Complete Planning submission
Renfrewshire Council · 15 November 2022
Back to Local Review Body. — 15 November 2022 and its agenda
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PLANNING AUTHORITY’S SUBMISSIONS
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Chief Executive's Service Renfrewshire House Cotton Street, Paisley, PA1 1WB //www.renfrewshire.gov.uk My Ref: Contact: Clare Murray Telephone: 07483 370667 Email: Date: dc@renfrewshire.gov.uk 20 June 2022 Graham + Sibbald 233 St Vincent Street Glasgow G2 5QY Proposal: Erection of dwellinghouse (in principle). Location: Barochan West Lodge, Chapel Road, Houston, Johnstone, PA6 7AX, Application Type: Planning Permission in Principle Application No: 21/1625/PP Dear Sir/Madam, NOTIFICATION OF REFUSAL OF CONSENT The Council has decided to refuse your application, details of which are given above. I enclose a Decision Notice which provides details of the reasons for refusal. I also enclose a copy of your submitted plans duly endorsed. You have the right to appeal against this decision to the Local Review Body and notes on how to appeal are attached. Yours faithfully, Alasdair Morrison Head of Economy and Development
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Page 1 of 3 Chief Executive's Service Renfrewshire House Cotton Street, Paisley, PA1 1WB //www.renfrewshire.gov.uk REFUSE Consent subject to the reasons Ref. 21/1625/PP DECISION NOTICE Town and Country Planning (Scotland) Act 1997 Planning etc. (Scotland) Act 2006 Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 TO R & R Construction (Scotland) Ltd Unit 4 22 Churchill Tower Ayr KA7 1JT With reference to your application registered on 27 October 2021 for Planning Consent for the following development:- PROPOSAL Erection of dwellinghouse (in principle). LOCATION Barochan West Lodge, Chapel Road, Houston, Johnstone, PA6 7AX DECISION The Council in exercise of their powers under the above Acts and Orders, having considered the above proposal, the plans endorsed as relating to it and the particulars given in the above application hereby:- REFUSE Consent subject to the reasons listed on the reverse/paper apart. PLANS AND DRAWINGS The plans and drawings relative to this refusal are those identified in the Schedule of Plans/Drawings attached as a paper apart and forming part of this Decision Notice. Dated: 20/06/2022 Signed ...................................................... Appointed Officer on behalf of Renfrewshire Council
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Page 2 of 3 Ref. 21/1625/PP REASON FOR REFUSAL PAPER APART TERMS AND CONDITIONS Reason for Decision 1. The proposal is contrary to Policy ENV 1 of the Adopted Renfrewshire Local Development Plan 2021 as the proposal has not demonstrated a need for new housing that is necessary to support an established greenbelt activity and the details provided are such that it may have an adverse impact on the character of the green belt. 2. The proposal is contrary to Policy E4 of the Adopted Renfrewshire Local Development Plan and the draft New Development Supplementary Guidance, Tourism as it has not been demonstrated that there is a specific location need for the dwellinghouse or that the development would strengthen the appeal and attraction of Renfrewshire to a range of visitors. The details provided are such that the scale of the proposal may also not be proportionate or fit in well with the location. 3. The proposal is contrary to the draft New Development Supplementary Guidance, Green Belt Development Criteria and Housing in the Green Belt as the proposal does not require a specific green belt location or justify the requirement for a residential use outwith the settlement and from the details provided does not demonstrate outstanding quality of design of an appropriate scale for its setting such that it would integrate and enhance the established character of the area.
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Page 3 of 3 TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 1. If the applicant is aggrieved by the decision to refuse permission for or approval required by a condition in respect of the proposed development, or to grant permission or approval subject to conditions, the applicant may require the planning authority to review the case under section 43A of the Town and Country Planning Act (Scotland) Act 1997 within three months beginning with the date of this notice. The notice of review should be addressed to Head of Legal and Democratic Services, Renfrewshire House, Cotton Street, Paisley PA1 1PR. 2. If permission to develop land is refused or granted subject to conditions and the owner of the land claims that the land has become incapable of reasonably beneficial use in its existing state and cannot be rendered capable of reasonably beneficial use by the carrying out of any development which has been or would be permitted, the owner of the land may serve on the planning authority a purchase notice requiring the purchase of the owner of the land's interest in the land in accordance with Part 5 of the Town and Country Planning (Scotland) Act 1997.
