Agenda Document Pack - Local Review Body. - 31/01/2023
Renfrewshire Council · 31 January 2023
Back to Local Review Body. — 31 January 2023 and its agenda
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Notice of Meeting and Agenda Local Review Body. Date Time Venue Tuesday, 31 January 2023 14:00 Microsoft Teams, MARK CONAGHAN Head of Corporate Governance Membership Councillor Jim Paterson (Convener): Councillor Chris Gilmour: Councillor Anne Hannigan: Councillor Bruce MacFarlane: Councillor Iain Nicolson: Further Information This is a meeting which is open to members of the public. A copy of the agenda and reports for this meeting will be available for inspection prior to the meeting at the Customer Service Centre, Renfrewshire House, Cotton Street, Paisley and online at http://renfrewshire.cmis.uk.com/renfrewshire/CouncilandBoards.aspx For further information, please either email democratic-services@renfrewshire.gov.uk or telephone 0141 487 1117. Webcasting of Meeting This meeting will be filmed for live or subsequent broadcast via the Council’s internet site – at the start of the meeting the Convener will confirm if all or part of the meeting is being filmed. To find the webcast please navigate to https://renfrewshire.public-i.tv/core/portal/home Declarations of Interest Members are asked to declare an interest in any item(s) on the agenda and to provide a brief explanation of the nature of the interest.
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Apologies Apologies from members.
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1 Procedure Note 1 - 2 2 LRB06.22 Review the Planning Authority's decision to attach conditions to the granting of planning permission for the formation of extension to watersports storage compound with associated boundary fence, access and road at Ground A, Lochlip Road, Lochwinnoch. (22/0414/PP) 3 Planning Authority's Submission Submit documentation on which the Planning Authority decided to attach conditions to the granting of planning permission for the formation of extension to watersports storage compound with associated boundary fence, access and road at Ground A, Lochlip Road, Lochwinnoch. (22/0414/PP). 3 - 54 4 Applicant's Submission Submit documentation in support of a review of the Planning Authority's decision to attach conditions to the granting of planning permission for the formation of extension to watersports storage compound with associated boundary fence, access and road at Ground A, Lochlip Road, Lochwinnoch. (22/0414/PP). 55 - 82
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PLANNING AUTHORITY’S SUBMISSIONS Item 3 LRB310123 Page 3 of 82
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Chief Executive's Service Renfrewshire House Cotton Street, Paisley, PA1 1WB //www.renfrewshire.gov.uk My Ref: Contact: James Weir Telephone: Email: dc@renfrewshire.gov.uk Date: 9 September 2022 Mr Graham Bell 5 Victoria Gardens Kilmacolm PA13 4HL Proposal: Formation of extension to watersports storage compound with associated boundary fence, access and road Location: Ground A, Lochlip Road, Lochwinnoch, , Application Type: Planning Permission-Full Application No: 22/0414/PP Dear Sir/Madam, NOTIFICATION OF CONSENT The Council has approved your application, details of which are given above. I enclose a Consent Notice, which also lists the conditions attached to the approval, together with a copy of your submitted plans duly endorsed and the Report of Handling. I would specifically draw your attention to the notes attached to the consent regarding the interests of Scottish Water and The Coal Authority. Please note that the full reasons as to whether the above Proposal is in accordance with the Development Plan (as required by section 37(2A) of the Town and Country Planning (Scotland) Act 1997) are found in the Report of Handling for your application which is attached as Appendix 1 and referred to for its terms which are deemed to be repeated, incorporated and forming part of this Decision Notice. Yours faithfully, Alasdair Morrison Head of Economy and Development Page 4 of 82
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Notes Regarding Scottish Water Interests a. It is the responsibility of the applicant to check Scottish Water's record plans regarding the position of its water and/or waste water assets prior to any work commencing on site. Plans available on written request from the Property Searches Department, Bullion House, Dundee, DD2 5BB. b. If a water main or sewer is affected, then no building shall be erected over or in such a way as to interfere with Scottish Water's right of access. The applicant must contact Scottish Water Operations, Technical Support team to ascertain what measures should be taken to safeguard this apparatus. c. Scottish Water's current minimum level of service for water pressure is 1.0 bar or 10m head in the public main. Any property which cannot be adequately serviced using this pressure may require to have private pumping arrangements installed subject to compliance with the current water bylaws. d. The applicant must ensure that any new internal or external drain is connected to the correct drain or sewer. Page 5 of 82
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Making a better future for people and the environment in mining areas 200 Lichfield Lane Mansfield Nottinghamshire NG18 4RG T: 01623 637 119 (Planning Enquiries) E: planningconsultation@coal.gov.uk W: www.gov.uk/coalauthority Standing Advice The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848. Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority Standing Advice valid from 1st January 2021 until 31st December 2022 Page 6 of 82
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Page 1 of 5 GRANT Consent subject to the conditions Ref. 22/0414/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 Mr Graham Bell 5 Victoria Gardens Kilmacolm PA13 4HL With reference to your application registered on 13 June 2022 for Planning Consent for the following development:- PROPOSAL Formation of extension to watersports storage compound with associated boundary fence, access and road LOCATION Ground A, Lochlip Road, Lochwinnoch, 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:- GRANT Consent subject to the conditions listed on the reverse/paper apart. PLANS AND DRAWINGS The plans and drawings relative to this permission are those identified in the Schedule of Plans/Drawings attached as a paper apart and forming part of this Decision Notice. NOTE: It should be understood that this permission does not carry with it any necessary consent or approval for the proposed development under any other statutory enactments, for example Building (Scotland) Acts, Roads (Scotland) Act 1984 etc. Dated: 9 September 2022 Signed Appointed Officer on behalf of Renfrewshire Council Page 7 of 82
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Page 2 of 5 Ref. 22/0414/PP CONDITIONS AND/OR REASONS ATTACHED TO THIS DECISION PAPER APART TERMS AND CONDITIONS Reason for Decision 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Conditions/Reasons 1. That all construction work associated with the implementation of the development hereby approved shall be undertaken in accordance with the Construction Method Statement dated the 23rd August 2022. Reason: To reduce pollution risk in the interests of protecting the water environment 2. That prior to the commencement of development on site, the developer shall provide a plan for the written approval of the Planning Authority detailing the location of the path network to the northeast of the proposed storage compound within the area demarcated by a blue line on the approved location plan. Should the development be found to encroach upon the path network the plan shall provide details of the realignment of the path network and when works associated with the realignment of the path will be undertaken. Any works associated with the realignment of the path shall thereafter be undertaken in accordance with the approved plan. Reason: To ensure the existing path network is protected in the interests of maintaining connections between the site and the national cycle network. 3. That prior to the commencement of development on site, the developer shall provide a species protection plan for the written approval of the Planning Authority. The plan shall set out measures to ensure that otters and nesting birds are protected during the construction process, and shall include provision for site surveys prior to work commencing and also for cessation of works should any otters or nesting birds be encountered. The development shall thereafter be implemented in accordance with the approved plans. Reason: To ensure that appropriate measures are put in place to ensure otters and nesting birds are protected during the implementation of the development. 4. That prior to the commencement of development on site, the developer shall provide a plan and further details for the written approval of the Planning Authority specifying all Page 8 of 82
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Page 3 of 5 earth moving, associated level changes and wall retention required along the north western boundary of the site. The plan shall specifically detail these works in relation to the tree protection zones associated with the trees along the north western boundary. The plan shall take cognisance of the recommendations within BS 3857 (2012) Trees in Relation to Design, Demolition and Construction. Only the works detailed in the approved plan shall thereafter be implemented on site including any measures to protect the existing trees. Reason: To ensure the trees along the north western boundary of the site are protected in the interests of natural heritage and visual amenity. Page 9 of 82
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Page 4 of 5 Notification of initiation of development Notice under Section 27A(1) Town and Country Planning (Scotland) Act 1997 1. A person who intends to carry out development for which planning permission has been given must, as soon as practicable after deciding on a date on which to initiate the development and in any event before commencing the development, give notice to the planning authority as to that date. 2. The notice to be given in accordance with section 27A(1) of the Act by a person intending to carry out development must– (a) include the full name and address of the person intending to carry out the development; (b) state if that person is the owner of the land to which the development relates and if that person is not the owner provide the full name and address of the owner; (c) where a person is, or is to be, appointed to oversee the carrying out of the development on site, include the name of that person and details of how that person may be contacted; and (d) include the date of issue and reference number of the notice of the decision to grant planning permission for such development. 3. Your attention is drawn to Section 123(1) of the Town and Country Planning (Scotland) Act 1997 set out below. “123 Expressions used in connection with enforcement (1) For the purposes of this Act— (a) carrying out development without the required planning permission, or (b) failing to comply with any condition or limitation subject to which planning permission has been granted, constitutes a breach of planning control.” “27B Notification of completion of development (1) A person who completes development for which planning permission has been given must, as soon as practicable after doing so, give notice of completion to the planning authority. (2) If an application to a planning authority for planning permission discloses, in the opinion of the authority, that the development in question is to be carried out in phases then any such permission granted is to be granted subject to a condition, imposed under section 37(1)(a) in respect of each phase except the last (notice of the completion of which is to be given under subsection (1)), that as soon as practicable after the phase is completed the person carrying out the Advisory regarding the Duration of Planning Permission in Principle, Planning Permission and Listed Building Consent. The following is advisory only and developers should satisfy themselves by reference to the relevant legislation if they are in any doubt regarding the duration of the permission Planning Permission in Principle - Section 59 of the Town and Country Planning (Scotland) Act 1997 generally specifies that an application for approval of matters specified in conditions (requisite approval) must be made before the latest of (i) the expiration of 3 years from the date of grant of permission; (ii) the expiration of 6 months from the date an application for the requisite approval was refused; and (iii) the expiration of 6 months from the date on which an appeal against such refusal was dismissed. A planning permission in principle generally lapses on the expiration of 2 years from the date of the requisite approval being obtained unless the development to which the permission relates is begun before that expiration. Planning Permission and Listed Building Consent - Sections 58(1) and (3) of the Town and Country Planning (Scotland) Act 1997 generally specify that planning permission and listed building consent will expire after 3 years from the date on which it is granted unless the development to which it relates has been started, or that a different period has been specified in any condition attached to the permission. Page 10 of 82
