Agenda Document Pack - Local Review Body. - 30/05/2023

Renfrewshire Council · 30 May 2023
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Page 1

23/05/2023 
Notice of Meeting and Agenda
Local Review Body. 
Date Time Venue
Tuesday, 30 May 2023 14:00 Council Chambers (Renfrewshire),
Council Headquarters, Renfrewshire
House, Cotton Street, Paisley, PA1 1AN               
Membership 
Councillor Jim Paterson (Convener):    
Councillor Chris Gilmour:  Councillor Anne Hannigan:  Councillor Bruce MacFarlane:  Councillor
Iain Nicolson:   
Members of the Press and Public
Members of the press and public wishing to attend the meeting should report to the customer
service centre where they will be met and directed to the meeting. 
Further Information
This is a meeting which is open to members of the public. 
A copy of the agenda and reports for this meeting will be available for inspection prior to the
meeting at the Customer Service Centre, Renfrewshire House, Cotton Street, Paisley and online
at http://renfrewshire.cmis.uk.com/renfrewshire/CouncilandBoards.aspx
For further information, please email
democratic-services@renfrewshire.gov.uk 
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 
MARK CONAGHAN
Head of Corporate Governance

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23/05/2023

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23/05/2023 
Items of business      
Apologies
Apologies from members. 
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. 
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) 
2(a)  Appellant'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). 
3 - 24 
2(b)  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). 
25 - 76 
2(c)  Planning Authority's response to request for Further
Information
Submit response from Planning Authority to Procedure Notice issued
following the previous meeting requesting further written submissions
setting out an assessment of the proposed development in relation to
the relevant policies set out in National Planning Framework 4 (NPF4). 
77 - 78 
3 LRB01.23
Review the Planning Authority's decision to refuse planning permission
for the erection of a dwellinghouse (in principle) 50 metres east of St
Brydes Cottage, Shields Holdings, Lochwinnoch. (22/0399/PP).

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23/05/2023 
3(a)  Appellants Submission
Submit documentation in support of a review of the Planning
Authority's decision to refuse planning permission for the erection of a
dwellinghouse (in principle) 50 metres east of St Brydes
Cottage, Shields Holdings, Lochwinnoch. (22/0399/PP). 
79 - 196 
3(b)  Planning Authority's Submission
Submit documentation on which the Planning Authority decided to
refuse planning permission for the erection of a dwellinghouse (in
principle) 50 metres east of St Brydes Cottage, Shields Holdings,
Lochwinnoch. (22/0399/PP). 
197 - 244 
3(c)  Planning Authority's response to request for Further
Information
Submit response from Planning Authority to Procedure Notice issued
following the previous meeting requesting further written submissions
setting out an assessment of the proposed development in relation to
the relevant policies set out in National Planning Framework 4 (NPF4). 
245 - 246 
3(d)  Appellants comments in respect of the Planning
Authority's response to request for Further Information
Submit comments from the appellant in respect of the Planning
Authority's response to the Procedure Notice issued following the
previous meeting requesting further written submissions setting out an
assessment of the proposed development in relation to the relevant
policies set out in National Planning Framework 4 (NPF4). 
247 - 254

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Item 1
LRB300523 Page 1 of 254

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Page 2 of 254

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APPELLANT’S
SUBMISSIONS
Item 2(a)
LRB300523 Page 3 of 254

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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.
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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 5 of 254

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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.
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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 7 of 254

Page 12

22/0414/PP extension to water sports storage compounds in the Lochside field, Castle Semple Loch. 
Figure 1) The Lochside field 05/2012 
Page 8 of 254

Page 13

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  
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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 10 of 254

Page 15

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 
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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 12 of 254

Page 17

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 13 of 254

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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 14 of 254

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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.    
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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.   
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Page 21

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
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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.
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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.
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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 20 of 254

Page 25

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 21 of 254

Page 26

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 22 of 254

Page 27

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 23 of 254

Page 28

Page 24 of 254

Page 29

PLANNING
AUTHORITY’S
SUBMISSIONS
Item 2(b)
LRB300523 Page 25 of 254

Page 30

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 26 of 254

Page 31

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 27 of 254

Page 32

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 28 of 254

Page 33

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 29 of 254

Page 34

Page 35

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 31 of 254

Page 36

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 32 of 254

Page 37

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 33 of 254

Page 38

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 34 of 254

Page 39

Page 40

Page 41

Page 42

Page 43

Page 44

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 40 of 254

Page 45

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 41 of 254

Page 46

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 42 of 254

Page 47

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 43 of 254

Page 48

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 44 of 254

Page 49

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 45 of 254

Page 50

`
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 46 of 254

Page 51

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. 
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Page 52

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 48 of 254

Page 53

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 49 of 254

Page 54

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 50 of 254

Page 55

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 51 of 254

Page 56

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. 
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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
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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 
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Page 59

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
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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 
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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.
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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
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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
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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
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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
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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
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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.
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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
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Page 81

Procedure Notice of Renfrewshire Council Local Review Body 
Planning Authority Response to Request for Further Information 
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 
Application Number: 22/0414/PP 
This procedure notice is in response to the LRB request for further written submissions setting out
an assessment of the proposed development in relation to the relevant policies set out in National
Planning Framework 4 (NPF4). 
The following policies within NPF4 are considered to be relevant. 
Policy 1 - Tackling the climate and nature crises
Policy 2 - Climate mitigation and adaptation
Policy 3 - Biodiversity
Policy 8 - Green belts
Policy 20 – Blue and Green Infrastructure
Policy 30 - Tourism 
Policy 8 aims to support nature networks and the management of land to help tackle climate
change. Part of this is to support development within the green belt where it makes provision for
outdoor recreation, play, and sport or leisure and tourism relates uses, and developments that
provide opportunities for access to the open countryside. The proposed development meets the
requirements of policy 8 in terms of the green belt location and its function, landscape character,
external appearance, and environmental quality. 
Policy 20 intends to protect and enhance blue and green infrastructure and their networks.
Proposals that result in fragmentation of net loss of existing blue and green infrastructure will only
be supported where it can be demonstrated that the proposal would not result in or exacerbate a
deficit in blue or green infrastructure provision, and the overall integrity of the network will be
maintained. The conditions in their current form seek to ensure the integrity of the access routes
within the site is protected. Policy 20 refers to compatibility with country parks, and the
development is considered to be compatible with the character of this part of the Clyde Muirshiel
Regional Park. 
Policy 30 aims to promote sustainable tourism development. The development is aligned with this
policy intention in respect of compatibility with the surrounding area, opportunities for sustainable
travel, and opportunities for provision of access to the natural environment 
The above development complies with the relevant NPF4 policies provided the proposed conditions
are attached in their current form. 
Item 2(c)
LRB300523 Page 77 of 254

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APPELLANT’S
SUBMISSIONS
Item 3(a)
LRB300523 Page 79 of 254

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Page 1 of 5
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 100573860-002
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.
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
Agent Details
Please enter Agent details
Company/Organisation:
Ref. Number: You must enter a Building Name or Number, or both: *
First Name: * Building Name:
Last Name: * Building Number:
Address 1
Telephone Number: * (Street): *
Extension Number: Address 2:
Mobile Number: Town/City: *
Fax Number: Country: *
Postcode: *
Email Address: *
Is the applicant an individual or an organisation/corporate entity? *
  Individual    Organisation/Corporate entity
Hobson Architects
nicholas john
hobson
eglinton terrace
seacliff
PA17 5EP
Scotland
skelmorlie
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Page 2 of 5
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
Ms
Marna
Renfrewshire Council
Murdoch Redlands Lane
23
1-2
G12 0AF
land adjacent St Brydes Cottage
Scotland
660938
Glasgow
238333
KelvinsideNorth Paddock Properties Ltd
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Page 3 of 5
Description of Proposal
Please provide a description of your proposal to which your review relates. The description should be the same as given in the
application form, or as amended with the agreement of the planning authority: *
(Max 500 characters)
Type of Application
What type of application did you submit to the planning authority? *
 Application for planning permission (including householder application but excluding application to work minerals).
 Application for planning permission in principle.
 Further application.
 Application for approval of matters specified in conditions.
What does your review relate to? *
 Refusal Notice.
 Grant of permission with Conditions imposed.
 No decision reached within the prescribed period (two months after validation date or any agreed extension) – deemed refusal.
Statement of reasons for seeking review
You must state in full, why you are a seeking a review of the planning authority’s decision (or failure to make a decision). Your statement
must set out all matters you consider require to be taken into account in determining your review. If necessary this can be provided as a
separate document in the ‘Supporting Documents’ section: * (Max 500 characters)
Note: you are unlikely to have a further opportunity to add to your statement of appeal at a later date, so it is essential that you produce
all of the information you want the decision-maker to take into account.
You should not however raise any new matter which was not before the planning authority at the time it decided your application (or at
the time expiry of the period of determination), unless you can demonstrate that the new matter could not have been raised before that
time or that it not being raised before that time is a consequence of exceptional circumstances.
Have you raised any matters which were not before the appointed officer at the time the  Yes  No
Determination on your application was made? *
If yes, you should explain in the box below, why you are raising the new matter, why it was not raised with the appointed officer before
your application was determined and why you consider it should be considered in your review: * (Max 500 characters)
erection of new dwellinghouse
please refer to the attached Statement in Support of Notice of Review Jan 2023
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Page 4 of 5
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. You can attach these documents electronically later in the process: * (Max 500 characters)
Application Details
Please provide the application reference no. given to you by your planning
authority for your previous application.
What date was the application submitted to the planning authority? *
What date was the decision issued by the planning authority? *
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.
Can this review continue to a conclusion, in your opinion, based on a review of the relevant information provided by yourself and other
parties only, without any further procedures? For example, written submission, hearing session, site inspection. *
 Yes  No
In the event that the Local Review Body appointed to consider your application decides to inspect the site, in your opinion:
Can the site be clearly seen from a road or public land? *  Yes  No
Is it possible for the site to be accessed safely and without barriers to entry? *  Yes  No
Checklist – Application for Notice of Review
Please complete the following checklist to make sure you have provided all the necessary information in support of your appeal. Failure
to submit all this information may result in your appeal being deemed invalid.
Have you provided the name and address of the applicant?. *  Yes  No
Have you provided the date and reference number of the application which is the subject of this  Yes  No
review? *
If you are the agent, acting on behalf of the applicant, have you provided details of your name  Yes  No  N/A
and address and indicated whether any notice or correspondence required in connection with the
review should be sent to you or the applicant? *
Have you provided a statement setting out your reasons for requiring a review and by what  Yes  No
procedure (or combination of procedures) you wish the review to be conducted? *
Note: 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. 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.
Please attach a copy of all documents, material and evidence which you intend to rely on  Yes  No
(e.g. plans and Drawings) 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 (if any) from the earlier consent.
Location plan SL001 Site plan SL002-A Statement in Support of the Planning Application in Principle June 2022 Statement in
Support of the Notice of Review Jan 2023
22/0399/PP
21/10/2022
07/06/2022
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Page 5 of 5
Declare – Notice of Review
I/We the applicant/agent certify that this is an application for review on the grounds stated.
Declaration Name: Mr nicholas john hobson
Declaration Date: 17/01/2023
Page 84 of 254