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Applicant: R&R Construction (Scotland) Ltd Ref. No: 21/1625/PP Site: Barochan West Lodge, Chapel Road, Houston Officer: Clare Murray Documents Document Document Attached (Admin) Document Attached and Signed Decision Letter Decision Notice Appendix 1 – Report of Handling Plans to be stamped Drawing Number Drawing Title Paper & Anite Set (Officer) Stamped (Admin) Stamped on anite (Admin) 01 Location Plan SK 02 Existing Site Plan 03 Indicative Proposed Site Plan Officers Initials: CM Admin Initials: ________DM__________
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EXISTING ACCESS EXISTING LODGE GARDEN GARDEN DRIVEWAY WOODLAND AREA 1:200 metres 0 5 10 Application Boundary 0.16 Hectares KEY: north Drawn By Checked By Date AC 21.10.2021 R&R Construction (Scotland) Ltd Client Revision: Date: Description: Aims. No. Drawing Status 2021\03\0304 Planning in Principle Drg No. SK02 Sheet Size 1/200 @ A1 Revision -. APD Department No. GB_12690 West Barochan Lodge - Private House Project West Barochan Lodge, Chapel Road, Johnstone, PA6 7AX Address Existing Site Plan Drawing Title FIGURED DIMENSIONS TO BE TAKEN IN PREFERENCE TO SCALED DIMENSIONS. ALL DIMENSIONS TO BE CHECKED ON SITE. NOTES: Telephone 0141 332 1194 Fax 0141 332 5914 Website: www.g-s.co.uk Email: cad@g-s.co.uk 233 St Vincent Street, Glasgow G2 5QY
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Existing Lodge / Offices 60m2 REAR GARDEN SPACE EXISTING PARKING ACCESS FRONTGARDEN SPACE PROPOSEDFOOTPRINT160m2 GARAGE LODGE CHECK IN/OUT LAYBY To Holiday Lodges 8836 WOODLAND AREA 1:200 metres 0 5 10 Application Boundary 0.16 Hectares KEY: north Drawn By Checked By Date AC 21.10.2021 R&R Construction (Scotland) Ltd Client Revision: Date: Description: Aims. No. Drawing Status 2021\03\0304 Planning in Principle Drg No. 03 Sheet Size 1/200 @ A1 Revision -. APD Department No. GB_12690 West Barochan Lodge - Private House Project West Barochan Lodge, Chapel Road, Johnstone, PA6 7AX Address Proposed Site Layout Drawing Title FIGURED DIMENSIONS TO BE TAKEN IN PREFERENCE TO SCALED DIMENSIONS. ALL DIMENSIONS TO BE CHECKED ON SITE. NOTES: Telephone 0141 332 1194 Fax 0141 332 5914 Website: www.g-s.co.uk Email: cad@g-s.co.uk 233 St Vincent Street, Glasgow G2 5QY
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Ford Track Barochan Garden Cottage West Lodge Blackleather Wood The Courtyard Issues Plantation 15.7m TURNINGSHAW ROAD 25.3m 25.3m Sluice Track ETL Issues Issues Cottages ETL 14.6m Oakbelt Issues Pond Tank House Barochan Burn Path Ward Bdy Barochan Drain Drain Sluice Pond Issues Sinks Chapel Farm Track Barrieston Plantation CHAPEL ROAD Pond FB Issues Low Wood Ward Bdy CORSLIEHILL ROAD Barochan Barochan Issues Well The Stables Drain Barochan Hill UNNAMED ROAD PROPOSED SITE HOLIDAY LODGES 1:2000 metres 0 10 20 30 40 50 Application Boundary KEY: north Other Area Owned by Applicant Drawn By Checked By Date AC 21.10.2021 R&R Construction (Scotland) Ltd Client Revision: Date: Description: Aims. No. Drawing Status 2021\03\0304 Planning in Principle Drg No. 01 Sheet Size 1/2000 @ A1 Revision -. APD Department No. GB_12690 West Barochan Lodge - Private House Project West Barochan Lodge, Chapel Road, Johnstone, PA6 7AX Address Location Plan Drawing Title FIGURED DIMENSIONS TO BE TAKEN IN PREFERENCE TO SCALED DIMENSIONS. ALL DIMENSIONS TO BE CHECKED ON SITE. NOTES: Telephone 0141 332 1194 Fax 0141 332 5914 Website: www.g-s.co.uk Email: cad@g-s.co.uk 233 St Vincent Street, Glasgow G2 5QY
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Appendix 1 RENFREWSHIRE COUNCIL Application No: 21/1625/PP CHIEF EXECUTIVE’S SERVICE RECOMMENDATION OF PLANNING APPLICATION Regd:11 November 2021 Applicant Agent R & R Construction (Scotland) Ltd Unit 4 22 Churchill Tower Ayr KA7 1JT Graham + Sibbald 233 St Vincent Street Glasgow G2 5QY Nature of Proposals Erection of dwellinghouse (in principle). Site Barochan West Lodge, Chapel Road, Houston, Johnstone, PA6 7AX Description This application seeks planning permission in principle for the erection of a residential dwellinghouse to house an estate manager, within the grounds of a vacant lodge house with a view to converting the lodge house to office use, should the proposal prove acceptable. The application site is located on Barochan Estate, to the northeast of Houston, and comprises the estate