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Page 5 of 5 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. Page 11 of 82
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Appendix 1 RENFREWSHIRE COUNCIL Application No: 22/0414/PP CHIEF EXECUTIVE’S SERVICE RECOMMENDATION OF PLANNING APPLICATION Regd:26 June 2022 Applicant Agent Mr Graham Bell 5 Victoria Gardens Kilmacolm PA13 4HL Nature of Proposals Formation of extension to watersports storage compound with associated boundary fence, access and road Site Ground A, Lochlip Road, Lochwinnoch, Description This application seeks planning permission for an extension to a watersports storage compound with associated boundary fence, access and road at Castle Semple Visitor Centre in Lochwinnoch. The visitor centre is located on the northern bank of Castle Semple loch. It is bound by the national cycle network to the north with the village beyond. Castle Semple comprises of the main visitor centre building with associated club house and pontoons. There is an existing area of car parking to the southwest. The land to the northeast is already partly used for storage, and there have been previous applications in 2012, 2018 and 2019 to incrementally expand this storage area. The proposed development includes these existing areas plus a further area of expansion to the northeast which will create an overall storage area of 7,500 square metres. The storage areas will be formed by scraping back the existing grassland and laying hardcore. The land slopes gently uphill from southeast to northwest, and gabion baskets will be used for retention where necessary to ensure the ground can be levelled appropriately. The storage area will then be enclosed with 2.4m high Vmesh security fencing. Within the storage area there will be a mix of racking to store the various boats and containers for other equipment. An indicative layout of the storage area has been provided in this regard. This application also includes road access which continues northeast past the proposed storage areas. Although a site visit indicates that the road has already been formed. History Application No: 19/0431/PP Description: Formation of extension to water sports storage compound and erection of boundary fence Decision: Grant. Application No: 18/0052/PP Page 12 of 82
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Description: Formation of extension to water sports storage compound and siting of storage buildings. Decision: Grant. Application No: 12/0649/PP Description: Erection of single storey building (Class 11) with associated access. Decision: Granted subject to conditions. Application No: 12/0180/PP Description: Change of use from agricultural land to recreational use to include expansion of boat storage compound and erection of 2.4m high security fence. Decision: Granted subject to conditions. Policy and Material Considerations Adopted Renfrewshire Local Development Plan 2021 Policy ENV1 – Green Belt Policy ENV2 – Natural Heritage Policy ENV4 – The Water Environment Policy I3 – Flooding and Drainage New Development Supplementary Guidance 2021 Delivering the Environment Strategy – Green Belt, Natural Heritage and The Water Environment Delivering the Infrastructure Strategy – Flooding and Drainage Delivering the Places Strategy – Regional Parks Material Considerations Publicity The Council has undertaken neighbour notification in accordance with the requirements of legislation. Objections/Representation None received. Consultations NatureScot – No objection subject to condition regarding the implementation of works in accordance with the Construction Method Statement. Also recommend that species protection plans are prepared for otters and breeding birds. Communities & Housing Services - (Environmental Protection Team) – No comments. Environment & Infrastructure Services - (Roads) – No objection subject to conditions regarding the monitoring of parking provision and the safeguarding of existing connections to the national cycle network. Page 13 of 82
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Informative to be added: N Assessment Policy ENV1 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 supplementary guidance lists a range of developments that are considered appropriate within the green belt in principle. This includes recreational uses compatible with a natural environment setting, and tourism development. Castle Semple Visitor Centre is a well-established location for recreational activities associated with the loch. The storage of boats and other equipment to support these activities is a fundamental part of the Castle Semple development, and there is already a boat storage compound at the site. Further development of this nature will be commensurate with the waterside setting, and will support Castle Semple as a recreation destination. The development is therefore considered to be appropriate in principle All developments within the green belt must thereafter be assessed against the green belt development criteria. In this instance there will be no loss of agricultural land and no impact on wild land. In terms of traffic and access, the Environment and Infrastructure Service has offered no objections to the development. As noted above the access to the proposed storage area and the associated road to the northeast of the site has already been formed. The infrastructure does not have a significant impact on visual amenity or landscape character and is commensurate with the built up nature of the visitor centre. It is not anticipated that the development will have a significant effect on public water supply. In terms of effect on water courses from pollution risk, it is noted that NatureScot initially raised concerns over sediment and other pollutants entering the loch during the construction period. The applicant has therefore prepared a construction management plan to demonstrate how this potential pollution issue will be managed. NatureScot have confirmed that they have no objection to the development subject to the construction management plan being implemented on site during the construction phase. The Environment and Infrastructure Service has requested that existing connections between the visitor centre and the national cycle network are retained. During the site inspection it was noted that a path has been cut through the grass on the eastern edge of the existing storage area to provide an informal link to the cycle network. The proposed development will encroach upon this path. However, the applicant has advised that the path can be realigned if necessary to ensure the link is retained. A condition can be attached to ensure a plan showing the realigned route is submitted, with the route then brought into use thereafter in a timely manner. The applicant owns the land to the north east of the proposed storage area, and this provides flexibility for route options without land ownership constraints. Page 14 of 82
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The proposed development constitutes the managed expansion of an existing and well- established facility. There is already a storage area at the site, and expansion of this area will not be incongruous with regard to landscape character. There is a line of mature trees which provide a landscape backdrop to the site. The use of the area for storage of boats is also commensurate with the waterside location. The proposed boundary fencing also matches the fencing which bounds the existing storage area. Castle Semple Loch is designated as a Site of Special Scientific Interest (SSSI). As noted above the potential impact on the loch with respect to pollution risk will be managed via a construction management plan. In terms of potential impact on protected species, NatureScot have also recommended that species protection plans are prepared regarding otters and nesting birds. A condition will be attached to ensure that these plans are implemented on site to safeguard these protected species. In view of the above assessment, I am satisfied that the proposed development complies with the green belt development criteria. It is therefore considered to comply with Policy ENV1. The above assessment has also demonstrated that the development complies with Policies ENV2 and ENV3, with measures put in place to manage the potential impact on protected species and the SSSI designated Semple Loch. It is noted that due to the gradient of the site the most significant earthworks will take place along the north western boundary of the site adjacent to the row of mature trees that mark the edge of the cycle network. A condition can be used to request further details of the earthworks and any associated wall retention to ensure the root protection zones associated with the trees are not impacted. This will ensure that the trees are protected during the construction process. In view of the above, I am satisfied that the development complies with Policies ENV2 and ENV3. Policy I3 states that new development requires to avoid areas susceptible to flooding. The south eastern half of the site is within the flooding extents associated with the Semple Loch. However, in this instance the proposed water sports storage compound is a water compatible use with respect to SEPA’s land use vulnerability guidance. There is no sleeping or other residential accommodation proposed as part of the development. On this basis I am satisfied that the development is acceptable within the flood risk area, and is complaint with Policy I3 on this basis. The supplementary guidance on regional parks states that development within Clyde Muirshiel Regional Park will only be permitted where it can be demonstrated the assessment criteria have been met. In this instance, the development is for a leisure use. Nature conservation and landscape character matters have been considered above. It is not anticipated that the development will cause significant conflict with neighbouring land uses. Page 15 of 82
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A condition will be applied to ensure existing active travel networks are maintained. Habitat networks will be protected via adherence to the construction management plan. The proposed development is commensurate with the location in terms of its scale and appearance, and there will not be a significant detrimental impact on the visual amenity of the area. Finally, the development does not prevent recreational access to the area. It is anticipated that the development will enhance recreational access by improving storage of boats and other equipment at the site. Regarding the consultation responses not already addressed in the above assessment, it is noted that the Environment & Infrastructure Services have requested a condition regarding the monitoring of car parking capacity at the site. Car parking capacity is primarily an operational issue at the site. The proposed development will not result in the loss of any existing parking capacity, and the applicant has advised that the development will primarily allow for more efficient storage of boats and equipment as opposed to generating a significant increased demand which may in turn cause issues with parking. On this basis it is not necessary to apply a condition to the permission requiring monitoring of car parking capacity at the site. Index of Photographs No site visit was undertaken for this application. RECOMMENDATION Grant subject to conditions Reason for Decision 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Conditions 1. That all construction work associated with the implementation of the development hereby approved shall be undertaken in accordance with the Construction Method Statement dated the 23rd August 2022. Reason: To reduce pollution risk in the interests of protecting the water environment 2. That prior to the commencement of development on site, the developer shall provide a plan for the written approval of the Planning Authority detailing the location of the path network to the northeast of the proposed storage compound within the area demarcated by a blue line on the approved location plan. Should the development be found to encroach upon the path network the plan shall provide details of the realignment of the path network and when works associated with the realignment of the path will be undertaken. Any works associated with the realignment of the path shall thereafter be undertaken in accordance with the approved plan. Page 16 of 82