Page 89

NOTICE  OF  REVIEW
IN  RELATION  TO  THE  REFUSAL
BY  RENFREWSHIRE  COUNCIL  FOR
PLANNING  PERMISSION  IN  PRINCIPLE  FOR
THE  ERECTION  OF  A  DWELLINGHOUSE  ON  SITE
50  METRES  EAST  OF  ST  BRYDE’S  COTTAGE,
SHIELDS  HOLDINGS,  LOCHWINNOCH 
PLANNING  APPLICATION  REF  NO
22/0399/PP 
STATEMENT  IN  SUPPORT 
Report Prepared By: 
MICHAEL S EVANS
BA (Econ); Dip TP, MRTPI, MCIM
PLANNING CONSULTANT
meicplan.associates
“TY-NEWYDD”
11 MURCHIE DRIVE
KINGS MEADOW
PRESTWICK
KA9 2ND 
NICK HOBSON
BA(Hons) Dip Arch RIBA RIAS
HOBSON ARCHITECTS
SEACLIFF
EGLINTON TERRACE
SKELMORLIE
PA17 5EP 
January 2023  
Page 85 of 254

Page 90

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
2
CONTENTS 
(i) CONCLUSIONS 
1.0 INTRODUCTION / TERMS  OF  REFERENCE / THE  PROPOSALS 
2.0 AREA  CONTEXT  AND  SITE  ANALYSIS 
3.0 THE  COUNCIL’S  REASONS  FOR  REFUSAL 
4.0 THE  REASONS  FOR  SEEKING  A  REVIEW 
5.0 RESPONSE  TO  THE  COUNCIL’S  REASONS  FOR  REFUSAL 
6.0 CONCLUSIONS 
Page 86 of 254

Page 91

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
3
(i) CONCLUSIONS 
• In relation to the Green Belt, our understanding is that the Council’s
primary concern is that, while Green Belt designation is not in place to
prevent development from happening, any proposed development does
not undermine the core role and function of the Green Belt 
• With this providing, in effect, an overall context, it is our contention that
the proposals are not entirely incompatible with the requirements of
policy, and that their development would therefore not significantly
implicate or, indeed, undermine the effectiveness of these policies here
or elsewhere in the LDP area 
• In view of the particular locational and physical characteristics of the site
which have not been disputed by the Appointed Officer, it is difficult if,
that is, they were treated on their own particular merits to conclude
otherwise 
• It is not unreasonable to assume that the strategic objectives set out in
Strategic Policy 14 underpin or are, in effect, the ‘core values’ of this
policy.   The wording of several of these are included in LDP2, Policy
ENV1 and, while the proposals are not on a scale requiring a Clydeplan
Schedule 14 Strategic Scales of Development response, it is
nevertheless, in our view, relevant to set out our opinion re potential
negative consequences, if any, that is, for a number of the more relevant
objectives. 
(i) directing planned growth to the most appropriate locations
We would agree that the proposals do not represent planned
growth but we maintain that the site is a satisfactory location for
development for the points made elsewhere in this document and
in the Supporting Statement that formed part of the planning
application.
Page 87 of 254

Page 92

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
4
(ii) creating and safeguarding identity through place-setting and
protecting the separation between communities
As Figs 1, 2 and 3 confirm, the proposals would protect the identity
of the historic development pattern locally – an opinion shared by
the Appointed Officer and which is returned to later. 
(iii) protecting and enhancing the quality, character, landscape
setting and identity of settlements
In the Council’s response to the planning application, it is stated
that ‘… on balance, it is accepted that the proposed site could
accommodate a dwellinghouse in a manner that complements the
existing cluster and the wider environment.’ 
Otherwise, the proposals are well outwith the landscape settings of
the nearest three settlements, namely Howwood, Kilbarchan and
Lochwinnoch, as confirmed in the Renfrewshire LDP Proposed
Plan: Green Belt Review 2019. 
(iv) protecting open space and sustainable access and
opportunities for countryside recreation
The potential impact of the proposals on the requirements of this
criterion would be zero. 
(v) maintaining the natural role of the environment whether in
terms of floodplain capacity, carbon sequestration or
biodiversity
The Council’s Chief Executive’s Service Recommendation of
Planning Applications Report indicates that the proposals would
pose no problems for any of the aforementioned. 
• Policy ENV1 states: ‘… in line with Clydeplan Policy 14 and the green belt
objectives of Clydeplan’, aims to:
Page 88 of 254

Page 93

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
5
maintain the identity of settlements
protects and enhances the landscape setting of an area
promotes and protects access opportunities to open space across
Renfrewshire 
In our opinion, as confirmed by our comments on Clydeplan Policy 14,
Green Belt, we would maintain our position that the proposals would not
compromise delivery of these objectives. 
• Policy ENV1 goes on to state:  ‘Development within the green belt will be
considered appropriate in principle where it is a housing land shortfall
remedy which satisfies Policy 8 of Clydeplan …’ 
Shortfalls, as a general rule, are rarely ‘flagged up’ during the period of
an LDP.   In our opinion, for the reasons set out elsewhere, these
proposals, if implemented, would not undermine the efforts of the Council
to otherwise deliver on the housing land proposals set out in LDP2. 
• In summary, the proposals 
- present no threat of coalescence between settlements and would be
well outwith the landscape setting of any settlement
- that, despite any precise development plan guidance on settlement
pattern in the Green belt, recognise the presence of clusters in the
locality, identifying closely with one of these, thereby safeguarding
identity through place-setting
- demonstrate that, while the details provided are indicative only,
careful consideration of the mixed nature of the design and scale of
individual houses in the grouping can ensure that the proposals
nevertheless integrate with, complement and enhance the
established character of the immediate area
Page 89 of 254

Page 94

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
6
- would deliver appropriate landscaping that protects the quality and
character of the landscape setting by following the advice provided
by Scottish Natural Heritage as well as that provided by the
Development Plan
- would maintain the natural role of the local environment with
otherwise no significant detrimental impact on identified nature
conservation interests, including species and habitats or the water
environment from any pollution risks or risks to air quality
- would not lead to the loss of any prime agricultural land
- would have traffic and access infrastructure that can be sensitively
accommodated
- would have no significant effects on public water supply
- would incorporate renewable and low-carbon technologies and
- would, as required, demonstrate a high quality of design 
Page 90 of 254

Page 95

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
7
1.0 INTRODUCTION / TERMS  OF  REFERENCE / THE  PROPOSALS 
Introduction/Terms of Reference 
On 7 June 2022, application was made by Nick Hobson, Hobson Architects,
The Studio, Seacliff, Eglinton Terrace, Skelmorlie, North Ayrshire, PA17 5EP
on behalf of the Client, Ms Marna Murdoch, North Paddock Properties Ltd, 
1 – 2, 23 Redlands Lane, Kelvinside, Glasgow, G12 0AF, now of 5 Capel
Avenue, Newton Mearns, Glasgow, G77 6EL, for the erection of a
Dwellinghouse (in principle) on land 50 metres east of St Bryde’s Cottage,
Shields Holdings, Lochwinnoch, Planning Application Ref No 22/0399/PP. 
As commissioned by Ms Marna Murdoch (the Client), this Notice of Review has
been prepared by Michael S Evans, meicplan.associates, Planning
Consultant, ‘Ty-Newydd’, 11 Murchie Drive, Kings Meadow, Prestwick, KA9
2ND, with input from Nick Hobson, Hobson Architects (as per address
above) and is submitted in response to the Client’s requirements re the
Council’s decision to refuse planning permission on a delegated basis on 
21 October 2022. 
The contents of the Appointed Officer’s ‘Recommendation for Planning
Application’ (a copy of which has been submitted with this Notice) is considered
to be a significant material consideration. 
We would also advise Review Body members that this Supporting
Statement should be read in conjunction with the one that formed part of
refused Planning Application 22/0399/PP. 
This document forms part of the refused planning application, along with
Planning Application Drawing Nos SL001 and SL002-A and the Statement in
Support of the application dated June 2022. 
Page 91 of 254

Page 96

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
8
The Applicant 
The Applicant was, until 2021, resident in the local area for over 13 years. 
The Site 
The details are provided in Part 2.0.   The proposed site extends to 5,670 m2
and boundaries are shown on Planning Application Drawing No SL002-A. 
The Proposals 
The proposals are for the erection of a one-and-a-half-storey Dwellinghouse on
land adjacent to St Bryde’s Cottage/Shields Road.   Proposals include vehicle
access from an existing gateway and associated landscaping works. 
The details are shown in Planning Application Drawing No SL002-A which has
been resubmitted for consideration by Board members. 
A written description of the proposals, along with a description of the approach
taken/justification of these can be found in Part 5.0 of the Supporting Statement
that formed part of Planning Application 22/0399/PP. 
Page 92 of 254

Page 97

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
9
2.0 AREA  CONTEXT  AND  SITE  ANALYSIS 
The Council’s document ‘Renfrewshire Local Development Supplementary
Guidance 2022: Delivering the Environmental Strategy – Development
Guidance – Housing in the Green Belt, is underpinned by a number of criteria.  
While this is a planning application in principle, drawings were included to
demonstrate that the requirements of setting were taken into account and that
it was demonstrated that the requirements of the following influenced the, albeit
indicative, outcome, viz: 
• This proposal demonstrates, by way of an example, that outstanding
quality of design of an appropriate scale within its setting and one that
makes a positive contribution to the site and surrounding area can be
achieved
• The proposal integrates with, complements and enhances the established
character of the area and would have no significant detrimental impact on
the landscape character 
In order to confirm the above, it is important for LRB members to be aware of
the approach taken to understanding the geographical/landscape context into
which the proposals would be introduced and to emphasise their sustainability
in this regard. 
• Wider Landscape Context 
The Glasgow and the Clyde Valley Landscape Character Assessment was
published by SNH in 1999 and this document has provided information that
the relevant local planning authorities, including Renfrewshire, have relied
on consistently for the formulation of policies for development and
countryside management in Glasgow and the Clyde Valley. 
Page 93 of 254

Page 98

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
10
Fig 5.1, Regional Character Areas, a large-scale plan, suggests that the
site falls just within area (viii), the Inner Clyde Valley (a copy of Fig 5.1 can
be found in the Appendix). 
The more detailed Landscape Classification provided later in the document
indicates that the site falls within a Broad Valley Lowland, i.e. Landscape
Area 10 and, even more specifically, Area 10a, Lochwinnoch, as shown in
Map 10 (a copy of which can be found in the Appendix). 
The Clyde Valley Landscape Character Assessment provided detailed
development planning and management guidelines, which are returned to
in Part 4.0, Assessment/Design Principles.   A copy of this can be found in
the Appendix which is not repeated in the update. 
The Council’s own Landscape Assessment carried out in 2011 relied
heavily on SNH’s 1999 Assessment. 
It quoted SNH’s overall assessment which, in relation to the requirements
of policy, highlighted that ‘landscape planning and management should
aim to conserve and enhance the diversity of this valley landscape
and its component parts.   In particular, this should aim to protect the
transitions between valley floor and surrounding hills and prevent
developments which would obscure the inherent changes in
character’. 
The proposal is located within the transitional area between the more
settled agricultural flood plain and valley edge and the less populated
valley sides to the adjacent hills. 
More recently, the Landscape Character Assessment carried out by
NatureScot and published in 2019 reconfirmed that the site was in LCT
205, that is Broad Valley Lowland – Glasgow and the Clyde Valley. 
Page 94 of 254