gatehouse, known as West Lodge, and its garden grounds. The site is located at the corner of Chapel Road and Corsliehill Road, at the access to Barochan Estate which lies to the east of the site. The application site extends to approximately 0.16Ha and accommodates the existing gate house and gardens. The gatehouse comprises a 2-bedroom single storey traditional building with a pitched slated gable ended roof, with a more recent single storey extension to the rear. It is proposed to retain the gatehouse, divide the plot, and erect a new replacement house in the garden ground to the rear. The applicant has indicated that the gatehouse is in poor condition with significant areas of damp and timber rot which pose a structural and health hazard. It has been indicated that the house cannot be reasonably returned to a habitable state without extensive and prohibitive financial outlay and that a new dwellinghouse is required to fund these works and house a manager for the letting accommodation associated with the estate, which has recently been augmented by a development of 5 lodges. No structural survey information has been submitted in support of this claim. The applicant has submitted a statement in support of the application claiming the need for the manager’s accommodation and potential offices is justified by the requirements of the estate and by other planning permissions in the area, which it is submitted, establish a precedent for housing in the green belt. History
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Application No: 18/0871/PP Description: Erection of five holiday lodges. Decision: Granted subject to conditions Application No: 17/0664/PP Description: Planning permission in principle for tourism chalet development Decision: Granted subject to conditions Policy and Material Considerations Adopted Renfrewshire Local Development Plan 2021 Policy ENV1 - Green Belt Policy E4 - Tourism Draft New Development Supplementary Guidance Delivering the Environment Strategy - Green Belt Development Criteria, Housing in the Green Belt Delivering the Economic Strategy - Tourism Material considerations Design Guide for Conversion of Existing Buildings and for New Buildings in the Countryside Planning Advice Note 72 - Housing in the Countryside Planning legislation requires that planning decisions are made in accordance with the Development Plan unless material considerations indicate otherwise. In this case, the proposal requires to be assessed in terms of the policies set out above, and any other material considerations. Publicity An Advert was placed on the press on 1 December 2021 for the following reasons; Potentially Contrary to Development Plan. Objections/Representation None received. Consultations Environment & Infrastructure Services (Roads) - No objection subject to relocation of parking spaces outwith the visibility splay. Environment & Infrastructure Services (Design Services) – No objection. Summary of Main Issues of: Environmental Statement – n/a
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Appropriate Assessment – n/a Design Statement – n/a Access Statement – n/a Other Assessments – Planning Statement which provides a critique of the proposal, including a justification against planning policy. Planning Obligation Summary – n/a Scottish Ministers Direction – n/a Assessment Policy ENV1 of the Adopted Renfrewshire Local Development Plan 2021 states that development within the green belt will be considered appropriate in principle where there is a housing land shortfall remedy which satisfies Policy 8 of Clydeplan or is in support of certain uses. These uses include that of a tourism related development acceptable under Policy E4. Stating that support will be given to developments that are able to demonstrate diversification within green belt and rural areas which promote new employment, tourism opportunities or community benefits. It also states that development within the green belt will only be considered acceptable where it can be demonstrated that it is compatible with the provisions of the New Development Supplementary Guidance. The draft New Development Supplementary Guidance (SG) states that development can be acceptable in principle where it is for a purpose in support of acceptable green belt uses. Green Belt Development Criteria provides a set of guidance that all development require to