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Reason: To ensure the existing path network is protected in the interests of maintaining connections between the site and the national cycle network. 3. That prior to the commencement of development on site, the developer shall provide a species protection plan for the written approval of the Planning Authority. The plan shall set out measures to ensure that otters and nesting birds are protected during the construction process, and shall include provision for site surveys prior to work commencing and also for cessation of works should any otters or nesting birds be encountered. The development shall thereafter be implemented in accordance with the approved plans. Reason: To ensure that appropriate measures are put in place to ensure otters and nesting birds are protected during the implementation of the development. 4. That prior to the commencement of development on site, the developer shall provide a plan and further details for the written approval of the Planning Authority specifying all earth moving, associated level changes and wall retention required along the north western boundary of the site. The plan shall specifically detail these works in relation to the tree protection zones associated with the trees along the north western boundary. The plan shall take cognisance of the recommendations within BS 3857 (2012) Trees in Relation to Design, Demolition and Construction. Only the works detailed in the approved plan shall thereafter be implemented on site including any measures to protect the existing trees. Reason: To ensure the trees along the north western boundary of the site are protected in the interests of natural heritage and visual amenity. Alasdair Morrison Head of Economy and Development Page 17 of 82
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Applicant: Mr Graham Bell Ref. No: 22/0414/PP Site: Ground A Lochlip Road Lochwinnoch Officer: James Weir 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 Checked Paper/DMS (Officer) Stamped DMS (BS) / Location Plan as Proposed / Block Plan 1:500 / Site Plan 1:1250 / Site Plan 1:200 / Site Plan 1:200 / Location Plan as Existing Officers Initials: JW Business Support Initials: __DM_____ Page 18 of 82
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Location Plan 1:2000 @A3 as existing CSSCStWAC WCP & CSRC sports compounds Castle Semple Lochside Field Club Compounds fo Castle Semple Sailing Club (CSSC), St Winnoch Angling Club (StWAC), West Coast Paddlers (WCP) and Castle Semple Rowing Club (CSRC) Castle Semple Loch Page 19 of 82
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Trailer parking Trailer parking Rigging area Boat storage racks Shed Boat storage racks Car ParkingCar Parking Private Car Parking Container=kit store Container=kit Trailer parking Trailer parking 53000 39000 3900019660 39200 26166 19660 Site Plan 1:200 @A3 StWAC WCP & CSRC sports compounds Castle Semple Lochside Field Sports Club Compounds for St Winnoch Angling Club (StWAC), West Coast Paddlers (WCP) and Castle Semple Rowing Club (CSRC) Private Car Parking Private Car Parking 26834 Page 20 of 82
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Container RescueBoat1 Site Plan 1:200 @A3 CSSC sports compound, = sailing boatstored on a trailer on grass / hardcore Castle Semple Lochside Field Sports Club Compounds for Castle Semple Sailing Club (CSSC) and Clyde Windsurfing & SUP Club (CW&SUPC). St Winnoch Angling Club (StWAC) border shown to right side of Plan Adjoining StWACcompound area SW edge (see separate 1:200 plan) Sail Store Container Container RescueBoat 2 Clubhouse = Container Container WC Container 64600 43342 56521 Sail Store Container Equipment Container Covered admin area WC 19600 30355 Page 21 of 82
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Site Plan 1:1250 @A3. CSSC CW&SUPC, StWAC WCP & CSRC sports compounds Castle Semple Lochside Field Sports Club Compounds for Castle Semple Sailing Club (CSSC), Clyde Windsurfing & SUP Club (CW&SUPC), St Winnoch Angling Club (StWAC), West Coast Paddlers (WCP) and Castle Semple Rowing Club (CSRC) 53000 143800 3000 Page 22 of 82
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Location Plan 1:2000 @A3 as proposed CSSC StWAC WCP & CSRC sports compounds Castle Semple Lochside Field Sports Club Compounds for Castle Semple Saling Club (CSSC), Clyde Windsuring & SUP Club, St Winnoch Angling Club (StWAC), West Coast Paddlers (WCP) and Castle Semple Rowing Club (CSRC) Castle Semple Loch Page 23 of 82
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` 22500 53000 3000 39000 39200 26166 Block Plan 1:500 @A3 StWACWCP & CSRC sports compounds Castle Semple Lochside Field Sports Club Compounds for StWinnoch Angling Club 2000 44342 14380 ` ` Block Plan 1:500 @A3 CSSC StWAC WCP & CSRC sports compounds Castle Semple Lochside Field Sports Club Compounds forCastle Semple Sailing Club (CSSC) Clyde Windsurfing & SUP Club (CW&SUPC), St Winnoch Angling Club (StWAC), West Coast Paddlers (WCP) and Castle Semple Rowing Club (CSRC) 30355 54526 Page 24 of 82
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Supporting Information; CSSC, StWAC WCP & CSRC Sports Compounds Castle Semple Lochside Field Sports Club Compounds for Castle Semple Sailing Club, St Winnoch Angling Club (StWAC), West Coast Paddlers (WCP) and Castle Semple Rowing Club (CSRC) Field Levelling We propose to level the area of the compounds with sloping banks to account for the height drops. Where necessary, gabion baskets will be used to support the banks, after levelling the ground will be covered with a combination of hardcore and grass Fencing 2.4m high Vmesh security fence will be used to surround the area and for the internal dividing boundaries. Gates will be sited as shown on the plans Proposed Racking for CSRC Rowing boats The racking will be set into the ground in concrete. Each individual rack stands approximately 2.2m high & 3.5m wide and boat rack requires 2 supports, one at each end. The racks are set at a variable distance apart depending on the length of boat (single scull, double scull, coxed four or coxed eight) There will be 10-14 boat racks within the compound. Exact positioning of the racks will be dictated by the levelling of the storage area, distance between the racks will be approximately 3m. Page 25 of 82
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Proposed Racking for WCP Kayaks The racking will be set into the ground in concrete. Each individual rack stands approximately 2.2m high & 2m wide and boat rack requires 2 supports, one at each end. The racks are set at a variable distance apart depending on the length of boat (single kayak or double kayak) There will be 6-8 boat racks within the compound. Exact positioning of the racks will be dictated by the levelling of the storage area, distance between the racks will be approximately 2m. Containers Containers of various lengths will be used for boat and other equipment storage, changing areas and administrative areas as required by clubs. These may include areas for portable toilet units. The containers will sit on levelled ground with a hardcore base. Page 26 of 82
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From: DC <dc@renfrewshire.gov.uk> Sent: 22 Jul 2022 01:13:46 To: dc.bs@renfrewshire.gov.uk Cc: james.weir@renfrewshire.gov.uk Subject: FW: 22/0414/PP Attachments: ACON-ESE-22/0414/PP From: BS Regservices <bsregservices@renfrewshire.gov.uk> Sent: 22 July 2022 10:53 To: DC <dc@renfrewshire.gov.uk> Subject: 22/0414/PP Having reviewed the above application, this Service has no comments to make on the proposals If you require any further information on this reply please contact Colin Hunter on Page 27 of 82
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1 James Weir From: Stephen Boyle Sent: 04 August 2022 10:25 To: James Weir Subject: RE: Consultation Letter for Planning Application Ref:22/0414/PP Thanks James, I don’t see any issues with the extension. In a sense storing the boats here could be seen as a benefit as it reduces the number of times the boats would be driven to and from the Sailing club. I would offer no objection subject to conditions 1. the applicant shall monitor the parking provision and provide additional parking should it be found demand exceeds provision. 2. the field to the west of the development site offers walkers a recreational route and connects into the cycle network. The applicant shall ensure the connection to the cycle network is not removed and shall look to improve the connection where possible. Thanks Stephen -----Original Message----- From: James Weir <james.weir@renfrewshire.gov.uk> Sent: 04 August 2022 10:03 To: Stephen Boyle <stephen.boyle@renfrewshire.gov.uk> Subject: RE: Consultation Letter for Planning Application Ref:22/0414/PP Hi Stephen, Yeah sorry I received a response to this one whilst I was on holiday. Please see attached email accordingly. Let me know if this clears things up. Thanks again, ________________________________ James Weir Planner, Development Management Renfrewshire House, Cotton Street, Paisley, PA1 1JD Phone: Email: dc@renfrewshire.gov.uk Web: Renfrewshire Council Website Please consider the environment before printing this email I am currently working from home so have no access to my phone line. Please contact me by email and I will respond as soon as possible. Due to the ongoing issues related to the Coronavirus, unfortunately the Planning Authority are suspending the drop in duty planning officer service. Please contact Planning via email – dc@renfrewshire.gov.uk Please note if you submitted your application via the eDevelopment portal all additional supporting documentation in relation to your application should be submitted in the same manner as the original application. Supporting Page 28 of 82
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2 Documentation should not be sent to the Case Officers email address or to the Council’s dc@renfrewshire.gov.uk mailbox. If you have any queries with this process please contact 0300 3000 144. -----Original Message----- From: Stephen Boyle <stephen.boyle@renfrewshire.gov.uk> Sent: 03 August 2022 15:28 To: James Weir <james.weir@renfrewshire.gov.uk> Subject: FW: Consultation Letter for Planning Application Ref:22/0414/PP Hi James, Trying to clear outstanding planning response. Did you reply to this one for me? I meant to also ask would the vehicles using the site change with the development, just want to make to that the new trailers etc would not cause issues with manoeuvrability. Thanks Stephen -----Original Message----- From: Stephen Boyle Sent: 06 July 2022 08:49 To: James Weir <james.weir@renfrewshire.gov.uk> Subject: FW: Consultation Letter for Planning Application Ref:22/0414/PP Hi James Can I request some further information regarding this. The extension looks quite large and I was looking to see if the applicant can answer the following 1. is there enough parking to accommodate the extension? Mini bus parking needed? 2. how does the extension compare with the existing usage? Thanks Stephen -----Original Message----- From: dc@renfrewshire.gov.uk <dc@renfrewshire.gov.uk> Sent: 06 July 2022 07:59 To: Stephen Boyle <stephen.boyle@renfrewshire.gov.uk> Subject: Consultation Letter for Planning Application Ref:22/0414/PP Dear Stephen Boyle Please find attached important information from Renfrewshire Council with regards to the planning application submitted on 13 June 2022. The documentation relating to the application can be reviewed online through the Council's Public Access web site, if you have registered as a Consultee on the system you directly input your comments to the case through this web site. Kind regards Renfrewshire Council Renfrewshire House, Cotton Street, Paisley, PA1 1JD Page 29 of 82