Page 99

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
11
Settlement Pattern 
On this matter, the description provided in both Assessments is of a highly
generalised nature.   Although policy highlights the need to ‘… complement
and enhance the established character of the area …’, in the Glossary of
LDP2, no advice is offered on the matter of settlement pattern. 
The acceptability/sustainability of, in relation to, development takes on a
heightened relevance in countryside areas.   In the absence of detail in
relation to policy guidance on settlement pattern in the countryside, the
location of the proposals, in our opinion, has taken account of the historic
pattern of development within the immediate area as set out below. 
• ‘Broader’ Local Context 
This we have defined as the area shown in Fig 2 on page 13.   It was
considered important to recognise the relationship of the proposals with
the long-established pattern of development along Shields Holdings to the
west. 
• ‘Nearer’ Local Context 
This we have interpreted as being the area shown in Fig 3. 
The proposed site sits at the eastern end of a recognisable cluster of 
4 one- and one-and-a-half-storey dwellings around the junction of Shields
Holdings and Bridesmill Road.   The site itself is bordered to the north and
north east by an existing stone wall to the main road, to the east and south
by a wooded gorge and to the west by post-and-wire fencing to the
adjoining properties.   The circumstances of the immediate local context
are illustrated by the photographs on page 17.  
Page 95 of 254

Page 100

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support
Prepared for:  Ms Marna Murdoch
12
Fig 1:  Planning Application Drawing No SL002-A – Location Plan
Page 96 of 254

Page 101

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support
Prepared for:  Ms Marna Murdoch
13
Fig 2:  Planning Application Drawing No SL001 – Broader Local Context
Page 97 of 254

Page 102

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
14
Fig 3:  Nearer ‘Local’ Context 
Site Analysis 
In addition to landscape context and settlement pattern, importantly the
objective in the planning application process was to confirm the overall
sustainability of the site in relation to the following: 
• Topography/Current Use
The site is currently a well-defined field, generally flat but which gently
slopes from the midpoint line of the site to the south and south east. 
On the eastern and south-eastern edge, the site is well sheltered from the
mature tree belt following the existing gorge and burn below. 
Page 98 of 254

Page 103

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
15
The site has a more open aspect to the south and south west, so is
exposed to the prevailing weather.   However, it does provide good
opportunities for renewable energy generation. 
The photographs on page 17 regarding the setting, together with Fig 4 on
page 18, indicate how well the proposals would sit within the local context. 
• Microclimate 
Situated at only 52.5 metres OD and in a relatively sheltered location, the
site is not overly exposed to extreme weather that would implicate
sustainability.   Information about elements of microclimate is shown on Fig
4, Site Characteristics, on page 18. 
• Services
The proximity of the adjoining cluster of houses confirms that water,
electricity and telephone supplies/capacity are nearby.   Adjacent dwellings
are served by private foul water septic tank or treatment plants. 
The size and topography of the site plus the proximity of the existing burn
means an on-site SUDS scheme would be possible to deal with surface
water. 
• Connectivity
Vehicle access to the site would be via the existing access gate at the
junction of the private road and Bridesmill Road.   Bridesmill Road leads to
the A737, some 0.5 miles to the east and Lochwinnoch some 3.5 miles to
the west. 
Howwood railway station is approximately 1 mile to the east of the site
which provides regular connections to Glasgow and the Ayrshire coast. 
Page 99 of 254

Page 104

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
16
There is an existing pedestrian/cycle path (National Route 7) some 800 m
to the south which links Glasgow to Lochwinnoch, Johnstone and Paisley. 
McGill’s bus service 307 runs along Bridesmill Road linking Lochwinnoch
to Johnstone and connects to other services beyond. 
• Current Use
Vacant, not in current use. 
Page 100 of 254

Page 105

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
17
Site Photos 
View at site entrance looking south along road edge          View at site entrance looking south 
View from centre of site looking north           View from south-western corner looking south 
View looking into site from St Bryde’s bridge           View looking west from southern boundary 
View of private road junction with road
Page 101 of 254

Page 106

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
18
Fig 4:  Site Characteristics 
Page 102 of 254

Page 107

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
19
3.0 THE  COUNCIL’S  REASONS  FOR  REFUSAL 
These are: 
1. The proposed development does not comply with Policy ENV1 of the
Adopted Renfrewshire Local Development Plan 2021 and the New
Development Supplementary Guidance on Housing in the Green Belt as it
has not been demonstrated that there is a specific locational need for a
dwellinghouse 
2. The proposed development does not comply with Policy ENV1 of the
Adopted Renfrewshire Local Development Plan 2021 and the New
Development Supplementary Guidance on Green Belt Development as it
has not been demonstrated that the site can be accessed safely, and that
traffic and access infrastructure can be accommodated sensitively 
Page 103 of 254

Page 108

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
20
4.0 THE  REASONS  FOR  SEEKING  A  REVIEW 
• In our opinion, the proposals are not entirely incompatible with the
requirements of Policy ENV1 and that their development would therefore
not significantly implicate or, indeed, undermine the effectiveness of this
and other relevant policies here or elsewhere in the LDP area 
• As a consequence, the proposals would not serve to undermine the core
role and function of the Green Belt 
• That, in addition, the proposals are otherwise compatible with the
requirements of other relevant policies
Page 104 of 254

Page 109

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
21
5.0 RESPONSE  TO  THE  COUNCIL’S  REASONS  FOR  REFUSAL 
Reason for Refusal 1 
‘The proposed development does not comply with Policy ENV1 of the
Adopted Renfrewshire Local Development Plan 2021 and the New
Development Supplementary Guidance on Housing in the Green Belt as
it has not been demonstrated that there is a specific locational need for a
dwellinghouse’ 
Response 
In relation to the Green Belt, our understanding is that the Council’s primary
concern is that, while Green Belt designation is not in place to prevent
development from happening, any proposed development does not undermine
the core role and function of the Green Belt. 
With this providing, in effect, an overall context, it is our contention that
the proposals are not entirely incompatible with the requirements of
policy, and that their development would therefore not significantly
implicate or, indeed, undermine the effectiveness of these policies here
or elsewhere in the LDP area. 
In view of the particular locational and physical characteristics of the site
which have not been disputed by the Appointed Officer, it is difficult if,
that is, they were treated on their own particular merits to conclude
otherwise. 
The Appointed Officer refers in the Reasons for Refusal specifically to: 
• Clydeplan Policy 14
• LDP Policy ENV1
Page 105 of 254

Page 110

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
22
• New Development Supplementary Guidance and, in the context of his
report, to
• Clydeplan Policy 8 
Our commentary on the requirements of the above in relation to the proposals
is provided below: 
Policies of the Development Plan 
Clydeplan Policy 14 
The policy ‘context’ for Renfrewshire LDP2, Policy ENV1, is provided by
Clydeplan Policy 14, Green Belt.   Para 8.15 of Policy 14 sets out the objectives
of this policy. 
It is not unreasonable to assume that the strategic objectives set out in Strategic
Policy 14 underpin or are, in effect, the ‘core values’ of this policy.   The wording
of several of these are included in LDP2, Policy ENV1 and, while the proposals
are not on a scale requiring a Clydeplan Schedule 14 Strategic Scales of
Development response, it is nevertheless, in our view, relevant to set out our
opinion re potential negative consequences, if any, that is, for a number of the
more relevant objectives. 
(i) directing planned growth to the most appropriate locations
We would agree that the proposals do not represent planned growth but
we maintain that the site is a satisfactory location for development for
the points made elsewhere in this document and in the Supporting
Statement that formed part of the planning application. 
(ii) creating and safeguarding identity through place-setting and
protecting the separation between communities
Page 106 of 254

Page 111

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
23
As Figs 2 and 3 confirm, we would maintain that the proposals protect
the identity of the historic development pattern locally – an opinion
shared by the Appointed Officer and which is returned to later. 
Otherwise, the nearest settlements, as defined in LDP2, are
Lochwinnoch (3 miles to the west), Kilbarchan (3 miles to the north east)
and Howwood (1 mile to the east). 
(iii) protecting and enhancing the quality, character, landscape setting
and identity of settlements
In the Council’s response to the planning application, it is stated that ‘…
on balance, it is accepted that the proposed site could accommodate a
dwellinghouse in a manner that complements the existing cluster and
the wider environment.’ 
Otherwise, the proposals are well outwith the landscape settings of the
nearest three settlements, namely Howwood, Kilbarchan and
Lochwinnoch, as confirmed in the Renfrewshire LDP Proposed Plan:
Green Belt Review 2019. 
(iv) protecting open space and sustainable access and opportunities
for countryside recreation
The potential impact of the proposals on the requirements of this
criterion would be zero. 
(v) maintaining the natural role of the environment whether in terms
of floodplain capacity, carbon sequestration or biodiversity
The Council’s Chief Executive’s Service Recommendation of Planning
Applications Report indicates that the proposals would pose no
problems for any of the aforementioned. 
Page 107 of 254

Page 112

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
24
LDP2:  Policy ENV1 
Policy ENV1 states: ‘… in line with Clydeplan Policy 14 and the green belt
objectives of Clydeplan’, aims to: 
• maintain the identity of settlements
• protects and enhances the landscape setting of an area
• promotes and protects access opportunities to open space across
Renfrewshire 
In our opinion, as confirmed by our comments on Clydeplan Policy 14, Green
Belt, we would maintain our position that the proposals would not compromise
delivery of these objectives. 
Policy ENV1 goes on to state:  ‘Development within the green belt will be
considered appropriate in principle where it is a housing land shortfall remedy
which satisfies Policy 8 of Clydeplan …’ 
Interestingly, the word ‘shortfall’ does not appear in the Glossary of terms of
either Clydeplan or LDP2. 
Shortfalls are rarely ‘flagged up’ during the timescale of a Development Plan
but there are almost inevitably slippages. 
That said, the granting of consent for these proposals would not undermine the
efforts of the Council to otherwise deliver on the housing land proposals set out
in LDP2. 
Clydeplan Policy 8:  Housing Land Requirement 
While not specifically mentioned in the Reasons for Refusal, the Appointed
Officer’s report draws attention to the relationship between this policy and
Policy 14.
Page 108 of 254

Page 113

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
25 
Policy 8 requires that figures for all tenure Housing Land Requirements are
provided for Housing Sub Market Areas.   At the strategic level, the whole of
Renfrewshire is considered to be a Housing Sub Market Area and it is stated in
LDP2 that sufficient land has been identified to satisfy requirements for the plan
period.   While not specifically mentioned in the Reasons for Refusal, the
Appointed Officer refers to: 
Policy 8 of Clydeplan 
This Policy has five criteria, namely: 
• the development will help to remedy the shortfall which has been
identified
Currently, no shortfall has been identified in Renfrewshire but the question
is, would granting consent for these proposals undermine the Council’s
efforts to deliver the housing proposals set out in LDP?   We think not. 
• the development will contribute to sustainable development
We have argued elsewhere in this Statement and the Supporting
Statement that formed part of the refused planning application that
development of this site, based on a range of widely used criteria, would
be considered to be sustainable. 
• the development will be in keeping with the character of the
settlement and the local area
It would be. 
• the development will not undermine Green Belt objectives
In our opinion, it would not. 
• any additional infrastructure required as a result of the development
is either committed or to be funded by the developer
Page 109 of 254