meet, including that traffic and access infrastructure can be sensitively accommodated and that it has been demonstrated that there has been careful consideration of the siting, design, scale and grouping of any buildings and infrastructure. Further to this guidance Housing in the Green Belt states residential development proposals require to be assessed against the following criteria. • 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; • 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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Policy E4 considers that proposals for sustainable tourism development including new or expanded tourism related facilities will be supported where it can be demonstrated that; the proposed development is capable of strengthening the appeal and attraction of Renfrewshire to a range of visitors; the scale of the proposal is proportionate, fits in well with the location and would be compatible with neighbouring land uses; the development will complement existing/proposed tourist facilities in that area; additional visitors may be attracted to the area and can be accommodated by existing infrastructure; the development can demonstrate a specific locational need. Further guidance is also provided under Tourism within the draft New Development Supplementary Guidance. The applicant has claimed that the proposal is required in support of holiday accommodation granted under planning permission Application Reference No: 18/0871/PP, together with other rental accommodation within the estate and estate business. On this basis, the proposal requires to be assessed against the requirements of Policy E4 and the associated SG. When the proposal is assessed in this way the following conclusions can be made. The tourist facility granted planning permission though Application Reference No: 18/0871/PP (Erection of five holiday lodges) was for a stand-alone tourist related proposal and not one which required a new managers house to make viable. I do not consider that the erection of a new dwellinghouse to house a manager would either increase the appeal of the holiday lodges or the tourism attraction of Renfrewshire as a whole. Given the scale and character of this tourism facility I do not consider that it has been demonstrated that the proposal is required to support this facility. Further to this the proposed development does not demonstrate a specific locational need as it could be accommodated reasonably within existing surrounding built up areas. It is also noted that the indicative footprint of the proposed house is not of a scale that could be considered to be proportionate to the adjoining lodge house such that it would fit in well with the location. Therefore, I do not consider that the proposal is in compliance with Policy E4 or the associated SG. The draft New Development Supplementary Guidance also sets out guidance specifically relating to housing in the green belt. When assessed against this guidance it can be concluded that, the proposal does not require a specific green belt location. It also does not justify the requirement for a residential use outwith the settlement and from the indicative plans it may not integrate or enhance the established character of the area given the size of the building footprint shown. In view of the above, the proposal is considered contrary to the draft New Development Supplementary Guidance on Housing in the Green Belt. All developments within the green belt must also be assessed against the SG general Green Belt Development Criteria. In this instance, there will be no loss of prime quality agricultural land. There is no requirement for additional access or traffic infrastructure. It is not anticipated that there will be a significant effect on public water supply or water courses from pollution risk. As no details in relation to the design and scale of the building have been submitted, I am not able to assess whether there would be significant detrimental effect on local landscape character, identified nature conservation interests, access to open space, or existing landscape features. However, it is noted that the indicative footprint of the proposed house is not of a scale that could be considered to be proportionate to the adjoining lodge house such that it would fit in well with the location. Overall, the proposal does not accord with Policy ENV 1.