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Construction Methods Statement – 23rd August 2022 Site Lochside field Castle Semple (55.79, -4.618) immediately adjacent to the existing Clyde Muirshiel compound; Lochlip road, Lochwinnoch Terms of Reference All contractors engaging in work on the planning proposal 22/0414/PP will be asked ,prior to quotation, to adhere to this construction methods statement. Timescale It is expected that the work will occur in 2 or 3 phases; Firstly the kayak , angling sailing +/- windsurfing club and at a later date the rowing club compounds would be constructed. The period of work would be around 2 weeks for each phase Contractor Preferred contractor; Artscape ltd 23 Glenvilla Circle Paisley SC299890. Access Vehicle & plant access will be via the existing entry road from the lochside path Security During the build, plant will remain on site, all fuel & portable equipment will be locked in a secure freightliner container. This will be >30m from the border of the SSSI Housekeeping There are public toilets at the Clyde Muirshiel visitor centre less than 100m from the site so there is no requirement for additional facilities Chemical control measures Site supervisors will be required to ensure there are provisions in place to minimise the possibility of fuel spillages due to the adjacency of the SSSI; Spill kits will be available & any contaminated soil will be removed to a landfill site. No refuelling will be conducted within 30m of the waterside edge of the lochside field Sediment control measures During any ground movement work silt traps will be placed at all possible outfalls (including field drains) in order to prevent contamination of the shore of Castle Semple loch. These traps will be no closer than 15m from the shore. Earthworks will not be conducted during or immediately following periods of heavy rain. Excavated materials Some ground levelling will be required to create level areas for boat racks, Any excavated materials will be re-distributed locally in order to achieve this. There is only one natural watercourse near the lochside field, a stream close to the far north-west edge of the field, however no work is planned in the vicinity of this stream. Contamination All construction vehicles will be thoroughly washed prior to arrival on site Site maintenance & inspection The site will be walked & inspected each day prior to commencing work specifically to look for ground nesting birds, inspection findings will be recorded. If any ground levelling work is anticipated from the beginning of April until the end of August, the grass will be cut in March & maintained short until the completion of the work. Other provisions To our best knowledge, there is no evidence of Eurasian otter settlement on the northwest shore of Castle Semple loch adjacent to the lochside path. If, between the preparation of this document & the commencement of work there is evidence of otter activity in this area we (the lochside field owners) will consult with NatureScot to agree any further provisions in this construction methods statement. Page 30 of 82
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31 Miller Road, Ayr KA7 2AX 31 Rathad a’ Mhùilneir, Inbhir Àir KA7 2AX 01292 294048 nature.scot NatureScot is the operating name of Scottish Natural Heritage 13 July 2022 Dear James TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 GROUND A, LOCHLIP ROAD, LOCHWINNOCH - PLANNING CONSULTATION – 22 /0414/ PP Thank you for consulting NatureScot on the above proposal dated 6 July 2022. We understand that the development being considered would comprise formation of extension to watersports storage compound with associated boundary fence, access and road. Summary There are natural heritage interests of national importance adjacent to the site, which could be affected by the proposal. The proposal is adjacent to Castle Semple and Barr Lochs Site of Special Scientific Interest (SSSI). We require further information detailed below to determine if the proposal will affect the integrity of the SSSI. We therefore object to the proposal until the further information is obtained from the applicant and considered by the Planning Authority. We will comment further once the additional information is available. Appraisal of the impacts and Advice Castle Semple and Barr Lochs Site of Special Scientific Interest (SSSI) The boundary of the proposed development is adjacent to the Castle Semple and Barr Lochs Site of Special Scientific Interest. This site is designated for it Eutrophic Loch freshwater habitat and Breeding Bird Assemblage notified features. Further information can be found on NatureScot’s Site Link website: https://sitelink.nature.scot/site/346 The Supporting Statement proposes that there will be activity to “level the area of the compounds with sloping banks to account for the height drops. Where necessary, gabion baskets will be used to support the banks, after levelling the ground will be covered with a combination of hardcore and grass”. Construction work of this nature may result in direct and indirect impacts on the SSSI through run- off of material into the loch during construction. There is also the potential for disturbance to breeding birds, if works take place during the breeding bird season (March-August). James Weir Planning Officer Renfrewshire Council By email: dc@renfrewshire.gov.uk Page 31 of 82
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2 Cadzow Court, 3 Wellhall Road, Hamilton ML3 9BG Cùirt Cadzow, 3 Rathad Wellhall, Hamilton ML3 9BG 01738 457037 nature.scot NatureScot is the operating name of Scottish Natural Heritage As no information has been provided regarding the nature and timing of works proposed, it is not possible to assess effects on the objectives of designation and the overall integrity of the area without further information. There are natural heritage interests of national importance on the site, which could be affected by the proposal. We require further information to determine if the proposal will affect the integrity of the SSSI. We therefore object to the proposal until the further information detailed below is obtained from the applicant and considered by the Planning Authority. We will comment further once the additional information is available. - Detailed information on works to be carried out, the period during which these works will take place and the likely duration of the works (in order for us to assess the possible impacts upon the breeding bird assemblage) - Surface Water Management Plan If the planning authority intends to grant planning permission against this advice without the requested information, you must notify Scottish Ministers. Protected Species We also advise that there is a known population of Eurasian Otter resident within the area, and that the applicant should consider whether a species protection plan is likely to be required. Our standing advice on otter is available here: https://www.nature.scot/professional-advice/planning-and-development/planning- and-development-advice/planning-and-development-protected-species Concluding remarks The advice in this letter is provided by NatureScot, the operating name of Scottish Natural Heritage. We hope that you will find it helpful in your consideration of these proposals. However, should you require any further information or advice, please contact Siân Williams at sian.williams@nature.scot. Yours sincerely, Lyndsey Kinnes (by email) Operations Manager West Central Scotland Page 32 of 82
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Cadzow Court, 3 Wellhall Road, Hamilton ML3 9BG Cùirt Cadzow, 3 Rathad Wellhall, Hamilton ML3 9BG 01738 457037 nature.scot NatureScot is the operating name of Scottish Natural Heritage 30 August 2022 Dear James TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 GROUND A, LOCHLIP ROAD, LOCHWINNOCH - PLANNING CONSULTATION – 22 /0414/ PP Thank you for your email of 23 August 2022 providing us with the applicant’s Construction Method Statement (CMS), relating to the formation of extension to watersports storage compound with associated boundary fence, access and road. We previously issued a holding objection dated 13 July 2022, because we needed further information at that time to determine the potential impacts of the application on Castle Semple and Barr Lochs SSSI. Summary This proposal could be progressed with appropriate mitigation measures. However, the proposal could adversely affect natural heritage interests of national importance, and we therefore object to it unless it is made subject to the measures set out below: That all works are undertaken in accordance with agreed the Construction Method Statement. If the planning authority is minded to grant planning permission without the condition recommended above the case must be notified to Scottish Ministers. We advise that a species protection plan should be prepared, which covers otters and breeding birds. This plan should be completed in advance of any works commencing on site, and should include actions that will be taken should otters or breeding birds be found on-site. It is for the planning authority to determine, within the context of its own policies, whether conditions are necessary to secure the mitigation set out above for otters and breeding birds. James Weir, Planner Development Management Renfrewshire House Cotton Street Paisley PA1 1JD By email: james.weir@renfrewshire.gov.uk Page 33 of 82
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2 Cadzow Court, 3 Wellhall Road, Hamilton ML3 9BG Cùirt Cadzow, 3 Rathad Wellhall, Hamilton ML3 9BG 01738 457037 nature.scot NatureScot is the operating name of Scottish Natural Heritage Appraisal of the impacts of the proposal and advice Castle Semple and Barr Lochs Site of Special Scientific Interest (SSSI) The boundary of the proposed development is adjacent to the Castle Semple and Barr Lochs Site of Special Scientific Interest. This site is designated for it Eutrophic Loch freshwater and Breeding Bird Assemblage features. Further information can be found on NatureScot’s Site Link website: https://sitelink.nature.scot/site/346 With regards to the Eutrophic Loch notified feature, we advise that if the measures set out in the CMS are followed then the feature should not be adversely affected. We advise that the proposal will not compromise the objectives of designation and the overall integrity of the area provided that all works are undertaken in accordance with the CMS. Breeding Birds have been noted on site as early as March, and without survey work it is not possible to be certain that otter are not present. Guidance on otters can accessed here: https://www.nature.scot/professional-advice/planning-and-development/planning-and- development-advice/planning-and-development-protected-species. We advise that a species protection plan should be prepared, which covers otters and breeding birds. Guidance on the content of a Species Protection Plan can be found on our website: https://www.nature.scot/professional-advice/planning-and-development/planning-and- development-advice/planning-and-development-protected-species. Conclusion This advice is provided by NatureScot, the operating name of Scottish Natural Heritage. We hope that you will find it helpful in your consideration of these proposals. However, should you require any further information or advice, please contact Siân Williams at sian.williams@nature.scot Yours sincerely, Lyndsey Kinnes (by email) Operations Manager West Central Scotland Page 34 of 82
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Page 1 of 8 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 100557175-001 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 Creation of new West Coast Paddlers (WCP) kayak club compound, expansion of the proposed StWAC compound by 1.6m in width and relocation of the footprint of the future CSRC compound 21.2m down the field in a north-easterly direction. Access road shown in plans = 230m long, 3m wide road with 1m drainage ditch on NW side. Compared to previously approved plans 19/0431/PP the road is longer & also closer to the SE border of the field. Page 46 of 82
