design and layout, encouraging minimal engineering works; Design of development requires to integrate SUDS and/or provide innovative landscapes which can retain flood water as well as deal with water quantity, water quality and amenity; The development would lead to the creation, enhancement or better management of existing habitats and biodiversity within the water environment, leading to control of invasive non-native species and/or improvements to fish passage; and, Protection and enhancement of watercourses, floodplains and wetlands which are important contributors to the water environment for alleviation of flood risk, wildlife, recreation and the amenity needs of the community.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 41 DELIVERING THE ENVIRONMENT STRATEGY - DEVELOPMENT GUIDANCE Noise New proposals for residential development should avoid areas where aircraft noise levels are in excess of 57dB LAeq. Applications for residential development will be refused unless a noise assessment and noise-insulation measures can demonstrate that an appropriate level of residential amenity could be achieved. When preparing new residential development proposals early pre- application discussions with the planning authority are advised to confirm whether a noise assessment is required to demonstrate an appropriate level of residential amenity. The production of a noise assessment will be complainant with Planning Advice Note 1/2011: planning and noise. Air Quality Any potential significant impact on local air quality from development within or adjacent to the existing Air Quality Management Areas will require to be mitigated. In assessing an application for such developments, the submission of an assessment of the likely impact of the development on air quality and any mitigation measures that are proposed will be required. Appendix 1 sets out what is required as part of an air quality assessment.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 42 DELIVERING THE ENVIRONMENT STRATEGY - DEVELOPMENT GUIDANCE Contaminated Land In assessing an application for development, there is a requirement to provide the necessary information to establish whether contamination is present or not. This shall be in the form of a report from a professionally qualified source and may involve undertaking site investigations and risk assessments to identify any actual or possible significant risk to public health or safety, the water environment, or other environmental receptors that could arise from the proposals. Consideration must also be given to both radioactive and nonradioactive sources of contamination. Where there is known or potential contaminated land, gases or ground instability on a site, any development must take account of this in both its design and the type of use proposed. Should the development be approved, conditions may require to be attached to the consent to ensure that the necessary remediation action will be undertaken to prevent unacceptable risks to human health or the environment before the development proceeds. Pipelines and Major Hazards Within Renfrewshire there are a number of high pressure pipelines and sites where hazardous substances are stored. For each of these sites a consultation zone has been established by the Health and Safety Executive to ensure that only appropriate new or replacement development takes place and that there is no increased risk to public safety. Proposals for development involving the use, transmission or storage of hazardous substances will not be supported where there would be significant adverse impacts on the environment or health and safety. Burial grounds and Cemeteries The development of new cemetery sites/ graveyards or extensions to existing sites has the potential to result in an impact on the local water environment and the groundwater underlying the site. When planning such sites or extensions to an existing site, applications will require to be supported by a site investigation to consider the impact on the water environment. The extent of site investigation should be proportionate to the size of the proposed development. Planning applications for burial sites must be supported by the information detailed in SEPA’s Groundwater Protection Policy and SEPA’s Guidance on Assessing the Impacts of Cemeteries on Groundwater.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 43 APPENDIX 1 – ADDITIONAL INFORMATION FOR ASSESSMENT - DEVELOPMENT GUIDANCE Transport Assessment Existing infrastructure and characteristics of the site and its surroundings; Baseline transport data; Travel characteristics including pedestrian and cyclist information; A transport assessment requires to be carried out where a change of use or new development is likely to have significant transport implications. A transport assessment is undertaken to assess the potential impact from traffic and transport as a result of implementing a development. It can also identify measures which reduce the need to travel, promoting more sustainable patterns of development, reducing car use and encouraging walking, cycling and use of public transport. An early indication of the scale of any potential transport impact arising from a development will influence the level and type of assessment required. A transport assessment requires to identify the main transport issues relating to the proposed development and must detail the following: The above requirements are not exhaustive. The scope of the transport assessment should be discussed with the planning authority as early as possible, and also Transport Scotland where it is likely the proposed development will have an impact on the trunk road network. More details on the requirements can be found in Renfrewshire Council’s Road Development Guidance and/or in Transport Scotland’s Transport Assessment Guidance (2012). Existing public transport provision; The road network surrounding the site; Impacts from any committed developments; Description of the proposed development, including parking provision; Estimates of person and vehicle trip generation for the proposed development; Proposed access arrangements for walking, cycling, public transport and vehicles; Proposed transport improvements or potential transport interventions; How the location, layout and design of the development will influence the choice of travel mode, potentially through preparation of a Travel Plan; The transport implications of freight or service operations; Likely content of any planning obligation (Section 75 Agreement); and, Road safety, and the need for a road safety audit
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 44 APPENDIX 1 – ADDITIONAL INFORMATION FOR ASSESSMENT - DEVELOPMENT GUIDANCE Drainage Assessment Drainage assessment must provide an assessment of the drainage issues relevant to development proposals with the identification of a satisfactory provision of sustainable drainage infrastructure where practical. An assessment requires to include the following information: An examination of current and historical drainage patterns; A detailed plan of the development proposal; Information on how drainage design provides waste and sustainable surface water drainage; Details of how Sustainable Urban Drainage Systems (SUDS) will be incorporated into the development, where possible integrating drainage within landscape, green networks and open space; Pre and post development calculations to indicate surface water drainage requirements, including storage; Demonstration that the level of treatment and the available treatment for SUDS is adequate; Soil classification for the site; Subsoil porosity test including the location of suitable drainage and/or infiltration devices; Assessment of flood risk, if required; and, Maintenance arrangements. Further advice and guidance is contained within the Council’s Drainage and Flood Assessment Advice Note.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 45 APPENDIX 1 – ADDITIONAL INFORMATION FOR ASSESSMENT - DEVELOPMENT GUIDANCE Flood Risk Assessments Avoidance is the first principle of sustainable flood management. New development requires to avoid areas susceptible to flooding and developers will be required to demonstrate promotion of sustainable flood risk management measures. Identifying and quantifying the source of flooding taking into account the effects of climate change; Assess the level of risk of flooding arising from and to the proposed development; Demonstrate that the proposed development is compatible with the risk of flooding; Provide a description of measures to protect against or manage flood risk ensuring any loss of flood storage capacity is mitigated to achieve a neutral or better outcome; Indicate how surface water discharge is to be managed in terms of flood risk; Include acceptable measures to mitigate against the potential effects of flooding on and off the site arising from the proposal; Demonstrate that the proposal will not have an adverse impact on a flood prevention scheme; and, Specify and assess maintenance implications. Development proposals in areas of flood risk will be subject to sustainable flood risk management measures being incorporated into the development and compliance with Scottish Government Policy’s Flood Risk Framework and SEPA guidelines, with an assessment setting out the following:
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 46 APPENDIX 1 – ADDITIONAL INFORMATION FOR ASSESSMENT - DEVELOPMENT GUIDANCE Design and Access Statements Design requires to be considered as an integral part of development proposals. Developments requires to be designed in relation to the specifications and requirements of the site as well as the character and amenity of the surrounding area. All development requires to be inclusive and be able to be used and accessed by everyone. Certain applications for planning permission require to be accompanied by a statement explaining: The design principles and concepts that have been applied; and How issues relating to access to the development have been dealt with. Environmental Impact Assessment This is an assessment of the likely significant environmental effects arising from a development. An Environmental Impact Assessment (EIA) sets out mechanisms for reducing, avoiding or offsetting any potential adverse impacts. The majority of planning applications do not require an EIA and for those developments that do, the overall planning application process remains largely unchanged. Some types of development automatically require an EIA, development falling within a description in Schedule 1 as outlined in the Environmental Impact Assessment (Scotland) Regulations 2011. These tend to be larger developments which are likely to have significant environmental effects. Developments of a type that are listed in Schedule 2 of