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With regard to the other planning consents referenced by the applicant, these involve different proposals for different developments with different justifications and have little similarity to the application proposal or the principle of the development proposed. Having considered the above assessment, it is found that the proposal does not comply with the adopted Renfrewshire Local Development Plan or the draft New Development Supplementary Guidance as it has not been demonstrated that there is a specific locational need for a dwellinghouse in this green belt location and the details provided of the development are such that it is considered that it may have an adverse impact on the character of the area. It is therefore recommended that the application be refused. Index of Photographs A site visit has been undertaken on 19 January 2022, and photographs relevant to the application have been archived. RECOMMENDATION Refuse REASONS FOR REFUSAL 1. The proposal is contrary to Policy ENV 1 of the Adopted Renfrewshire Local Development Plan 2021 as the proposal has not demonstrated a need for new housing that is necessary to support an established greenbelt activity and the details provided are such that it may have an adverse impact on the character of the green belt. 2. The proposal is contrary to Policy E4 of the Adopted Renfrewshire Local Development Plan and the draft New Development Supplementary Guidance, Tourism as it has not been demonstrated that there is a specific location need for the dwellinghouse or that the development would strengthen the appeal and attraction of Renfrewshire to a range of visitors. The details provided are such that the scale of the proposal may also not be proportionate or fit in well with the location. 3. The proposal is contrary to the draft New Development Supplementary Guidance, Green Belt Development Criteria and Housing in the Green Belt as the proposal does not require a specific green belt location or justify the requirement for a residential use outwith the settlement and from the details provided does not demonstrate outstanding quality of design of an appropriate scale for its setting such that it would integrate and enhance the established character of the area.
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Page 1 of 7 Renfrewshire House Cotton Street Paisley PA1 1JD Tel: 0300 3000 144 Fax: 0141 618 7935 Email: dc@renfrewshire.gov.uk Applications cannot be validated until all the necessary documentation has been submitted and the required fee has been paid. Thank you for completing this application form: ONLINE REFERENCE 100489863-001 The online reference is the unique reference for your online form only. The Planning Authority will allocate an Application Number when your form is validated. Please quote this reference if you need to contact the planning Authority about this application. Type of Application What is this application for? Please select one of the following: * Application for planning permission (including changes of use and surface mineral working). Application for planning permission in principle. Further application, (including renewal of planning permission, modification, variation or removal of a planning condition etc) Application for Approval of Matters specified in conditions. Description of Proposal Please describe the proposal including any change of use: * (Max 500 characters) Is this a temporary permission? * Yes No If a change of use is to be included in the proposal has it already taken place? Yes No (Answer ‘No’ if there is no change of use.) * Has the work already been started and/or completed? * No Yes – Started Yes - Completed Applicant or Agent Details Are you an applicant or an agent? * (An agent is an architect, consultant or someone else acting on behalf of the applicant in connection with this application) Applicant Agent Permission in Principle for erection of a replacement dwellinghouse and conversion and Change of Use of existing cottage (Class 9) to reception/office (Class 4)
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Page 2 of 7 Agent Details Please enter Agent details Company/Organisation: Ref. Number: You must enter a Building Name or Number, or both: * First Name: * Building Name: Last Name: * Building Number: Address 1 Telephone Number: * (Street): * Extension Number: Address 2: Mobile Number: Town/City: * Fax Number: Country: * Postcode: * Email Address: * Is the applicant an individual or an organisation/corporate entity? * Individual Organisation/Corporate entity Applicant Details Please enter Applicant details Title: You must enter a Building Name or Number, or both: * Other Title: Building Name: First Name: * Building Number: Address 1 Last Name: * (Street): * Company/Organisation Address 2: Telephone Number: * Town/City: * Extension Number: Country: * Mobile Number: Postcode: * Fax Number: Email Address: * Graham + Sibbald Murray Rankin St Vincent Street 22 Churchill Tower 233 Unit 4 G2 5QY KA7 1JT UK Scotland Glasgow Ayr R & R Construction (Scotland) Ltd