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Page 2 of 8 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: * 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 Mr Graham Renfrewshire Council Bell Victoria Gardens 5 PA13 4HL South-west border of proposed application = North-east border of existing windsurfing sports compound in the lochside field adjacent to Castle Semple Loch United Kingdom 659208 Kilmacom 235993 Page 47 of 82
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Page 3 of 8 Pre-Application Discussion Have you discussed your proposal with the planning authority? * Yes No 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 describe 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 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). 3095.00 Agricultural land used for cattle grazing until purchase by several watersports clubs in 2012, the lochside field currently houses 2 water-sports club compounds and has a large remaining area currently used by dog walkers / joggers. The proposal will occupy 3095m2 of the field which is has a total area of 23954m2 Page 48 of 82
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Page 4 of 8 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 Are you able to identify and give appropriate notice to ALL the other owners? * Yes No Certificate Required The following Land Ownership Certificate is required to complete this section of the proposal: Certificate B Page 49 of 82
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Page 5 of 8 Land Ownership Certificate Certificate and Notice under Regulation 15 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 I hereby certify that (1) - No person other than myself/the applicant was an owner [Note 4] 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; or – (1) - I have/The Applicant has served notice on every person other than myself/the applicant who, at the beginning of the period of 21 days ending with the date of the accompanying application was owner [Note 4] of any part of the land to which the application relates. Name: Address: Date of Service of Notice: * Name: Address: Date of Service of Notice: * Name: Address: Date of Service of Notice: * Name: Address: Date of Service of Notice: * Name: Address: Mr Tom Sprought Mr Alan Murray Mr Peter Collings Mr Rob McIver Ms Eleanor Inglis Saint Winnoch Angling Club, 2, Calderpark Avenue, Lochwinnoch, PA12 4AY Saint Winnoch Angling Club, 3, Calderhaugh Mill, Lochwinnoch, PA12 4AJ Castle Semple Sailing Club, 57, Grovepark Street, Glasgow, G207NZ Castle Semple Sailing ClubC/O, 57, Grovepark Street, Glasgow, G20 7NZ Castle Semple Rowing ClubC/O, Clyde Muirshiel Regional Park, Lochlip Rd, Lochwinnoch, PA12 4AE 23/05/2022 23/05/2022 23/05/2022 23/05/2022 Page 50 of 82
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Page 6 of 8 Date of Service of Notice: * Name: Address: Date of Service of Notice: * Name: Address: Date of Service of Notice: * Name: Address: Date of Service of Notice: * (2) - None of the land to which the application relates constitutes or forms part of an agricultural holding; or – (2) - The land or part of the land to which the application relates constitutes or forms part of an agricultural holding and I have/the applicant has served notice on every person other than myself/himself who, at the beginning of the period of 21 days ending with the date of the accompanying application was an agricultural tenant. These persons are: Name: Address: Date of Service of Notice: * Mr Tony Synott Mr Andy Galloway Mr Martin Kerr Castle Semple Rowing Club, 119, Renfrew Road, Paisley, PA3 4EA Clyde Windsurfing & SUP Clubc/o, Clyde Muirshiel Regional Park, Lochlip Rd, Lochwinnoch, PA12 4AE Clyde Windsurfing & SUP Clubc/o, Clyde Muirshiel Regional Park, Lochlip Rd, Lochwinnoch, PA12 4AE 23/05/2022 23/05/2022 23/05/2022 23/05/2022 Page 51 of 82
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Page 7 of 8 Signed: Mr Graham Bell On behalf of: Date: 13/06/2022 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 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. Page 52 of 82
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Page 8 of 8 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 Graham Bell Declaration Date: 13/06/2022 Payment Details Online payment: 094681 Payment date: 13/06/2022 09:43:15 Created: 13/06/2022 09:43 Page 53 of 82
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APPELLANT’S SUBMISSIONS Item 4 LRB310123 Page 55 of 82
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Notice of Review Page 1 of 4 NOTICE OF REVIEW UNDER SECTION 43A(8) OF THE TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 (AS AMENDED)IN RESPECT OF DECISIONS ON LOCAL DEVELOPMENTS; THE TOWN AND COUNTRY PLANNING (SCHEMES OF DELEGATION AND LOCAL REVIEW PROCEDURE) (SCOTLAND) REGULATIONS 2008; AND THE TOWN AND COUNTRY PLANNING (APPEALS) (SCOTLAND) REGULATIONS 2008 IMPORTANT: Please read and follow the guidance notes provided when completing this form. Failure to supply all the relevant information could invalidate your notice of review. Please use BLOCK CAPITALS if completing in ink The completed notice of review and any supporting documents should be sent by e-mail to lrb-planning.cs@renfrewshire.gov.uk, or by mail or by hand to the Head of Corporate Governance, Finance & Resources, Renfrewshire Council, Renfrewshire House, Cotton Street, Paisley, PA1 1TR. Applicant(s) Name Address Postcode Contact Telephone 1 Contact Telephone 2 Fax No E-mail* Agent (if any) Name Address Postcode Contact Telephone 1 Contact Telephone 2 Fax No E-mail* Mark this box to confirm all contact should be through this representative: * Do you agree to correspondence regarding your review being sent by e-mail? Yes No Planning authority Renfrewshire Council Planning application reference number Site address Description of proposed development Date of application Date of decision (if any) Note. This notice must be served on the Council within three months of the date of the decision notice or from the date of expiry of the period allowed for determining the application. Page 56 of 82
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Notice of Review Page 2 of 4 Nature of application 1. Application for planning permission (including householder application) 2. Application for planning permission in principle 3. Further application (including development that has not yet commenced and where a time limit has been imposed; renewal of planning permission; and/or modification, variation or removal of a planning condition) 4. Application for approval of matters specified in conditions Reasons for seeking review 1. Refusal of application by appointed officer 2. Failure by appointed officer to determine the application within the period allowed for determination of the application 3. Conditions imposed on consent by appointed officer Review procedure The Local Review Body will decide on the procedure to be used to determine your review and may at any time during the review process require that further information or representations be made to enable them to determine the review. Further information may be required by one or a combination of procedures, such as: written submissions; the holding of one or more hearing sessions and/or inspecting the land which is the subject of the review case. Please indicate what procedure (or combination of procedures) you think is most appropriate for the handling of your review. You may tick more than one box if you wish the review to be conducted by a combination of procedures. 1. Further written submissions 2. One or more hearing sessions 3. Site inspection 4 Assessment of review documents only, with no further procedure If you have marked box 1 or 2, please explain here which of the matters (as set out in your statement below) you believe ought to be subject of that procedure, and why you consider further submissions or a hearing are necessary: Site inspection In the event that the Local Review Body decides to inspect the review site, in your opinion: 1. Can the site be viewed entirely from public land? Yes No 2 Is it possible for the site to be accessed safely, and without barriers to entry? If there are reasons why you think the Local Review Body would be unable to undertake an unaccompanied site inspection, please explain here: Page 57 of 82
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Notice of Review Page 3 of 4 Statement You must state, in full, why you are seeking a review on your application. Your statement must set out all matters you consider require to be taken into account in determining your review. Note: you may not have a further opportunity to add to your statement of review at a later date. It is therefore essential that you submit with your notice of review, all necessary information and evidence that you rely on and wish the Local Review Body to consider as part of your review. If the Local Review Body issues a notice requesting further information from any other person or body, you will have a period of 14 days in which to comment on any additional matter which has been raised by that person or body. State here the reasons for your notice of review and all matters you wish to raise. If necessary, this can be continued or provided in full in a separate document. You may also submit additional documentation with this form. Have you raised any matters which were not before the appointed officer at the time the determination on your application was made? Yes No If yes, you should explain in the box below, why you are raising new material, why it was not raised with the appointed officer before your application was determined and why you consider it should now be considered in your review. Page 58 of 82
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Notice of Review Page 4 of 4 List of documents and evidence Please provide a list of all supporting documents, materials and evidence which you wish to submit with your notice of review and intend to rely on in support of your review. Note. The Council will make a copy of the notice of review, the review documents and any notice of the procedure of the review available for inspection at Renfrewshire House, Cotton Street, Paisley until such time as the review is determined. It may also be available on the Council’s website. Checklist Please mark the appropriate boxes to confirm you have provided all supporting documents and evidence relevant to your review: Full completion of all parts of this form Statement of your reasons for requiring a review All documents, materials and evidence which you intend to rely on (e.g. plans and drawings or other documents) which are now the subject of this review. Note. Where the review relates to a further application e.g. renewal of planning permission or modification, variation or removal of a planning condition or where it relates to an application for approval of matters specified in conditions, it is advisable to provide the application reference number, approved plans and decision notice from that earlier consent. Declaration I the applicant/agent [delete as appropriate] hereby serve notice on the Council to review the application as set out on this form and in the supporting documents. Please sign or type your name if sending by e-mail Date For office use only: LRB Reference No: Page 59 of 82
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22/0414/PP extension to water sports storage compounds in the Lochside field, Castle Semple Loch. Figure 1) The Lochside field 05/2012 Page 60 of 82
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Chief Executive's Service Renfrewshire House Cotton Street, Paisley, PA1 1WB //www.renfrewshire.gov.uk My Ref: Contact: James Weir Telephone: 07483 370666 Email: dc@renfrewshire.gov.uk Date: 9 September 2022 Mr Graham Bell Proposal: Formation of extension to watersports storage compound with associated boundary fence, access and road Location: Ground A, Lochlip Road, Lochwinnoch, , Application Type: Planning Permission-Full Application No: 22/0414/PP Dear Sir/Madam, NOTIFICATION OF CONSENT The Council has approved your application, details of which are given above. I enclose a Consent Notice, which also lists the conditions attached to the approval, together with a copy of your submitted plans duly endorsed and the Report of Handling. I would specifically draw your attention to the notes attached to the consent regarding the interests of Scottish Water and The Coal Authority. Please note that the full reasons as to whether the above Proposal is in accordance with the Development Plan (as required by section 37(2A) of the Town and Country Planning (Scotland) Act 1997) are found in the Report of Handling for your application which is attached as Appendix 1 and referred to for its terms which are deemed to be repeated, incorporated and forming part of this Decision Notice. Yours faithfully, Alasdair Morrison Head of Economy and Development Page 61 of 82