Page 114

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
26
There would be no infrastructure issues. 
Housing Need 
The Appointed Officer uses the phrase ‘…specific locational need …’ in his
report. 
This, of course, is more specifically a ‘requirement’ rather than a need, as
described in the Council’s Housing Need and Assessment 3 (HNDA 3) which
has informed the latest Housing Strategy. 
HNDA 3 provides an authority-wide estimate of future need by tenure.   The
relevance to the case at hand is that, since the adoption of LDP2, to gain a
more comprehensive and detailed impression of the operation of the housing
market system in Renfrewshire, a detailed study to build upon the outputs of
HNDA 3 has been commissioned and will set out the local housing need
and demand for Renfrewshire. 
Should this local housing need and demand study alter the housing need for
Renfrewshire, these changes will be subject to a further period of consultation
with local communities and by stakeholders. 
Importantly, for the purpose of this exercise, Renfrewshire is divided into five
Housing Market Sub Areas.   A copy of the map of the boundaries of these
areas is found in the Appendix.   The proposed site falls within the West
Renfrewshire Housing Market Sub Area.   With the exception of half a dozen
or so formally identified settlements, the bulk of West Renfrewshire is
countryside and all of this is Green Belt. 
At present, neither the Council’s planning nor housing policies make reference
to any measurement of ‘need’ within countryside areas, nor is information
provided on need/shortfall on anything other than a Renfrewshire-wide basis. 
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Page 115

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
27
The Planning (Scotland) Act 2019, because of timing, had little or perhaps no
bearing on the LDP2 plan-making process.   Section 3A confirms that one of
the outcomes of NPF should be ‘increasing the population of rural areas of
Scotland’ and that LDP policies should, in future, be based on details of
population. 
It is not for one moment being suggested that the Council is completely
unconcerned about what happens to population levels in the Renfrewshire
Countryside/Green Belt but neither does it seem to be taking account of what
might be happening. 
It is understood, for example, that currently there is no monitoring of planning
applications for housing in the area of Policy ENV1 and therefore its potential
consequences for population levels. 
While understanding a requirement for application of the precautionary
principle, there must be, in the final analysis, otherwise sustainable
opportunities for new housing in the countryside, including the site that
is the subject of this review, which, treated on their own merits, can
deliver small-scale development without undermining the core values of
the Development Plan Green Belt policies. 
To provide a sense of perspective, it is quite likely that a significant number of
houses now in the Renfrewshire Countryside would likely fail to achieve
planning consent if they were the subject of current planning applications.   It is
conceivable that there is a ‘need’ in the Renfrewshire Countryside for which
there is currently no policy response. 
Policy ENV1 goes on to provide details of ‘Development within the green belt
… considered appropriate …’   Not all of those shown on page 74 of LDP2 are
housing specific and the proposals do not fall into any of the categories listed. 
Page 111 of 254

Page 116

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
28
While these are the detailed ‘implementation end’ of Policy ENV1, our position
is that the particular characteristics of the site means that the proposals present
no threat to the underlying principles of Green Belt policy as the details shown
elsewhere confirm. 
Renfrewshire Local Development Plan: New Development Supplementary
Guidance 
Members of the Board will be aware that, in relation to Housing in the Green
Belt, it is stated that residential development proposals will be considered in
relation to six criteria, subject, that is, to ‘residential use considered appropriate
in principle where it is a housing land shortfall remedy which satisfies Policy
ENV1 Green belt and Policy 8 of Clydeplan 2017’. 
These latter points have been dealt with earlier but it is important to note once
more that information on shortfall is available only on a Renfrewshire-wide
basis. 
Three of the six criteria are relevant in this case, namely: 
• it is demonstrated that there is a need for the residential use to be
located outwith the settlement
As stated earlier, the matter of ‘need’ within countryside areas in
Renfrewshire requires further clarification, but currently the details of the
Council’s Green Belt policy are underpinned by a list of ‘requirements’
rather than an assessment of need. 
• the proposal demonstrates outstanding quality of design, is of an
appropriate scale within its setting and makes a positive contribution
to the site and surrounding area
No guidance is provided by LDP2 in the matter of ‘outstanding quality’ and
‘positive contribution’ but, notwithstanding this, the appointed officer’s
report confirms accepting that this was an in principle application, the
Page 112 of 254

Page 117

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
29
response was that ‘… the applicant has provided indicative designs which
show a dwellinghouse could be accommodated on the plot with respect to
its dimensions’. 
• the proposal integrates with, complements and enhances the
established character of the area and has no significant detrimental
impact on the landscape character
The appointed officer concurs and states:  ‘On balance, it is accepted that
the proposed site could accommodate a dwellinghouse in a manner that
complements the existing cluster and the wider environment.’ 
Green Belt Development Criteria are set out on page 31 of the
Supplementary Guidance. 
Of the 12 criteria listed, the Appointed Officer has identified only one, i.e.
‘Traffic and access infrastructure can be sensitively accommodated’, as
been problematic and this matter is addressed in our response to Reason
for Refusal 2 later. 
Other Policies of the Development Plan 
It is generally accepted that the presumption in favour of the Development Plan
may be rebutted if material considerations indicate otherwise. 
As Board members will be aware, material considerations are not given a
statutory definition, although a number of them can readily be identified either
directly or indirectly from statutes or from government policy statements.  
Otherwise, it has been left to the courts to develop the meaning of the term.  
There is therefore no exhaustive legally agreed list. 
In para 6.51 of the Third Edition of ‘Scottish Planning Law’, by Raymond
McMaster, Alan Prior and John Watchman, the authors, however, include a
Page 113 of 254

Page 118

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
30
number of ‘following considerations’, amongst them being:  ‘The fact that a
proposal complies with some of the policies in the development plan’. 
In this regard, we have argued that the situation pertaining to Planning
Application 22/0399/PP is somewhat different from this in that the proposals
are not at variance with the requirements of aspects of Green Belt policy and,
at the very least, would, if implemented, not threaten the robustness/viability of
the policy. 
That said, and in response to the quote taken from Scottish Planning Law, we
would maintain that the Supporting Statement for Application Ref No
22/0399/PP confirms the overall compliance of the proposals with overall policy
objectives, together with the primary requirements of Policy ENV1, which have
their origins in Clydeplan Policy 14. 
On the matter of other relevant policies of the Development Plan, the proposals
comply with the requirements of ENV2, Natural Heritage;  Policy ENV4, Water
Environment;  Policy ENV5, Air Quality;  Policy P1, Renfrewshire Places; 
Policy P5, Green/Blue Network;  Policy P6, Open Space, and Policy 14,
Renewable and Low Carbon Technologies. 
Reason for Refusal 2 
‘The proposed development does not comply with Policy ENV1 of the
Adopted Renfrewshire Local Development Plan 2021 and the New
Development Supplementary Guidance on Green Belt Development as it
has not been demonstrated that the site can be accessed safely, and that
traffic and access infrastructure can be accommodated sensitively’ 
Response 
The Response to Reason for Refusal 1 confirms, in our opinion, that the
proposals do not offend the primary requirements of Strategic Policies 8 and
Page 114 of 254

Page 119

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
31
14 and of LDP2, Policy ENV1.   In addition, they also conform to the
requirements of all other relevant policies as described above. 
As for the matter of traffic and access, the Appointed Officer confirms that the
Council’s Environment and Infrastructure Service has ‘raised no objections,
subject to conditions relating to the proposed access’.    These potential
conditions are not made public.   The Appointed Officer, however, introduces
his own objective that ‘It is noted that the sight lines required by this service
would be difficult to achieve and would likely involve realignment of the existing
boundary wall which would not be desirable’.   The guidance (SG) states that
‘traditional field enclosures and landscaped features should be respected’.  
This is returned to later. 
The full policy statement taken from Green Belt Development Criteria contains
a number of elements: 
(i) Development will not have a significant detrimental impact on the local
landscape character
(ii) Development layout, design and siting must reflect local landscape
character
(iii) and respect and incorporate important landscape features such as
traditional field enclosures, water courses, woodlands and skyline 
(i) Local landscape character was one of the key considerations in the
approach taken to the proposals.   The Clyde Valley Landscape
Assessment, SNH, 1999, the Council’s own Landscape Assessment
2011, and NatureScot’s Landscape Character Assessment 2019 which
placed the proposed site within LCT 205, i.e. Broad Valley Lowland –
Glasgow and the Clyde Valley, were all used to ensure that the proposals
would not negatively impact local landscape character.   Indeed, the
Appointed Officer agrees that ‘On balance, it is accepted that the
proposed site could accommodate a dwellinghouse in a manner that
complements the existing cluster and the wider environment’.
Page 115 of 254

Page 120

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
32 
(ii) In relation to (ii), the Appointed Officer’s concern appears to be what he
considers might be the implications of sight lines required by Environment
and Infrastructure Service (which are not described by them?)   That
these would likely involve realignment of the existing boundary wall
which, in the Appointed Officer’s opinion, would not be desirable
because SG states that traditional field enclosures and landscape
features should be respected. 
In the first instance, while the wall might be viewed as a boundary of a
‘traditional field enclosure’ (although what this feature is meant to
comprise is not defined anywhere in LDP2 or SG).   As a wall, it is not a
traditional field boundary.   Indeed, ‘traditional field boundaries’ are more
often than not embankments/hedgerows with perhaps some trees
included. 
The wall, otherwise, is not recognised as a cultural asset anywhere in
LDP2 or Supplementary Guidance. 
In the final analysis, we do not consider the wall to represent a ‘traditional
field boundary’. 
That said, as the planning application drawings confirm, the intention
would be to use the existing access and therefore minimise any physical
implications for the wall which would otherwise be considered important
to the amenity of the proposals. 
(iii) The adjacent St Bryde’s Burn is seen as an important feature but would
be unaffected by the proposals.   The intention would also be to intensify
tree cover to create a natural woodland comprising indigenous species
and thereby strengthen biodiversity. 
The proposals would not impact negatively on skylines.
Page 116 of 254

Page 121

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
33
6.0 CONCLUSIONS 
• In relation to the Green Belt, our understanding is that the Council’s
primary concern is that, while Green Belt designation is not in place to
prevent development from happening, any proposed development does
not undermine the core role and function of the Green Belt 
• With this providing, in effect, an overall context, it is our contention that
the proposals are not entirely incompatible with the requirements of
policy, and that their development would therefore not significantly
implicate or, indeed, undermine the effectiveness of these policies here
or elsewhere in the LDP area 
• In view of the particular locational and physical characteristics of the site
which have not been disputed by the Appointed Officer, it is difficult if,
that is, they were treated on their own particular merits to conclude
otherwise 
• It is not unreasonable to assume that the strategic objectives set out in
Strategic Policy 14 underpin or are, in effect, the ‘core values’ of this
policy.   The wording of several of these are included in LDP2, Policy
ENV1 and, while the proposals are not on a scale requiring a Clydeplan
Schedule 14 Strategic Scales of Development response, it is
nevertheless, in our view, relevant to set out our opinion re potential
negative consequences, if any, that is, for a number of the more relevant
objectives. 
(i) directing planned growth to the most appropriate locations
We would agree that the proposals do not represent planned
growth but we maintain that the site is a satisfactory location for
development for the points made elsewhere in this document and
in the Supporting Statement that formed part of the planning
application.
Page 117 of 254

Page 122

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
34 
(ii) creating and safeguarding identity through place-setting and
protecting the separation between communities
As Figs 1, 2 and 3 confirm, the proposals would protect the identity
of the historic development pattern locally – an opinion shared by
the Appointed Officer and which is returned to later. 
(iii) protecting and enhancing the quality, character, landscape
setting and identity of settlements
In the Council’s response to the planning application, it is stated
that ‘… on balance, it is accepted that the proposed site could
accommodate a dwellinghouse in a manner that complements the
existing cluster and the wider environment.’ 
Otherwise, the proposals are well outwith the landscape settings of
the nearest three settlements, namely Howwood, Kilbarchan and
Lochwinnoch, as confirmed in the Renfrewshire LDP Proposed
Plan: Green Belt Review 2019. 
(iv) protecting open space and sustainable access and
opportunities for countryside recreation
The potential impact of the proposals on the requirements of this
criterion would be zero. 
(v) maintaining the natural role of the environment whether in
terms of floodplain capacity, carbon sequestration or
biodiversity
The Council’s Chief Executive’s Service Recommendation of
Planning Applications Report indicates that the proposals would
pose no problems for any of the aforementioned. 
• Policy ENV1 states: ‘… in line with Clydeplan Policy 14 and the green belt
objectives of Clydeplan’, aims to:
Page 118 of 254