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Page 3 of 7 Site Address Details Planning Authority: Full postal address of the site (including postcode where available): Address 1: Address 2: Address 3: Address 4: Address 5: Town/City/Settlement: Post Code: Please identify/describe the location of the site or sites Northing Easting Pre-Application Discussion Have you discussed your proposal with the planning authority? * Yes No Pre-Application Discussion Details Cont. In what format was the feedback given? * Meeting Telephone Letter Email Please provide a description of the feedback you were given and the name of the officer who provided this feedback. If a processing agreement [note 1] is currently in place or if you are currently discussing a processing agreement with the planning authority, please provide details of this. (This will help the authority to deal with this application more efficiently.) * (max 500 characters) Title: Other title: First Name: Last Name: Correspondence Reference Date (dd/mm/yyyy): Number: Note 1. A Processing agreement involves setting out the key stages involved in determining a planning application, identifying what information is required and from whom and setting timescales for the delivery of various stages of the process. BAROCHAN WEST LODGE An email was sent to Renfrewshire Council on the 18th May regarding acceptability of erecting a new dwellinghouse and the reuse of the existing West Lodge. Ms Clare Murray responded on 3rd August advising that justification would have to be provided regarding the erection of a house in association with the business at the site. Further queries indicated that unless this could be satisfactorily demonstrated a new house at this location would not be supported at this time. Ms Renfrewshire Council Clare CHAPEL ROAD HOUSTON Murray JOHNSTONE 03/08/2021 PA6 7AX 668609 241140
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Page 4 of 7 Site Area Please state the site area: Please state the measurement type used: Hectares (ha) Square Metres (sq.m) Existing Use Please describe the current or most recent use: * (Max 500 characters) Access and Parking Are you proposing a new altered vehicle access to or from a public road? * Yes No If Yes please descr be and show on your drawings the position of any existing. Altered or new access points, highlighting the changes you propose to make. You should also show existing footpaths and note if there will be any impact on these. Are you proposing any change to public paths, public rights of way or affecting any public right of access? * Yes No If Yes please show on your drawings the position of any affected areas highlighting the changes you propose to make, including arrangements for continuing or alternative public access. Water Supply and Drainage Arrangements Will your proposal require new or altered water supply or drainage arrangements? * Yes No Are you proposing to connect to the public drainage network (eg. to an existing sewer)? * Yes – connecting to public drainage network No – proposing to make private drainage arrangements Not Applicable – only arrangements for water supply required Do your proposals make provision for sustainable drainage of surface water?? * Yes No (e.g. SUDS arrangements) * Note:- Please include details of SUDS arrangements on your plans Selecting ‘No’ to the above question means that you could be in breach of Environmental legislation. Are you proposing to connect to the public water supply network? * Yes No, using a private water supply No connection required If No, using a private water supply, please show on plans the supply and all works needed to provide it (on or off site). 0.16 Existing residential property and garden ground associated with this
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Page 5 of 7 Assessment of Flood Risk Is the site within an area of known risk of flooding? * Yes No Don’t Know If the site is within an area of known risk of flooding you may need to submit a Flood Risk Assessment before your application can be determined. You may wish to contact your Planning Authority or SEPA for advice on what information may be required. Do you think your proposal may increase the flood risk elsewhere? * Yes No Don’t Know Trees Are there any trees on or adjacent to the application site? * Yes No If Yes, please mark on your drawings any trees, known protected trees and their canopy spread close to the proposal site and indicate if any are to be cut back or felled. All Types of Non Housing Development – Proposed New Floorspace Does your proposal alter or create non-residential floorspace? * Yes No Schedule 3 Development Does the proposal involve a form of development listed in Schedule 3 of the Town and Country Yes No Don’t Know