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Notes Regarding Scottish Water Interests a. It is the responsibility of the applicant to check Scottish Water's record plans regarding the position of its water and/or waste water assets prior to any work commencing on site. Plans available on written request from the Property Searches Department, Bullion House, Dundee, DD2 5BB. b. If a water main or sewer is affected, then no building shall be erected over or in such a way as to interfere with Scottish Water's right of access. The applicant must contact Scottish Water Operations, Technical Support team to ascertain what measures should be taken to safeguard this apparatus. c. Scottish Water's current minimum level of service for water pressure is 1.0 bar or 10m head in the public main. Any property which cannot be adequately serviced using this pressure may require to have private pumping arrangements installed subject to compliance with the current water bylaws. d. The applicant must ensure that any new internal or external drain is connected to the correct drain or sewer. Page 62 of 82
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Making a better future for people and the environment in mining areas 200 Lichfield Lane Mansfield Nottinghamshire NG18 4RG T: 01623 637 119 (Planning Enquiries) E: planningconsultation@coal.gov.uk W: www.gov.uk/coalauthority Standing Advice The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards. If any coal mining feature is encountered during development, this should be reported immediately to the Coal Authority on 0345 762 6848. Further information is also available on the Coal Authority website at: www.gov.uk/government/organisations/the-coal-authority Standing Advice valid from 1st January 2021 until 31st December 2022 Page 63 of 82
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Page 1 of 5 GRANT Consent subject to the conditions Ref. 22/0414/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 Mr Graham Bell With reference to your application registered on 13 June 2022 for Planning Consent for the following development:- PROPOSAL Formation of extension to watersports storage compound with associated boundary fence, access and road LOCATION Ground A, Lochlip Road, Lochwinnoch, 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:- GRANT Consent subject to the conditions listed on the reverse/paper apart. PLANS AND DRAWINGS The plans and drawings relative to this permission are those identified in the Schedule of Plans/Drawings attached as a paper apart and forming part of this Decision Notice. NOTE: It should be understood that this permission does not carry with it any necessary consent or approval for the proposed development under any other statutory enactments, for example Building (Scotland) Acts, Roads (Scotland) Act 1984 etc. Dated: 9 September 2022 Signed Appointed Officer on behalf of Renfrewshire Council Page 64 of 82
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Page 2 of 5 Ref. 22/0414/PP CONDITIONS AND/OR REASONS ATTACHED TO THIS DECISION PAPER APART TERMS AND CONDITIONS Reason for Decision 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Conditions/Reasons 1. That all construction work associated with the implementation of the development hereby approved shall be undertaken in accordance with the Construction Method Statement dated the 23rd August 2022. Reason: To reduce pollution risk in the interests of protecting the water environment 2. That prior to the commencement of development on site, the developer shall provide a plan for the written approval of the Planning Authority detailing the location of the path network to the northeast of the proposed storage compound within the area demarcated by a blue line on the approved location plan. Should the development be found to encroach upon the path network the plan shall provide details of the realignment of the path network and when works associated with the realignment of the path will be undertaken. Any works associated with the realignment of the path shall thereafter be undertaken in accordance with the approved plan. Reason: To ensure the existing path network is protected in the interests of maintaining connections between the site and the national cycle network. 3. That prior to the commencement of development on site, the developer shall provide a species protection plan for the written approval of the Planning Authority. The plan shall set out measures to ensure that otters and nesting birds are protected during the construction process, and shall include provision for site surveys prior to work commencing and also for cessation of works should any otters or nesting birds be encountered. The development shall thereafter be implemented in accordance with the approved plans. Reason: To ensure that appropriate measures are put in place to ensure otters and nesting birds are protected during the implementation of the development. 4. That prior to the commencement of development on site, the developer shall provide a plan and further details for the written approval of the Planning Authority specifying all Page 65 of 82
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Page 3 of 5 earth moving, associated level changes and wall retention required along the north western boundary of the site. The plan shall specifically detail these works in relation to the tree protection zones associated with the trees along the north western boundary. The plan shall take cognisance of the recommendations within BS 3857 (2012) Trees in Relation to Design, Demolition and Construction. Only the works detailed in the approved plan shall thereafter be implemented on site including any measures to protect the existing trees. Reason: To ensure the trees along the north western boundary of the site are protected in the interests of natural heritage and visual amenity. Page 66 of 82
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Page 4 of 5 Notification of initiation of development Notice under Section 27A(1) Town and Country Planning (Scotland) Act 1997 1. A person who intends to carry out development for which planning permission has been given must, as soon as practicable after deciding on a date on which to initiate the development and in any event before commencing the development, give notice to the planning authority as to that date. 2. The notice to be given in accordance with section 27A(1) of the Act by a person intending to carry out development must– (a) include the full name and address of the person intending to carry out the development; (b) state if that person is the owner of the land to which the development relates and if that person is not the owner provide the full name and address of the owner; (c) where a person is, or is to be, appointed to oversee the carrying out of the development on site, include the name of that person and details of how that person may be contacted; and (d) include the date of issue and reference number of the notice of the decision to grant planning permission for such development. 3. Your attention is drawn to Section 123(1) of the Town and Country Planning (Scotland) Act 1997 set out below. “123 Expressions used in connection with enforcement (1) For the purposes of this Act— (a) carrying out development without the required planning permission, or (b) failing to comply with any condition or limitation subject to which planning permission has been granted, constitutes a breach of planning control.” “27B Notification of completion of development (1) A person who completes development for which planning permission has been given must, as soon as practicable after doing so, give notice of completion to the planning authority. (2) If an application to a planning authority for planning permission discloses, in the opinion of the authority, that the development in question is to be carried out in phases then any such permission granted is to be granted subject to a condition, imposed under section 37(1)(a) in respect of each phase except the last (notice of the completion of which is to be given under subsection (1)), that as soon as practicable after the phase is completed the person carrying out the Advisory regarding the Duration of Planning Permission in Principle, Planning Permission and Listed Building Consent. The following is advisory only and developers should satisfy themselves by reference to the relevant legislation if they are in any doubt regarding the duration of the permission Planning Permission in Principle - Section 59 of the Town and Country Planning (Scotland) Act 1997 generally specifies that an application for approval of matters specified in conditions (requisite approval) must be made before the latest of (i) the expiration of 3 years from the date of grant of permission; (ii) the expiration of 6 months from the date an application for the requisite approval was refused; and (iii) the expiration of 6 months from the date on which an appeal against such refusal was dismissed. A planning permission in principle generally lapses on the expiration of 2 years from the date of the requisite approval being obtained unless the development to which the permission relates is begun before that expiration. Planning Permission and Listed Building Consent - Sections 58(1) and (3) of the Town and Country Planning (Scotland) Act 1997 generally specify that planning permission and listed building consent will expire after 3 years from the date on which it is granted unless the development to which it relates has been started, or that a different period has been specified in any condition attached to the permission. Page 67 of 82
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Page 5 of 5 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. Page 68 of 82
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Appendix 1 RENFREWSHIRE COUNCIL Application No: 22/0414/PP CHIEF EXECUTIVE’S SERVICE RECOMMENDATION OF PLANNING APPLICATION Regd:26 June 2022 Applicant Agent Mr Graham Bell Nature of Proposals Formation of extension to watersports storage compound with associated boundary fence, access and road Site Ground A, Lochlip Road, Lochwinnoch, Description This application seeks planning permission for an extension to a watersports storage compound with associated boundary fence, access and road at Castle Semple Visitor Centre in Lochwinnoch. The visitor centre is located on the northern bank of Castle Semple loch. It is bound by the national cycle network to the north with the village beyond. Castle Semple comprises of the main visitor centre building with associated club house and pontoons. There is an existing area of car parking to the southwest. The land to the northeast is already partly used for storage, and there have been previous applications in 2012, 2018 and 2019 to incrementally expand this storage area. The proposed development includes these existing areas plus a further area of expansion to the northeast which will create an overall storage area of 7,500 square metres. The storage areas will be formed by scraping back the existing grassland and laying hardcore. The land slopes gently uphill from southeast to northwest, and gabion baskets will be used for retention where necessary to ensure the ground can be levelled appropriately. The storage area will then be enclosed with 2.4m high Vmesh security fencing. Within the storage area there will be a mix of racking to store the various boats and containers for other equipment. An indicative layout of the storage area has been provided in this regard. This application also includes road access which continues northeast past the proposed storage areas. Although a site visit indicates that the road has already been formed. History Application No: 19/0431/PP Description: Formation of extension to water sports storage compound and erection of boundary fence Decision: Grant. Application No: 18/0052/PP Page 69 of 82