Page 123

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
35 
maintain the identity of settlements
protects and enhances the landscape setting of an area
promotes and protects access opportunities to open space across
Renfrewshire 
In our opinion, as confirmed by our comments on Clydeplan Policy 14,
Green Belt, we would maintain our position that the proposals would not
compromise delivery of these objectives. 
• Policy ENV1 goes on to state:  ‘Development within the green belt will be
considered appropriate in principle where it is a housing land shortfall
remedy which satisfies Policy 8 of Clydeplan …’ 
Shortfalls, as a general rule, are rarely ‘flagged up’ during the period of
an LDP.   In our opinion, for the reasons set out elsewhere, these
proposals, if implemented, would not undermine the efforts of the Council
to otherwise deliver on the housing land proposals set out in LDP2. 
• In summary, the proposals 
- present no threat of coalescence between settlements and would be
well outwith the landscape setting of any settlement
- that, despite any precise development plan guidance on settlement
pattern in the Green belt, recognise the presence of clusters in the
locality, identifying closely with one of these, thereby safeguarding
identity through place-setting
- demonstrate that, while the details provided are indicative only,
careful consideration of the mixed nature of the design and scale of
individual houses in the grouping can ensure that the proposals
nevertheless integrate with, complement and enhance the
established character of the immediate area
Page 119 of 254

Page 124

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
36
- would deliver appropriate landscaping that protects the quality and
character of the landscape setting by following the advice provided
by Scottish Natural Heritage as well as that provided by the
Development Plan
- would maintain the natural role of the local environment with
otherwise no significant detrimental impact on identified nature
conservation interests, including species and habitats or the water
environment from any pollution risks or risks to air quality
- would not lead to the loss of any prime agricultural land
- would have traffic and access infrastructure that can be sensitively
accommodated
- would have no significant effects on public water supply
- would incorporate renewable and low-carbon technologies and
- would, as required, demonstrate a high quality of design 
Page 120 of 254

Page 125

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support 
Prepared for:   Ms Marna Murdoch 
37 
APPENDIX 
Settlements within Renfrewshire and Housing Market Sub Areas  
Page 121 of 254

Page 126

Notice of Review in Relation to Refusal by Renfrewshire Council for Planning
Permission in Principle for Erection of Dwellinghouse on Site 50 Metres East of
St Bryde’s Cottage, Shields Holdings, Lochwinnoch:
Statement in Support
Prepared for:  Ms Marna Murdoch
38
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Page 127

Page 123 of 254

Page 128

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Page 129

STATEMENT  IN  SUPPORT
OF  PLANNING  APPLICATION  IN  PRINCIPLE
FOR  DWELLINGHOUSE  ON  PLOT  AT
SHIELDS  HOLDINGS,  LOCHWINNOCH,  PA12  4HL 
REPORT  PREPARED  ON  BEHALF  OF
NORTH  PADDOCK  PROPERTIES  LTD
PER  MRS  MARNA  MURDOCH
1/2  REDLANDS  LANE,  GLASGOW,  G12  0AF 
Report By: 
MICHAEL S EVANS
BA (Econ); Dip TP, MRTPI, MCIM
PLANNING CONSULTANT
meicplan.associates
“TY-NEWYDD”
11 MURCHIE DRIVE
KINGS MEADOW
PRESTWICK
KA9 2ND 
NICK HOBSON
BA(Hons) Dip Arch RIBA RIAS
HOBSON ARCHITECTS
SEACLIFF
EGLINTON TERRACE
SKELMORLIE
PA17 5EP 
June 2022  
Page 125 of 254

Page 130

Statement in Support of Planning Application in Principle for Dwellinghouse on
Plot at Shields Holdings, Lochwinnoch, PA12 4HL 
Prepared for:  North Paddock Properties Ltd per Mrs Marna Murdoch 
2
CONTENTS 
(i) CONCLUSIONS 
1.0 INTRODUCTION  AND  BACKGROUND  INFORMATION 
• Background
• Project Team
• The Applicant
• Project Brief
• The Site
• The Proposals
• Scope and Purpose of this Supporting Statement 
2.0 AREA  CONTEXT  AND  SITE  ANALYSIS 
Area Context
Site Location within the broader area and local context 
The Site
Site Boundaries
Site Analysis, i.e. - its topography
-  views in and out (photographs)
-  its relationship to neighbours
-  what exists within the site/current use
-  development options considered? 
3.0 PLANNING  HISTORY 
4.0 ASSESSMENT / DESIGN  PRINCIPLES 
• Introduction
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Page 131

Statement in Support of Planning Application in Principle for Dwellinghouse on
Plot at Shields Holdings, Lochwinnoch, PA12 4HL 
Prepared for:  North Paddock Properties Ltd per Mrs Marna Murdoch 
3
• The implications of the Characteristics of the Site, etc. for location of
proposals/design, including photographic evidence, maps and diagrams
• Response to relevant Planning Policy, advice and guidance from relevant
source documents at national, regional and local levels
• Other relevant Material Considerations 
5.0 CONCEPTS  AND  PROPOSALS 
• Landscape Context
• Site Details
• Site Boundaries
• Architectural Proposals
• The Vernacular
• Structural Considerations
• Sustainability and Energy Efficiency
• Details and Materials
• Parking, Circulation and Servicing
• Landscaping 
6.0 CONCLUSIONS 
APPENDIX 
• Glasgow and the Clyde Valley Landscape Character Assessment
• Glasgow and the Clyde Valley Broad Valley Lowland
• Broad Valley Lowland SNH Development planning and management guidelines
• Informal Response from Renfrewshire Planning, 28 October 2014  
Page 127 of 254

Page 132

Statement in Support of Planning Application in Principle for Dwellinghouse on
Plot at Shields Holdings, Lochwinnoch, PA12 4HL 
Prepared for:  North Paddock Properties Ltd per Mrs Marna Murdoch 
4
(i) CONCLUSIONS 
• In relation to the Green belt, the Council’s primary concern is that, while
the Green belt designation is not in place to prevent development from
happening, proposed development must not undermine the core role and
function of the Green belt re to direct planned growth to suitable locations
and safeguard the openness of the area 
• These guidelines/parameters have underlined the approach taken and
that, as a result, we have delivered proposals that, if approved, would not
impact negatively on the core role and function of the Green belt and, as a
result, undermine the robustness and effectiveness of policy here or
elsewhere in the Local Development Plan area.   In so doing, and in detail: 
• the proposals 
- present no threat of coalescence between settlements and would be
well outwith the landscape setting of any settlement
- that, despite any precise development plan guidance on settlement
pattern in the Green belt, recognise the presence of clusters in the
locality, identifying closely with one of these, thereby safeguarding
identity through place-setting
- demonstrate that there has been careful consideration of the mixed
nature of the design and scale of individual houses in the grouping
to ensure that the proposals nevertheless integrate with, complement
and enhance the established character of the immediate area
- deliver appropriate landscaping that protects the quality and
character of the landscape setting by following the advice provided
by Scottish Natural Heritage as well as that provided by the
Development Plan
- maintain the natural role of the environment with no significant
detrimental effect on identified nature conservation interests,
including species and habitats or the water environment from any
pollution risks or risks to air quality
- will not lead to the loss of any prime agricultural land
Page 128 of 254