Planning (Development Management Procedure (Scotland) Regulations 2013 * If yes, your proposal will additionally have to be advertised in a newspaper circulating in the area of the development. Your planning authority will do this on your behalf but will charge you a fee. Please check the planning authority’s website for advice on the additional fee and add this to your planning fee. If you are unsure whether your proposal involves a form of development listed in Schedule 3, please check the Help Text and Guidance notes before contacting your planning authority. Planning Service Employee/Elected Member Interest Is the applicant, or the applicant’s spouse/partner, either a member of staff within the planning service or an Yes No elected member of the planning authority? * Certificates and Notices CERTIFICATE AND NOTICE UNDER REGULATION 15 – TOWN AND COUNTRY PLANNING (DEVELOPMENT MANAGEMENT PROCEDURE) (SCOTLAND) REGULATION 2013 One Certificate must be completed and submitted along with the application form. This is most usually Certificate A, Form 1, Certificate B, Certificate C or Certificate E. Are you/the applicant the sole owner of ALL the land? * Yes No Is any of the land part of an agricultural holding? * Yes No Certificate Required The following Land Ownership Certificate is required to complete this section of the proposal: Certificate A
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Page 6 of 7 Land Ownership Certificate Certificate and Notice under Regulation 15 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 Certificate A I hereby certify that – (1) - No person other than myself/the applicant was an owner (Any person who, in respect of any part of the land, is the owner or is the lessee under a lease thereof of which not less than 7 years remain unexpired.) of any part of the land to which the application relates at the beginning of the period of 21 days ending with the date of the accompanying application. (2) - None of the land to which the application relates constitutes or forms part of an agricultural holding Signed: Murray Rankin On behalf of: R & R Construction (Scotland) Ltd Date: 27/10/2021 Please tick here to certify this Certificate. * Checklist – Application for Planning Permission Town and Country Planning (Scotland) Act 1997 The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 Please take a few moments to complete the following checklist in order to ensure that you have provided all the necessary information in support of your application. Failure to submit sufficient information with your application may result in your application being deemed invalid. The planning authority will not start processing your application until it is valid. a) If this is a further application where there is a variation of conditions attached to a previous consent, have you provided a statement to that effect? * Yes No Not applicable to this application b) If this is an application for planning permission or planning permission in principal where there is a crown interest in the land, have you provided a statement to that effect? * Yes No Not applicable to this application c) If this is an application for planning permission, planning permission in principle or a further application and the application is for development belonging to the categories of national or major development (other than one under Section 42 of the planning Act), have you provided a Pre-Application Consultation Report? * Yes No Not applicable to this application Town and Country Planning (Scotland) Act 1997 The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 d) If this is an application for planning permission and the application relates to development belonging to the categories of national or major developments and you do not benefit from exemption under Regulation 13 of The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013, have you provided a Design and Access Statement? * Yes No Not applicable to this application e) If this is an application for planning permission and relates to development belonging to the category of local developments (subject to regulation 13. (2) and (3) of the Development Management Procedure (Scotland) Regulations 2013) have you provided a Design Statement? * Yes No Not applicable to this application f) If your application relates to installation of an antenna to be employed in an electronic communication network, have you provided an ICNIRP Declaration? * Yes No Not applicable to this application