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Description: Formation of extension to water sports storage compound and siting of storage buildings. Decision: Grant. Application No: 12/0649/PP Description: Erection of single storey building (Class 11) with associated access. Decision: Granted subject to conditions. Application No: 12/0180/PP Description: Change of use from agricultural land to recreational use to include expansion of boat storage compound and erection of 2.4m high security fence. Decision: Granted subject to conditions. Policy and Material Considerations Adopted Renfrewshire Local Development Plan 2021 Policy ENV1 – Green Belt Policy ENV2 – Natural Heritage Policy ENV4 – The Water Environment Policy I3 – Flooding and Drainage New Development Supplementary Guidance 2021 Delivering the Environment Strategy – Green Belt, Natural Heritage and The Water Environment Delivering the Infrastructure Strategy – Flooding and Drainage Delivering the Places Strategy – Regional Parks Material Considerations Publicity The Council has undertaken neighbour notification in accordance with the requirements of legislation. Objections/Representation None received. Consultations NatureScot – No objection subject to condition regarding the implementation of works in accordance with the Construction Method Statement. Also recommend that species protection plans are prepared for otters and breeding birds. Communities & Housing Services - (Environmental Protection Team) – No comments. Environment & Infrastructure Services - (Roads) – No objection subject to conditions regarding the monitoring of parking provision and the safeguarding of existing connections to the national cycle network. Page 70 of 82
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Informative to be added: N Assessment Policy ENV1 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 supplementary guidance lists a range of developments that are considered appropriate within the green belt in principle. This includes recreational uses compatible with a natural environment setting, and tourism development. Castle Semple Visitor Centre is a well-established location for recreational activities associated with the loch. The storage of boats and other equipment to support these activities is a fundamental part of the Castle Semple development, and there is already a boat storage compound at the site. Further development of this nature will be commensurate with the waterside setting, and will support Castle Semple as a recreation destination. The development is therefore considered to be appropriate in principle All developments within the green belt must thereafter be assessed against the green belt development criteria. In this instance there will be no loss of agricultural land and no impact on wild land. In terms of traffic and access, the Environment and Infrastructure Service has offered no objections to the development. As noted above the access to the proposed storage area and the associated road to the northeast of the site has already been formed. The infrastructure does not have a significant impact on visual amenity or landscape character and is commensurate with the built up nature of the visitor centre. It is not anticipated that the development will have a significant effect on public water supply. In terms of effect on water courses from pollution risk, it is noted that NatureScot initially raised concerns over sediment and other pollutants entering the loch during the construction period. The applicant has therefore prepared a construction management plan to demonstrate how this potential pollution issue will be managed. NatureScot have confirmed that they have no objection to the development subject to the construction management plan being implemented on site during the construction phase. The Environment and Infrastructure Service has requested that existing connections between the visitor centre and the national cycle network are retained. During the site inspection it was noted that a path has been cut through the grass on the eastern edge of the existing storage area to provide an informal link to the cycle network. The proposed development will encroach upon this path. However, the applicant has advised that the path can be realigned if necessary to ensure the link is retained. A condition can be attached to ensure a plan showing the realigned route is submitted, with the route then brought into use thereafter in a timely manner. The applicant owns the land to the north east of the proposed storage area, and this provides flexibility for route options without land ownership constraints. Page 71 of 82
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The proposed development constitutes the managed expansion of an existing and well- established facility. There is already a storage area at the site, and expansion of this area will not be incongruous with regard to landscape character. There is a line of mature trees which provide a landscape backdrop to the site. The use of the area for storage of boats is also commensurate with the waterside location. The proposed boundary fencing also matches the fencing which bounds the existing storage area. Castle Semple Loch is designated as a Site of Special Scientific Interest (SSSI). As noted above the potential impact on the loch with respect to pollution risk will be managed via a construction management plan. In terms of potential impact on protected species, NatureScot have also recommended that species protection plans are prepared regarding otters and nesting birds. A condition will be attached to ensure that these plans are implemented on site to safeguard these protected species. In view of the above assessment, I am satisfied that the proposed development complies with the green belt development criteria. It is therefore considered to comply with Policy ENV1. The above assessment has also demonstrated that the development complies with Policies ENV2 and ENV3, with measures put in place to manage the potential impact on protected species and the SSSI designated Semple Loch. It is noted that due to the gradient of the site the most significant earthworks will take place along the north western boundary of the site adjacent to the row of mature trees that mark the edge of the cycle network. A condition can be used to request further details of the earthworks and any associated wall retention to ensure the root protection zones associated with the trees are not impacted. This will ensure that the trees are protected during the construction process. In view of the above, I am satisfied that the development complies with Policies ENV2 and ENV3. Policy I3 states that new development requires to avoid areas susceptible to flooding. The south eastern half of the site is within the flooding extents associated with the Semple Loch. However, in this instance the proposed water sports storage compound is a water compatible use with respect to SEPA’s land use vulnerability guidance. There is no sleeping or other residential accommodation proposed as part of the development. On this basis I am satisfied that the development is acceptable within the flood risk area, and is complaint with Policy I3 on this basis. The supplementary guidance on regional parks states that development within Clyde Muirshiel Regional Park will only be permitted where it can be demonstrated the assessment criteria have been met. In this instance, the development is for a leisure use. Nature conservation and landscape character matters have been considered above. It is not anticipated that the development will cause significant conflict with neighbouring land uses. Page 72 of 82
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A condition will be applied to ensure existing active travel networks are maintained. Habitat networks will be protected via adherence to the construction management plan. The proposed development is commensurate with the location in terms of its scale and appearance, and there will not be a significant detrimental impact on the visual amenity of the area. Finally, the development does not prevent recreational access to the area. It is anticipated that the development will enhance recreational access by improving storage of boats and other equipment at the site. Regarding the consultation responses not already addressed in the above assessment, it is noted that the Environment & Infrastructure Services have requested a condition regarding the monitoring of car parking capacity at the site. Car parking capacity is primarily an operational issue at the site. The proposed development will not result in the loss of any existing parking capacity, and the applicant has advised that the development will primarily allow for more efficient storage of boats and equipment as opposed to generating a significant increased demand which may in turn cause issues with parking. On this basis it is not necessary to apply a condition to the permission requiring monitoring of car parking capacity at the site. Index of Photographs No site visit was undertaken for this application. RECOMMENDATION Grant subject to conditions Reason for Decision 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Conditions 1. That all construction work associated with the implementation of the development hereby approved shall be undertaken in accordance with the Construction Method Statement dated the 23rd August 2022. Reason: To reduce pollution risk in the interests of protecting the water environment 2. That prior to the commencement of development on site, the developer shall provide a plan for the written approval of the Planning Authority detailing the location of the path network to the northeast of the proposed storage compound within the area demarcated by a blue line on the approved location plan. Should the development be found to encroach upon the path network the plan shall provide details of the realignment of the path network and when works associated with the realignment of the path will be undertaken. Any works associated with the realignment of the path shall thereafter be undertaken in accordance with the approved plan. Page 73 of 82
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Reason: To ensure the existing path network is protected in the interests of maintaining connections between the site and the national cycle network. 3. That prior to the commencement of development on site, the developer shall provide a species protection plan for the written approval of the Planning Authority. The plan shall set out measures to ensure that otters and nesting birds are protected during the construction process, and shall include provision for site surveys prior to work commencing and also for cessation of works should any otters or nesting birds be encountered. The development shall thereafter be implemented in accordance with the approved plans. Reason: To ensure that appropriate measures are put in place to ensure otters and nesting birds are protected during the implementation of the development. 4. That prior to the commencement of development on site, the developer shall provide a plan and further details for the written approval of the Planning Authority specifying all earth moving, associated level changes and wall retention required along the north western boundary of the site. The plan shall specifically detail these works in relation to the tree protection zones associated with the trees along the north western boundary. The plan shall take cognisance of the recommendations within BS 3857 (2012) Trees in Relation to Design, Demolition and Construction. Only the works detailed in the approved plan shall thereafter be implemented on site including any measures to protect the existing trees. Reason: To ensure the trees along the north western boundary of the site are protected in the interests of natural heritage and visual amenity. Alasdair Morrison Head of Economy and Development Page 74 of 82
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Applicant: Mr Graham Bell Ref. No: 22/0414/PP Site: Ground A Lochlip Road Lochwinnoch Officer: James Weir 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 Checked Paper/DMS (Officer) Stamped DMS (BS) / Location Plan as Proposed / Block Plan 1:500 / Site Plan 1:1250 / Site Plan 1:200 / Site Plan 1:200 / Location Plan as Existing Officers Initials: JW Business Support Initials: __DM_____ Page 75 of 82