Page 133

Statement in Support of Planning Application in Principle for Dwellinghouse on
Plot at Shields Holdings, Lochwinnoch, PA12 4HL 
Prepared for:  North Paddock Properties Ltd per Mrs Marna Murdoch 
5
- will have traffic and access infrastructure that can be sensitively
accommodated
- will have no significant effects on public water supply
- incorporate renewable and low-carbon technologies and
- demonstrate a high quality of design
- Scottish Ministers have confirmed that one of the outcomes of
National Planning Framework should be ‘increasing the population
of the rural areas of Scotland’. 
Consultation on a draft NPF4 (Scotland 2045 – fourth National
Planning Framework), published on 21 November 2021 ended on 
31 March 2022, and the outcome of this is awaited. 
Whatever the outcome is likely to be, the direction of travel of the
debate so far strongly suggests that change is on the way. 
As the National Records of Scotland’s April 2022 report indicates,
91% of the country’s population lives on 2.3% of its land.   Elsewhere,
it has been confirmed that 95% of Scotland is described as
countryside. 
Not a commodity in short supply therefore. 
It is likely that there will be a response to what Savills in a recent
report to the Scottish Land Commission stated as being ‘… an overly
protective and relatively static approach to planning for rural areas
across much of rural Scotland as evidenced by policies that are
counter to the Scottish Government’s focus on rural depopulation’. 
One of the drivers of change must surely be the emergence –
primarily as a result of the pandemic – of the transition to remote
working by many more individuals.   There is already emerging
evidence that the shift to remote working is prompting people to look
to move.
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This represents an opportunity to support a broader rebalancing of
the population. 
All of that said, and whatever changes might be in the offing, it
is our opinion that the proposals in their present form are
entirely compatible with the core values of greenbelt policy and
the requirements of sustainability. 
In the following sections of this Statement, we set out the case as to how we
have come to these conclusions. 
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7
1.0 INTRODUCTION  AND  BACKGROUND  INFORMATION 
• Background 
This report has been commissioned by North Paddock Properties Ltd per
Mrs Marna Murdoch, 1/2 Redlands Lane, Glasgow, G12 0AF.   At the time
of writing, it is understood that Mrs Murdoch was the owner of the site
shown in Fig 1 and Drawing No 2007-SL002 which forms part of the
planning application. 
• Project Team 
The Project Team comprises: 
▪ Michael S Evans, Planning Consultant, meicplan.associates, 
‘Ty-Newydd’, 11 Murchie Drive, Kings Meadow, Prestwick,
KA9 2ND
and
▪ Nick Hobson, Hobson Architects, Seacliff, Eglinton Terrace,
Skelmorlie, PA17 5EP 
• The Applicant 
Application is made on behalf of the owner, North Paddock Properties Ltd
per Mrs Marna Murdoch, and is made on her behalf by Nick Hobson. 
• Project Brief 
Refer to Scope and Purpose of this Supporting Statement but, basically, it
is to achieve on behalf of the Client a development that does not
undermine the core role and function of the Greenbelt. 
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• The Site 
As Fig 1 on page 10, which also forms part of the application, confirms, the
site which extends to 5,670 m2 fronts on to Bridesmill Road.   The site is
closely related physically to a cluster of dwellings in the countryside
comprising 4 existing units as shown in Fig 2 on page 10. 
• The Proposals 
The proposals are for the erection of a new one-and-a-half-storey
dwellinghouse on land adjacent to St Bryde’s Cottage/Shields Road.  
Proposals include vehicle access from an existing gateway and associated
landscaping works.   Details are to be found in Part 5.0. 
• Scope and Purpose of this Supporting Statement 
This Statement forms part of the planning application and relates to the
area of ground shown in Fig 1 and in Drawing No 1820-SL003 which also
forms part of the planning application. 
Pre-application advice dated 28 October 2014 stated that ‘While the green
belt designation is not in place to prevent development from happening,
proposed development must not undermine the core role and function of
the green belt which is to direct planned growth to suitable locations and
safeguard the openness of areas …’ 
It was recommended that a planning application be accompanied by a
‘strong supporting statement which sets out why the development can be
justified within the context of the green belt policies’.   Although this advice
was provided eight years ago and the development plan position at
strategic and local levels has moved on since then, Greenbelt policy at
both levels has substantially remained relatively unaltered. 
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The purpose of this Supporting Statement is therefore to confirm that
the proposals would not undermine the core role and function of the
Greenbelt and, as a result, undermine the robustness and
effectiveness of Greenbelt policy here or elsewhere within the Local
Development Plan area. 
To arrive at this conclusion, the requirement has also been to assess
implications for a range of other relevant policies, guidance, advice and
material considerations as set out in Part 4.0. 
As part of the process, and while this is a planning application in principle,
we have in Part 5.0, ‘Concepts and Proposals, included a level of detail not
usually required, but the intention is to confirm what might be possible in
development terms, that sits comfortably within the landscape context,
both broad and local, and, as a result, contributes to confirming that
proposals could be delivered that would not undermine the core role and
function of the Greenbelt.   This does not preclude the possibility of other
solutions being arrived at. 
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Fig 1:  The Site 
Fig 2:  The Cluster 
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2.0 AREA  CONTEXT  AND  SITE  ANALYSIS 
• Wider Landscape Context 
The Glasgow and the Clyde Valley Landscape Character Assessment was
published by SNH in 1999 and this document has provided information that
the relevant local planning authorities, including Renfrewshire, have relied
on consistently for the formulation of policies for development and
countryside management in Glasgow and the Clyde Valley. 
Fig 5.1, Regional Character Areas, a large-scale plan, suggests that the
site falls just within area (viii), the Inner Clyde Valley (a copy of Fig 5.1 can
be found in the Appendix). 
The more detailed Landscape Classification provided later in the document
indicates that the site falls within a Broad Valley Lowland, i.e. Landscape
Area 10 and, even more specifically, Area 10a, Lochwinnoch, as shown in
Map 10 (a copy of which can be found in the Appendix). 
The Clyde Valley Landscape Character Assessment provided detailed
development planning and management guidelines, which are returned to
in Part 4.0, Assessment/Design Principles.   A copy of this can be found in
the Appendix which is not repeated in the update. 
The Council’s own Landscape Assessment carried out in 2011 relied
heavily on SNH’s 1999 Assessment. 
It quoted SNH’s overall assessment which, in relation to the requirements
of policy, highlighted that ‘landscape planning and management should
aim to conserve and enhance the diversity of this valley landscape
and its component parts.   In particular, this should aim to protect the
transitions between valley floor and surrounding hills and prevent
developments which would obscure the inherent changes in
character’.
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The proposal is located within the transitional area between the more
settled agricultural flood plain and valley edge to two populated valley sides
and to the adjacent hills. 
These points are also returned to in Part 4.0, Assessment/Design
Principles. 
More recently, the Landscape Character Assessment carried out by
NatureScot and published in 2019 reconfirmed that the site was in LCT
205, that is Broad Valley Lowland – Glasgow and the Clyde Valley. 
Settlement Pattern 
On this matter, the description provided in both Assessments is of a highly
generalised nature.   In the Glossary of LDP2, no advice is offered on the
matter of settlement pattern. 
The acceptability/sustainability of, in relation to, development takes on a
heightened relevance in countryside areas.   In the absence of detail in
relation to policy guidance on settlement pattern in the countryside, the
location of the proposals has taken account of the historic pattern within
the immediate area as set out below. 
• ‘Broader’ Local Context 
This we have defined as the area shown in Fig 3 on page 13.   It was
considered important to recognise the relationship of the proposals with
the long-established pattern of development along Shields Holdings to the
west. 
• ‘Nearer’ Local Context 
This we have interpreted as being the area shown in Fig 2.
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The proposed site sits at the eastern end of a recognisable cluster of 
4 one- and one-and-a-half-storey dwellings around the junction of Shields
Holdings and Bridesmill Road.   The site itself is bordered to the north and
north east by an existing stone wall to the main road, to the east and south
by a wooded gorge and to the west by post-and-wire fencing to the
adjoining properties.   The circumstances of the immediate local context
are illustrated by the photographs on page 16. 
Fig 3:  Broader ‘Local’ Context 
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Site Analysis 
• Topography/Current Use
The site is currently a well-defined field, generally flat but which gently
slopes from the midpoint line of the site to the south and south east. 
On the eastern and south-eastern edge, the site is well sheltered from the
mature tree belt following the existing gorge and burn below. 
The site has a more open aspect to the south and south west, so is
exposed to the prevailing weather.   However, it does provide good
opportunities for renewable energy generation. 
The photographs on page 16 regarding the setting, together with Fig 7 on
page 48, indicate how well the proposals would sit within the local context. 
• Microclimate 
Situated at only 52.5 metres OD and in a relatively sheltered location, the
site is not overly exposed to extreme weather that would implicate
sustainability.   Information about elements of microclimate is shown on Fig
4, Site Characteristics, on page 17. 
• Services
The proximity of the adjoining cluster of houses confirms that water,
electricity and telephone supplies/capacity are nearby.   Adjacent dwellings
are served by private foul water septic tank or treatment plants. 
The size and topography of the site plus the proximity of the existing burn
means an on-site SUDS scheme would be possible to deal with surface
water. 
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• Connectivity
Vehicle access to the site would be via the existing access gate at the
junction of the private road and Bridesmill Road.   Bridesmill Road leads to
the A737, some 0.5 miles to the east and Lochwinnoch some 3.5 miles to
the west. 
There is an existing pedestrian/cycle path (National Route 7) some 800 m
to the south which links Glasgow to Lochwinnoch, Johnstone and Paisley. 
McGill’s bus service 307 runs along Bridesmill Road linking Lochwinnoch
to Johnstone and connects to other services beyond. 
Howwood railway station is approximately 1 mile to the east of the site
which provides regular connections to Glasgow and the Ayrshire coast. 
• Current Use
Agriculture, rough grazing.  
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Site Photos 
View at site entrance looking south along road edge          View at site entrance looking south 
View from centre of site looking north           View from south-western corner looking south 
View looking into site from St Bryde’s bridge           View looking west from southern boundary 
View of private road junction with road 
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Fig 4:  Site Characteristics 
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3.0 PLANNING  HISTORY 
There is no history of planning applications on the site. 
The Applicant has, however, previously given consideration to bringing forward
a planning application for a new dwelling at the same location.   A 
pre-application request for policy guidance was made on 14 October 2014 by
the Applicant’s agent at the time.   This was not a formal pre-application
consultation and the advice provided on the 28 October 2014 was informal and
‘made without prejudice to any critical decisions taken by Renfrewshire Council
as planning authority with respect to any formal application for planning
permission’. 
With relatively little change in the core role and function of the Green belt
since then, we concluded that the advice, albeit informal, would be
relevant today. 
A copy of the response can be found in the Appendix. 
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4.0 ASSESSMENT / DESIGN  PRINCIPLES 
Inevitably, in our opinion, the eventual outcome regarding any proposal is
influenced/underpinned by a range of considerations that have influenced the
design principles. 
The principal ones in this case are:- 
(i) the characteristics of the site, its location and setting within the broader
and immediately surrounding landscape
(ii) the requirements of the Development Plan and Supplementary
Guidance, and
(iii) where applicable, Material Considerations 
(i) The implications of the characteristics of the site, etc, for the
location of the proposals and the design outcome 
Understanding and interpreting the characteristics of the site within its
setting are vitally important to the delivery of a successful outcome.  
Details of the local context and its assessment to establish the capacity
of the site in landscape terms to absorb the proposals are described in
Part 2.0.   The implications of those details for an indicative outcome
are dealt with in Part 5.0. 
(ii) Response to relevant Planning Policy, advice and guidance,
source documents at national, regional and local levels has
included:- 
- Clydeplan, Strategic Development Plan, July 2017
- Adopted Renfrewshire Local Development Plan 2, December
2021
- Renfrewshire Local Development Plan:  New Development
Supplementary Guidance, November 2014
- Scottish Planning Policy (SPP), June 2014
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- Planning Advice Note 68:  Design Statements, Scottish
Government, August 2003
- Planning Advice Note 60:  Natural Heritage, Scottish
Government, January 2020
- Planning Advice Note 61:  SUDS, Scottish Government, July
2001
- Planning Advice Note 72:  Housing in the Countryside, Scottish
Government, February 2005
- Planning Advice Note 77:  Designing for Safe Places, Scottish
Government, March 2006
- Renewables – Microgeneration, March 2013 
(iii) Other relevant Material Considerations, including:- 
- Pre-Application Enquiry, October 2014
- Background information provided by Client
- Renfrewshire Local Development Plan, Draft New Development
Supplementary Guidance, 2022
- Renfrewshire LDP Background Report, Landscape
Assessments, Dec 2011
- Renfrewshire Core Paths Plan
- Glasgow and the Clyde Valley Landscape Assessment, 1999
- SNH National Landscape Character Assessment 2019
- Renfrewshire Biodiversity Action Plan, 2018 – 2022
- Renfrewshire Proposed LDP2, 2019
- Renfrewshire LDP Proposed Plan, Green Belt Review, 2019
- Scotland’s Third National Planning Framework Position