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Page 7 of 7 g) If this is an application for planning permission, planning permission in principle, an application for approval of matters specified in conditions or an application for mineral development, have you provided any other plans or drawings as necessary: Site Layout Plan or Block plan. Elevations. Floor plans. Cross sections. Roof plan. Master Plan/Framework Plan. Landscape plan. Photographs and/or photomontages. Other. If Other, please specify: * (Max 500 characters) Provide copies of the following documents if applicable: A copy of an Environmental Statement. * Yes N/A A Design Statement or Design and Access Statement. * Yes N/A A Flood Risk Assessment. * Yes N/A A Drainage Impact Assessment (including proposals for Sustainable Drainage Systems). * Yes N/A Drainage/SUDS layout. * Yes N/A A Transport Assessment or Travel Plan Yes N/A Contaminated Land Assessment. * Yes N/A Habitat Survey. * Yes N/A A Processing Agreement. * Yes N/A Other Statements (please specify). (Max 500 characters) Declare – For Application to Planning Authority I, the applicant/agent certify that this is an application to the planning authority as described in this form. The accompanying Plans/drawings and additional information are provided as a part of this application. Declaration Name: Mr Murray Rankin Declaration Date: 21/10/2021 Payment Details Pay Direct Created: 27/10/2021 10:13
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1 Robert Devine From: Clare Murray Sent: 03 August 2021 18:04 To: Subject: RE: Pre-Application Advice - West Lodge, Barochan Estate, Johnston, PA6 7AX To : Murray Rankin Thank you for the above enquiry. Firstly, I would apologise for the delay in responding. I can advise that , as you may be aware, there is a general presumption against new houses in the green belt unless required for the purposes of agriculture, forestry or another green belt use which requires surveillance on site. Notwithstanding that that the holiday chalet development has been accepted as an appropriate use in the green belt, it has not been accepted/justified that such a use requires a manager to live on site in a purpose built dwellinghouse. Therefore, you would require to justify the requirement for a new dwellinghouse and why a manager could not be accommodated in an existing dwellinghouse within the surrounding area. Even in circumstances where a new dwellinghouse was considered justified, permission would not normally be granted until the business were up and running and running successfully for a period of over two years. Temporary accommodation in the form of the siting of a caravan/mobile home, may be given a temporary consent in the meantime. I hope this information is of assistance. Thanks From: Sent: 18 May 2021 17:05 To: DC <dc@renfrewshire.gov.uk> Subject: Pre‐Application Advice ‐ West Lodge, Barochan Estate, Johnston, PA6 7AX Hi Sharon Thanks, please see below and attached details of a proposal. If you can pass this on to an officer to provide advice that would be greatly appreciated, thanks, This proposal relates to land in the garden of West Lodge, at the entrance to the Barochan Estate, Chapel Road, Johnstone, PA6 7AX. The existing West Lodge was, until very recently, in use as a residential property. The property is a traditional building with a modern kitchen extension. The building has fallen into some disrepair over the years and features widespread dampness internally. Significant work would be required to bring it back to a usable standard and to be fit for occupation for a new resident. Due to its small size, it is considered unlikely that the house would be suitable for many potential residents, and the current condition is likely off putting to potential buyers as significant investment would be needed to make the house liveable. The landowner, the applicant, is therefore considering an alternative strategy that would retain the building. The modern kitchen extension to the rear is proposed to be demolished, with the original part of the West Lodge being converted into an office for the holiday lodge development on Barochan Estate which is currently being constructed (consented under application ref: 18/0871/PP). A new single dwellinghouse would be built in the current rear garden of the West Lodge, with the intention being that this would be occupied by the current estate
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3 To: Subject: RE: Pre‐Application Advice Murray, Please send relevant information for an officer to provide advice, there is no charge for this advice. Many thanks. Sharon Marklow Strategy & Place Manager Renfrewshire Council Renfrewshire House Paisley From: Sent: 17 May 2021 14:57 To: DC <dc@renfrewshire.gov.uk> Subject: Pre‐Application Advice Good afternoon I am just looking to confirm what the correct process is for getting pre‐application advice on a proposal as I can’t see a form or anything on the Council’s website? Is it just a case of sending location plan, project details and any other relevant information to this email address? Is there any fee for this? Kind regards, Murray Murray Rankin Senior Planner t: | m: Graham + Sibbald 233 St Vincent Street | Glasgow | G2 5QY | | www.g‐s.co.uk Residential | Commercial | Specialist | Construction
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