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Appendix 1 RENFREWSHIRE COUNCIL Application No: 22/0414/PP CHIEF EXECUTIVE’S SERVICE RECOMMENDATION OF PLANNING APPLICATION Regd:26 June 2022 Applicant Agent Mr Graham Bell Nature of Proposals Formation of extension to watersports storage compound with associated boundary fence, access and road Site Ground A, Lochlip Road, Lochwinnoch, Description This application seeks planning permission for an extension to a watersports storage compound with associated boundary fence, access and road at Castle Semple Visitor Centre in Lochwinnoch. The visitor centre is located on the northern bank of Castle Semple loch. It is bound by the national cycle network to the north with the village beyond. Castle Semple comprises of the main visitor centre building with associated club house and pontoons. There is an existing area of car parking to the southwest. The land to the northeast is already partly used for storage, and there have been previous applications in 2012, 2018 and 2019 to incrementally expand this storage area. The proposed development includes these existing areas plus a further area of expansion to the northeast which will create an overall storage area of 7,500 square metres. The storage areas will be formed by scraping back the existing grassland and laying hardcore. The land slopes gently uphill from southeast to northwest, and gabion baskets will be used for retention where necessary to ensure the ground can be levelled appropriately. The storage area will then be enclosed with 2.4m high Vmesh security fencing. Within the storage area there will be a mix of racking to store the various boats and containers for other equipment. An indicative layout of the storage area has been provided in this regard. This application also includes road access which continues northeast past the proposed storage areas. Although a site visit indicates that the road has already been formed. History Application No: 19/0431/PP Description: Formation of extension to water sports storage compound and erection of boundary fence Decision: Grant. Application No: 18/0052/PP Page 76 of 82
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Description: Formation of extension to water sports storage compound and siting of storage buildings. Decision: Grant. Application No: 12/0649/PP Description: Erection of single storey building (Class 11) with associated access. Decision: Granted subject to conditions. Application No: 12/0180/PP Description: Change of use from agricultural land to recreational use to include expansion of boat storage compound and erection of 2.4m high security fence. Decision: Granted subject to conditions. Policy and Material Considerations Adopted Renfrewshire Local Development Plan 2021 Policy ENV1 – Green Belt Policy ENV2 – Natural Heritage Policy ENV4 – The Water Environment Policy I3 – Flooding and Drainage New Development Supplementary Guidance 2021 Delivering the Environment Strategy – Green Belt, Natural Heritage and The Water Environment Delivering the Infrastructure Strategy – Flooding and Drainage Delivering the Places Strategy – Regional Parks Material Considerations Publicity The Council has undertaken neighbour notification in accordance with the requirements of legislation. Objections/Representation None received. Consultations NatureScot – No objection subject to condition regarding the implementation of works in accordance with the Construction Method Statement. Also recommend that species protection plans are prepared for otters and breeding birds. Communities & Housing Services - (Environmental Protection Team) – No comments. Environment & Infrastructure Services - (Roads) – No objection subject to conditions regarding the monitoring of parking provision and the safeguarding of existing connections to the national cycle network. Page 77 of 82
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Informative to be added: N Assessment Policy ENV1 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 supplementary guidance lists a range of developments that are considered appropriate within the green belt in principle. This includes recreational uses compatible with a natural environment setting, and tourism development. Castle Semple Visitor Centre is a well-established location for recreational activities associated with the loch. The storage of boats and other equipment to support these activities is a fundamental part of the Castle Semple development, and there is already a boat storage compound at the site. Further development of this nature will be commensurate with the waterside setting, and will support Castle Semple as a recreation destination. The development is therefore considered to be appropriate in principle All developments within the green belt must thereafter be assessed against the green belt development criteria. In this instance there will be no loss of agricultural land and no impact on wild land. In terms of traffic and access, the Environment and Infrastructure Service has offered no objections to the development. As noted above the access to the proposed storage area and the associated road to the northeast of the site has already been formed. The infrastructure does not have a significant impact on visual amenity or landscape character and is commensurate with the built up nature of the visitor centre. It is not anticipated that the development will have a significant effect on public water supply. In terms of effect on water courses from pollution risk, it is noted that NatureScot initially raised concerns over sediment and other pollutants entering the loch during the construction period. The applicant has therefore prepared a construction management plan to demonstrate how this potential pollution issue will be managed. NatureScot have confirmed that they have no objection to the development subject to the construction management plan being implemented on site during the construction phase. The Environment and Infrastructure Service has requested that existing connections between the visitor centre and the national cycle network are retained. During the site inspection it was noted that a path has been cut through the grass on the eastern edge of the existing storage area to provide an informal link to the cycle network. The proposed development will encroach upon this path. However, the applicant has advised that the path can be realigned if necessary to ensure the link is retained. A condition can be attached to ensure a plan showing the realigned route is submitted, with the route then brought into use thereafter in a timely manner. The applicant owns the land to the north east of the proposed storage area, and this provides flexibility for route options without land ownership constraints. Page 78 of 82
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The proposed development constitutes the managed expansion of an existing and well- established facility. There is already a storage area at the site, and expansion of this area will not be incongruous with regard to landscape character. There is a line of mature trees which provide a landscape backdrop to the site. The use of the area for storage of boats is also commensurate with the waterside location. The proposed boundary fencing also matches the fencing which bounds the existing storage area. Castle Semple Loch is designated as a Site of Special Scientific Interest (SSSI). As noted above the potential impact on the loch with respect to pollution risk will be managed via a construction management plan. In terms of potential impact on protected species, NatureScot have also recommended that species protection plans are prepared regarding otters and nesting birds. A condition will be attached to ensure that these plans are implemented on site to safeguard these protected species. In view of the above assessment, I am satisfied that the proposed development complies with the green belt development criteria. It is therefore considered to comply with Policy ENV1. The above assessment has also demonstrated that the development complies with Policies ENV2 and ENV3, with measures put in place to manage the potential impact on protected species and the SSSI designated Semple Loch. It is noted that due to the gradient of the site the most significant earthworks will take place along the north western boundary of the site adjacent to the row of mature trees that mark the edge of the cycle network. A condition can be used to request further details of the earthworks and any associated wall retention to ensure the root protection zones associated with the trees are not impacted. This will ensure that the trees are protected during the construction process. In view of the above, I am satisfied that the development complies with Policies ENV2 and ENV3. Policy I3 states that new development requires to avoid areas susceptible to flooding. The south eastern half of the site is within the flooding extents associated with the Semple Loch. However, in this instance the proposed water sports storage compound is a water compatible use with respect to SEPA’s land use vulnerability guidance. There is no sleeping or other residential accommodation proposed as part of the development. On this basis I am satisfied that the development is acceptable within the flood risk area, and is complaint with Policy I3 on this basis. The supplementary guidance on regional parks states that development within Clyde Muirshiel Regional Park will only be permitted where it can be demonstrated the assessment criteria have been met. In this instance, the development is for a leisure use. Nature conservation and landscape character matters have been considered above. It is not anticipated that the development will cause significant conflict with neighbouring land uses. Page 79 of 82
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A condition will be applied to ensure existing active travel networks are maintained. Habitat networks will be protected via adherence to the construction management plan. The proposed development is commensurate with the location in terms of its scale and appearance, and there will not be a significant detrimental impact on the visual amenity of the area. Finally, the development does not prevent recreational access to the area. It is anticipated that the development will enhance recreational access by improving storage of boats and other equipment at the site. Regarding the consultation responses not already addressed in the above assessment, it is noted that the Environment & Infrastructure Services have requested a condition regarding the monitoring of car parking capacity at the site. Car parking capacity is primarily an operational issue at the site. The proposed development will not result in the loss of any existing parking capacity, and the applicant has advised that the development will primarily allow for more efficient storage of boats and equipment as opposed to generating a significant increased demand which may in turn cause issues with parking. On this basis it is not necessary to apply a condition to the permission requiring monitoring of car parking capacity at the site. Index of Photographs No site visit was undertaken for this application. RECOMMENDATION Grant subject to conditions Reason for Decision 1. The proposal accords with the provisions of the Development Plan and there were no material considerations which outweighed the presumption in favour of development according with the Development Plan. Conditions 1. That all construction work associated with the implementation of the development hereby approved shall be undertaken in accordance with the Construction Method Statement dated the 23rd August 2022. Reason: To reduce pollution risk in the interests of protecting the water environment 2. That prior to the commencement of development on site, the developer shall provide a plan for the written approval of the Planning Authority detailing the location of the path network to the northeast of the proposed storage compound within the area demarcated by a blue line on the approved location plan. Should the development be found to encroach upon the path network the plan shall provide details of the realignment of the path network and when works associated with the realignment of the path will be undertaken. Any works associated with the realignment of the path shall thereafter be undertaken in accordance with the approved plan. Page 80 of 82
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