Statement, June 2014
- Planning (Scotland) Act 2019
- Scotland’s Fourth National Planning Framework Position
Statement, November 2020
- Scotland 2045 – Fourth National Planning Framework,
November 2021
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- Renfrewshire Local Development Plan:  Draft New Development
Supplementary Guidance, 2022 
(ii) Response to the relevant Planning Policy, advice and guidance 
Under the terms of Sections 25 and 37 of the Town and Country
Planning (Scotland) Act 1997, any decisions on a planning application
should be made in accordance with the Development Plan unless
planning (material) considerations dictate otherwise. 
The Development Plan for the site is at two levels, namely:- 
1. Glasgow and the Clyde Valley Strategic Development Plan 
The current strategic development plan, i.e. Clydeplan, was
approved by Scottish Ministers in July 2017. 
The Planning (Scotland) Act 2019 removes the requirement to
prepare strategic development plans.   This may or may not be
replaced in due course by a regional spatial strategy under
Section 47A(i) but, at the time of writing, this is a long way off. 
For the foreseeable future therefore, Clydeplan will form part of
the development plan for the area and continue to provide the
context for the policies of LDP2. 
The proposals are located within the ‘strategic’ Green belt, and
Schedule 14 of Clydeplan ‘is intended to clarify the scale of
development likely to impact on the SDP Vision and Spatial
Development Strategy’. 
Quite clearly, the proposals are, in terms of scale, well below the
threshold of any of the categories included in Schedule 14. 
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Policy 14, Green Belt, is, however, underpinned by a number of
strategic objectives which, in turn, provide the basis for Green Belt
policy in Renfrewshire LDP2. 
The planning officer’s informal response of 28 October 2014
refers specifically to ‘core values’ which it is reasonable to assume
have their origins in Clydeplan. 
Although merely a single-house development, we are of the
opinion that it is important to assess the potential implications
against the requirements of the relevant strategic objectives,
namely:- 
• creating and safeguarding identity through place-setting
and protecting the separation between communities 
The nearest settlements are Lochwinnoch, 3 miles to the
west; Kilbarchan, 3.9 miles to the north east and Howwood,
1.6 miles to the east. 
There will therefore be no threat of coalescence. 
In the absence of settlements, it is the matter of settlement
pattern in the area that becomes the important consideration.  
As Fig 3 confirms, the pattern in the ‘Broader Local Context’
includes the particular circumstances along Shields Holdings,
but resulting in the cluster at Bridesmill Bridge, to which the
proposals comfortably relate. 
In our opinion therefore, the proposals will have no adverse
consequences for the requirements of this criterion. 
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• protecting and enhancing the quality, character,
landscape setting and identity of settlements 
The proposals have embraced placemaking principles
related to the immediate geographical context. 
Fig 7 on page 48, ‘Impression of Proposals in Context’,
illustrates this. 
Otherwise, the proposals are well outwith the landscape
settings of any settlement.   Evidence of this is substantiated
in part by Renfrewshire Council’s definition of Green belts in
relation to settlements in the Renfrewshire LDP Proposed
Plan:  Green Belt Review 2019. 
• protecting open space and sustainable access and
opportunities for countryside recreation 
What the proposals will not do is impact negatively on the
requirements of this criterion. 
• maintaining the natural role of the environment, whether
in terms of floodplain capacity, carbon sequestration or
biodiversity 
The proposals would not impact on floodplain capacity, will
enhance carbon sequestration through proposals for tree
planting which, in turn, will enhance opportunity for enhancing
biodiversity. 
The proposals, in our opinion, are therefore clearly in
keeping with the core values of strategic Green belt policy as
expressed through relevant strategic objectives. 
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2. Renfrewshire Local Development Plan 2021 
Renfrewshire Council adopted the Renfrewshire Local
Development Plan on 15 December 2021.   The 2021 Plan
replaced Renfrewshire Local Development Plan 2014. 
Delivering the Spatial Strategy - Environment 
The preamble states that: 
‘Renfrewshire benefits from a distinctive landscape and a varied
natural environment which are valuable resources for places
across Renfrewshire. 
By promoting good-quality development in the right locations, the
Renfrewshire Local Development Plan seeks to conserve,
enhance and maintain natural heritage, including green spaces,
landscape character, biodiversity, as well as recreational and
access resources and active travel routes. 
Green infrastructure is an integral part of place-making, both
existing assets and new opportunities. The design and layout of
new developments will require to consider the relationship with
and how it can enhance the surrounding area, particularly in
relation to the natural environment and biodiversity’. 
Delivering the Spatial Strategy – Environment involves a number
of policies that are relevant to the application. 
Green Belt
It is confirmed that ‘the majority of Renfrewshire is rural and
therefore land designated as green belt covers an extensive area
which can be used for a variety of uses and can integrate and
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align well with the objectives of the green network and connectivity
to open spaces. 
The strategic objectives for the green belt are set out in Clydeplan
(para 8.15).   Renfrewshire’s green belt will be protected from
inappropriate development that does not meet these objectives. 
It has already been confirmed that the proposals comply with
these objectives. 
It is stated that: ‘The aim of the Renfrewshire Local Development
Plan is not to restrict appropriate development or suitable uses in
the green belt which can support sustainable growth and this is
reflected in Policy ENV1’. 
Local Development Plan Objectives – Environment
Specifically in relation to these, the proposals would: 
• protect and enhance the local natural environment and local
built and cultural heritage, strengthen the attractiveness of the
local place
• In their detail, ‘promote and support measures to reduce and
mitigate the effects of climate change’
• and would constitute ‘development that neither individually
nor cumulatively would cause significant adverse
environmental impacts’ 
The details that follow are intended to confirm that the advice
provided by the aforementioned has been clearly adhered to in
constructing the case for the proposals. 
While not listed among the uses shown on page 74 of LDP2, it
has nevertheless been demonstrated elsewhere that the
proposals would not undermine the primary aspirations, i.e. to
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maintain the identity of settlements and not to impact negatively
on landscape or efforts to improve access to open spaces. 
Policy 8 of Clydeplan, Housing Land Requirements, states that: 
- the development will contribute to sustainable development.  
The Glossary of LDP2 defines Sustainable Development in a
very general sense as ‘Development that meets the current
and future needs of an area without comprising the built and
natural environment’.   The case supports the sustainability
credentials of the proposals, in our opinion, made elsewhere
- the development will be in keeping with the character of the
settlement and the local area, which it is
- the development will not undermine Green Belt objectives,
which we maintain, based on the evidence provided
elsewhere in this Statement, it will not 
Policy ENV1:  Green Belt
It is critical therefore that the proposals comply with the primary
requirements of the policy, i.e.: 
(i) they maintain the identity of settlements
(ii) protect and enhance the landscape setting of an area,
while
(iii) protecting and promoting access opportunities to open
space
(iv) in line with Clydeplan Policy 14 and the green belt
objectives of Clydeplan 
Response to Primary Requirements of ENV1 – Green Belt 
(i) The nearest settlements as defined in LDP are
Lochwinnoch (3 miles to the west), Kilbarchan (2.5 miles
to the north east) and Howwood (1 mile to the east).   The
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proposals would have no implications for coalescence or
for the settings of these villages. 
Fig 2 shows the settlement pattern within the immediate
area.   LDP provides no specific guidance on the matter of
settlement pattern in the countryside/Green belt but Fig 3
shows groups of buildings/individual buildings at fairly
regular intervals. 
One of these groupings, focused on the Old Smiddy, is
shown in Fig 2 which has the characteristics of a cluster,
i.e. it is clearly defined, i.e. it is nucleated, comprising four
adjacent houses, and the proposals would sit within the
‘junction’ of the two arms of the cluster and effectively
consolidate this position. 
(ii) The details contained in Figs 7 and 11 in Part 5.0 confirm
the capacity of the local landscape to absorb the impact of
the proposals.   Additional planting will, as shown, bring
further benefits in relation to landscape setting. 
(iii) The proposals would have no negative consequences for
access to the countryside. 
(iv) The proposals are confirmed elsewhere as being
compatible with the requirements of Clydeplan Policy 14. 
While not listed among the uses shown on page 74 of
LDP2, it has nevertheless, in our opinion, been
demonstrated elsewhere that the proposals would not
undermine the primary aspirations, i.e. to maintain the
identity of settlements and not to impact negatively on
landscape or efforts to improve access to open spaces. 
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Policy 8 of Clydeplan, Housing Land Requirements, states
that: 
- the development will contribute to sustainable
development.   The Glossary of LDP2 defines
Sustainable Development in a very general sense as
‘Development that meets the current and future needs
of an area without comprising the built and natural
environment’.   The case supports the sustainability
credentials of the proposals, in our opinion, made
elsewhere
- the development will be in keeping with the character
of the settlement and the local area, which it is
- the development will not undermine Green Belt
objectives, which we maintain, based on the evidence
provided elsewhere in this Statement, it will not 
Policy ENV 2:  Natural Heritage
To accord with the Local Development Plan, development must
not have an adverse effect on the integrity of sites provided for
their natural conservation interest or which have the potential to
protect and enhance designated sites and the wider biodiversity
and geodiversity of the area.   A review of the Council’s records
confirm that the proposed site is not within, or on the edge of, the
types of location listed on page 75 of the LDP. 
The proposals, however, include a significant provision for soft
landscaping, including meadow planting which, collectively, can
create the opportunity for strengthening the biodiversity of the
local area. 
These are described in the Concept Site Plan on page 51. 
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Policy ENV 4:  Water Environment
St Bryde’s Burn forms the western boundary of the site and
eventually flows into Castle Semple Loch.   The proposals will
safeguard the existing water environment, helping to
maintain/encourage biodiversity. 
Policy ENV 5:  Air Quality
The proposals, as detailed in Part 5.0, contain a range of
sustainability features in accordance with the provisions of the
New Development SG aimed at reducing carbon emissions. 
Delivering the Spatial Strategy Places 
Policy P5:  Green/Blue Network
The proposals will have no negative consequences for the
development of the Green/Blue Network. 
Policy P6:  Open Space
The proposals will not implicate existing or proposed open
spaces. 
Delivering the Infrastructure Strategy 
Policy 14 
Renewable and Low Carbon Technologies
The proposals will include air source heat pump as the principal
heating source, coupled with solar panelling. 
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3. New Development Supplementary Guidance, adopted
November 2014 
Green Belt 
The preamble to the policy sets out the broad, essentially
strategic, core principles replicating, as would be expected, those
of Clydeplan underpinning policy, namely that:- 
(i) Green belt designation is not in place to prevent
development from happening, 
(ii) it is to maintain the identity of settlements, with a clear
definition of their physical boundaries, and
(iii) preventing coalescence 
As confirmed elsewhere, the proposals would have no
negative consequences for these major considerations. 
While not listed among the ‘Acceptable forms of development’, the
proposals, in our opinion, reflect these core principles. 
The policy sets out Green Belt Development Criteria. 
‘All developments within the green belt require to be assessed
against the following criteria’:- 
• * There should be no loss of prime quality agricultural 
land or land of lesser quality that is locally important 
line with SPP 
• * Traffic and access infrastructure can be sensitively 
accommodated 
This is confirmed in Part 5.0.
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31 
• * There will be no significant effects on public water 
supply and water courses from any pollution risk 
Water supply via mains immediately adjacent to the plot
access point. 
St Bryde’s Burn runs close to the western boundary of
the site but measures will be put in place during
construction to prevent damaging run-off. 
• + The local landscape character will be
maintained and enhanced 
The landscape setting/capacity has been analysed and
the outcome detailed in Part 5.0.  This confirms that the
proposals can be satisfactorily accommodated in line
with the requirements of this criterion. 
• + Development layout, design and siting should
respect and incorporate important landscape
features, such as traditional field enclosures, water
courses and features, woodlands and skylines 
As the information provided in Part 5.0 indicates, the
existing field pattern has been retained, woodland has
been strengthened and the skyline respected. 
• * It can be demonstrated that there is careful
consideration of the design, scale and grouping of
any buildings 
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32
As we have demonstrated elsewhere, the proposals
would occupy a space associated with a cluster of
existing dwellings, as shown in Fig 2. 
These are dealt with in Part 5.0. 
• * Appropriate landscape proposals have been
incorporated 
These are detailed in Part 5.0. 
• * There are adequate services available for the
development 
The situation pertaining to services is described in Part
2.0. 
• * There is no significant detrimental effect on
identified nature conservation interests, including
species and habitats 
There are no identified nature conservation interests, etc
but the proposals include woodland planting that will
significantly increase the potential for biodiversity here. 
The wording of these criteria marked ‘*’ are identical in LDP
Draft New Development Supplementary Guidance 2022
and those marked ‘+’ are broadly similar.   The 2022
document is dealt with later. 
In relation to the specific criteria re Housing in the Green Belt, as
the details confirm in Part 5.0: 