the 2011 EA Regulations will require an EIA if it is likely to have a significant effect on the environment, by virtue of factors such as its size, nature or location. Further detailed guidance is provided in Planning Circular 3/2011: The Town and Country Planning (Environmental Impact Assessment) (Scotland) Regulations 2011. Site Investigations The responsibility for the safe development of a site rests with the developer. Site investigations may be required to identify potential contamination, noise and/or air quality issues. To ensure that the land and site is suitable for the intended use or development, an assessment requires to set out the following information: Identification of the source(s) of any potential impact; Details of the likely requirements for remediation or mechanisms for reducing, avoiding or offsetting any potential adverse impacts; and, Details of monitoring and evaluation of remedial measures. Further advice and guidance is contained within the Council’s Contaminated Land Guidance.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 47 APPENDIX 1 – ADDITIONAL INFORMATION FOR ASSESSMENT - DEVELOPMENT GUIDANCE Noise Assessments The structure and content of a noise assessment report requires to include the following: A description of the site and proposal; Set out the agreed criteria for assessment; Details of noise measure surveys undertaken, data summary and additional calculations; Details of the techniques and equipment used in measurement; Details of the noise source and receptors; An impact assessment; and, Noise mitigation measures, implementation and monitoring. Air Quality Assessments An Air Quality Assessment requires to consider the following: Existing air quality in the study area (base year); Predict the future air quality without the proposed development in place (future base year); Future air quality with the development in place; and, Measures required to mitigate the potential impact on air quality. There is a wide range of assessment methods available for air quality assessment. The Local Air Quality Management Technical Guidance (TG0916) and the Land-Use Planning and Development Control: Planning for Air Quality (January 2017) requires to be considered when determining the assessment methodology. The proposed assessment methodology and datasets should be agreed with the Council prior to the commencement of the assessment. Consideration of the Renfrewshire Council’s Air Quality Action Plan 2 and the Air Quality Management Areas within Renfrewshire must be taken into account when undertaking an Assessment.
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Renfrewshire Local Development – New Development Supplementary Guidance 2022 | 48 APPENDIX 1 – ADDITIONAL INFORMATION FOR ASSESSMENT - DEVELOPMENT GUIDANCE Ecological Appraisal An ecological appraisal is required to determine the likely ecological constraints associated with a development, and to establish the potential scope of any further, more detailed ecological survey needed to underpin any mitigation strategy required. An Ecological Appraisal contains a ‘phase 1 habitat survey’ which aims to identify and map any habitats present within an area. The survey will determine the need for further investigation and to understand the impact of a development on an area. An ecological appraisal requires to provide: A description of the habitats present; Pre-existing desk study data for the Site; An overview of the relevant legislation and policy afforded to the habitats and species present (or likely present); An assessment of the potential of the Site to support protected species and species of conservation concern; The identification of any key ecological constraints and opportunities; and The likely requirement for any further survey work to inform the mitigation, compensation and enhancement measures required to address legislative requirements. Landscape and Visual Assessment A Landscape and Visual Appraisal provides the baseline against which the effects of a proposed development, on the landscape of the site and its context, are assessed. The design of the proposed development and the identification of mitigation measures to minimise adverse effects must be informed by a landscape and visual assessment. During the appraisal, effects on features identified as important to the scenic quality, or effects on the landscape character of the site and its setting are assessed. An assessment requires to: Describe and evaluate the landscape of the site and surrounding landscape context and visual amenity of the surrounding area; Examine the development proposals and analyse the potential effects on the landscape and visual amenity; and Provide an assessment of the landscape and visual effects of the proposed development with integral mitigation measures in place. The methodology used for assessing the landscape and visual effects should be based on recommendations in Guidelines for Landscape and Visual Appraisal 3rd Edition published by The Landscape Institute and the Institute of Environmental Management & Assessment in 2013.
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This publication can be made available in Braille, large print or audio. If you would like information in another language please ask us. T: 0300 300 0144 E: localplanconsultation@renfrewshire.gov.uk R enfrewshire Local D evelopment P lan New Development Supplementary Guidance 2022