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33
• The proposal, in our opinion, demonstrate outstanding
quality of design, is of an appropriate scale to make a
positive contribution to the surrounding area 
While this is an in principle application, the objective has
been – albeit on an indicative basis – to indicate how these
requirements could be delivered here. 
• The proposal integrates with, complements and
enhances the established character of the area and has
no significant detrimental impact on the landscape
character 
In development terms, the character of the immediate area
is that of a cluster in the countryside.   The photographs on
page 43 confirm the characteristics of the housing in the
cluster. 
In landscape terms, setting has been a major consideration.  
The sketch contained in Fig 7 on page 48 suggests how the
development might appear from its most ‘exposed’
orientation. 
The overall conclusions that we draw is that the proposals would
have no significant impact on the character of the green belt. 
Scottish Planning Policy (SPP), June 2014 
SPP Guidance has substantially been taken account of in
Development Plan policies and has been responded to elsewhere
on this basis. 
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34
Other Relevant Material Considerations 
As the Council will be aware, ‘Material Considerations’ are not given a
statutory definition, although a number of them can be identified either
directly or indirectly from statute or from government policy statements.  
Otherwise, it has been left to the courts to develop the meaning of the
term – a process that has been ongoing for many years. 
Much, therefore, depends on the individual circumstances of each case
that it is difficult to generalise. 
Over time, two broad-based criteria have emerged: 
(i) Material considerations must be planning considerations, that is
they must have consequences for the use and development of
land, and
(ii) they must be relevant to the application in question 
In the absence of a statutory definition, however, and as a result of
practice, a number of recognisable and generally agreed upon
examples have emerged that would be relevant here. 
(a) Pre-Application Enquiry Advice, October 2014
Our consideration of this advice is detailed on page 18.   As stated,
while this advice was provided six years ago, essentially the main
‘ingredients’ of Green belt policy, both at strategic and local levels,
have changed little since then.   The requirement was – and still
is – to deliver a ‘strong supporting statement which sets out why
the development can be justified within the context of green belt
policies’ based on the understanding that the ‘proposed
development must not undermine the core role and function of the
green belt …’. 
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35
(b) Renfrewshire Local Development Plan, Draft New
Development Supplementary Guidance, 2022
This document was issued on 21 March for a 4-week consultation,
ending on 22 April 2022. 
At the time of writing, the outcome of the consultation is not
known. 
The SG sets out proposed Green Belt Development Criteria. 
The criteria appear to have changed very little when compared
with the current ones, as confirmed earlier. 
On this basis therefore, we have concluded that the responses
provided earlier are still relevant. 
(c) Renfrewshire LDP Background Report, Landscape
Assessments, December 2011
This report was heavily reliant on the Clyde Valley Landscape
Character Assessment published by SNH in 1999.   The
description provided by the Council’s report, and referred to
earlier, was a material consideration in designing the outcome so
that the proposals would not impact adversely on the broader
environment. 
(d) Glasgow and the Clyde Valley Landscape Assessment, 1999
A copy of the detailed development planning and management
guidelines can be found in the Appendix.   This was taken into
account in the development of the proposals. 
(e) Renfrewshire LDP Proposed Plan, Green Belt Review, 2019
The Review confirms that the site falls outwith the Lochwinnoch
and Kilbarchan Green Belt Buffer, the two nearest settlements
and also outwith General Green Belt Buffer areas.
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36 
(f) Renfrewshire Biodiversity Action Plan 2018 – 2022
This document, while referring to a wide range of projects, does
not provide any maps to enable the possibility of establishing
whether or not the site falls within an Action Plan Location.   It
appears that this is not the case but LDP and Proposed LDP 2
confirm elsewhere that the site does not fall within a designated
area nor is it close to the boundary of any. 
(g) Renfrewshire Core Path Plan
Map 9 confirms that the site is within 800 m of NCR/6.   NCR/6
has a strategic role in that it provides the main cycle route between
the Glasgow Conurbation and the Ayrshire Coast, enabling long-
distance travel for both pleasure and commuting purposes.   Links
with other cycle routes are too numerous to mention but the
presence of NCR/6 confirms the overall accessibility of the site to
the regional cycle network. 
Local Core Paths include LOCH/1, LOCH/2 and LOCH/4. 
(h) Planning (Scotland) Act 2019
Commencement Orders for this new legislation were delayed
considerably by the impact of the regulations introduced by
Government in response to the COVID-19 pandemic. 
As a result, the requirements of this Act had little – or, indeed,
probably no – bearing on the LDP2 plan-making process or the
eventual policies. 
It is understood that various provisions of the Act are now in place.  
Part 1 of the Act, Development Planning, confirms the enhanced
status given to the National Planning Framework within the
statutory plan-making process.   NPF is intended to set out
Scottish Ministers’ priorities for development.
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37 
Of relevance to the situation concerning the current proposals is
Section 3A which confirms that one of the outcomes of NPF
should be ‘increasing the population of the rural areas of
Scotland’’. 
Section 3AC.  Information to assist preparation of NPF goes on to
state that Scottish Ministers might seek that information on the
size, composition and distribution of population in the area to
assist in, amongst other things, the delivery of the policy’s
aspirations. 
(i) Draft National Planning Framework 4
Consultation on a draft NPF4 (Scotland 2045 – fourth National
Planning Framework), published on 21 November 2021, ended on
31 March 2022, and the outcome of this is awaited. 
Whatever the outcome is likely to be, the direction of travel of the
debate so far strongly suggests that change is on the way. 
As the National Records of Scotland’s April 2022 report indicates,
91% of the country’s population lives on 2.3% of its land.  
Elsewhere, it has been confirmed that 95% of Scotland is
described as countryside. 
Not a commodity in short supply therefore. 
It is likely that there will be a response to what Savills in a recent
report to the Scottish Land Commission stated as being ‘… an
overly protective and relatively static approach to planning for
rural areas across much of rural Scotland as evidenced by policies
that are counter to the Scottish Government’s focus on rural
depopulation’. 
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38
One of the drivers of change must surely be the emergence –
primarily as a result of the pandemic – of the transition to remote
working by many more individuals.   There is already emerging
evidence that the shift to remote working is prompting people to
look to move. 
This represents an opportunity to support a broader rebalancing
of the population. 
All of that said, and whatever changes might be in the offing,
it is our opinion that the proposals in their present form are
entirely compatible with the core values of greenbelt policy
and the requirements of sustainability. 
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Statement in Support of Planning Application in Principle for Dwellinghouse on
Plot at Shields Holdings, Lochwinnoch, PA12 4HL 
Prepared for:  North Paddock Properties Ltd per Mrs Marna Murdoch 
39
5.0 CONCEPTS  AND  PROPOSALS 
Landscape Context 
The broad area and local context are described in Part 2.0 earlier.   We have
concluded that the site lies within the Inner Clyde Valley as described in SNH
Clyde Valley Landscape Character Assessment. 
Site Details 
The proposed site is adjacent to Bridesmill Road and extends to 5,670 m2.  
Bridesmill Road provides a link between Lochwinnoch to the west and Howwod
and the A737 to the east.   The site is physically adjacent to a cluster of
dwellings comprising a range of styles and age as shown in the photographs
on page 43. 
Site Boundaries, including their Relationship with Neighbours 
The proposed site is irregular in shape.   To the north and north east, it borders
Bridesmill Road and is defined by an existing stone wall some 1.8 m high.
Further to the east, the boundary switches to a post- and-wire fence to the edge
of a heavily wooded gorge, with the free-flowing St Bryde’s Burn serving Castle
Semple Loch.   To the south and south west, a post-and-wire fence defines the
boundary with open fields beyond and views towards Kenmure Hill Temple.   To
the west, the site backs on to the existing dwellings of St Brydes Cottage and
the private access road serving Shields Holdings further west. 
Architectural Proposals 
Part 4.0 confirms that a range of policy guidance and advice has been taken
into account in the development of these proposals. 
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Statement in Support of Planning Application in Principle for Dwellinghouse on
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40
We were particularly mindful of the guidance provided by Renfrewshire Local
Development Plan: New Development Supplementary Guidance and, in
particular, the specific criteria relating to housing in the Green belt. 
Regards specific criteria, the SG states that the Council would take into account
where ‘the proposals, in the Council’s opinion, demonstrate outstanding quality
of design and of an appropriate scale to make a positive contribution to the
surrounding area’. 
In this regard, we have therefore included a level of detail that would not
generally be associated with an in principle application. 
In addition to the policies of LDP and SG and, in order to achieve the desired
outcome, we have also taken account of the six qualities for a successful place
as set out in the Scottish Planning Policy SPP June 2014: 
- Distinctive
- Safe and Pleasant
- Welcoming
- Adaptable
- Resource Efficient
- Easy to Move Around and Beyond 
The indicative proposals are for the erection of a four-bedroomed one-and-a-
half-storey detached dwelling positioned towards the northern half of the site. 
Access to the dwelling would be via the existing gateway on the north-western
edge of the site.   This provides direct access on to the existing junction with
Bridesmill Road. 
The Vernacular 
High-quality design should be integral to new development and local area
differences should be respected.   Traditionally, local climate and available
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Statement in Support of Planning Application in Principle for Dwellinghouse on
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41
materials have had a noticeable influence on the design of houses and have
helped to create local area distinctiveness.   Nevertheless, in execution, there
is considerable scope for creative and innovative solutions which allow a new
home to be embedded in the established character of the area. 
Attempting to create exact copies of good-quality buildings, however,
seldom result in successful design as the use of modern materials, more
exacting modern standards and accommodating modern technologies
often compromise the aesthetics of the final design and can result in
pastiche. 
The challenge for designers is to design new buildings which reconcile the
requirements of a modern lifestyle with the local vernacular.   In particular, the
avoidance of suburban-style solutions inappropriately transposed to rural
settings can avoid development which looks simultaneously incongruous and
unoriginal.   Successful and appropriate new development often has simple
proportions and details, based on those of their traditional rural equivalent. 
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Statement in Support of Planning Application in Principle for Dwellinghouse on
Plot at Shields Holdings, Lochwinnoch, PA12 4HL 
Prepared for:  North Paddock Properties Ltd per Mrs Marna Murdoch 
42
Fig 5:  Viewpoints 
As the photographs in Fig 6 confirm, the adjoining properties vary in date of
construction and form no real architectural aesthetic.   The aim has been to
deliver a building sympathetic to Renfrewshire traditional rural style but
expressed in a more modern manner, for example, timber cladding with feature
stone panels, natural slate roofing but with some feature grey zinc roofing to
some areas and larger window openings to living areas to respond to the
orientation and views.   Ultimately, however, no guidance was available from
LDP as to what might constitute Renfrewshire traditional/vernacular.  
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43
Fig 6:  Photographs
Viewpoint 1: old smiddy Viewpoint 2: St Bryde’s Cottage adjacent plot
Viewpoint 3: house to the north of the old smiddy Viewpoint 4: house further up Private road to ShieldsHoldings
Viewpoint 5: group of buildings on Private Road Viewpoint 6: View of site from Main Road with stone wall screen
Viewpoint 7: view of entrance to St Bryde’s House to the south of the site
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Statement in Support of Planning Application in Principle for Dwellinghouse on
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44 
Positioning the dwelling towards the northern half of the site and keeping the
massing to one-and-a-half storeys allows for the proposals to be well screened
from the road due to the high boundary wall, and fit within the existing defined
housing cluster formed by St Bryde’s Cottage, the Old Smiddy and the other
adjoining properties running along the private access road to Shields Holding
further west. 
In addition, the positioning avoids any ‘skylining’ issues and, being on the flat
area of ground, significant underbuilding requirements are avoided. 
Furthermore, keeping the development area within the northern half of the site
minimises disruption of the remaining site area. 
In relation to the six qualities set out in SPP June 2014, the indicative proposals
address the points as follows: 
- Distinctive
Whilst broadly following a local  rural aesthetic, i.e. pitched roofs,
dormers, natural materials, the proposals will incorporate a more modern
interpretation. 
- Safe and Pleasant
Positioning the scheme towards the northern edge of the site, the primary
elevation will face the approach and allow the maximum amount of
enclosed and protected private amenity garden to the rear. 
- Welcoming
The primary elevation and main entrance will be clearly visible on
approach. 
- Adaptable
In line with current guidance, the property will be fully accessible with all
essential facilities on the ground floor to allow for independent living. 
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45
- Resource Efficient
The proposals will include high levels of insulation to minimise heating
load and will incorporate both energy-saving and energy-generating
infrastructure. 
- Easy to Move Around and Beyond
Positioning the development on the flattest section of the site will allow
easy access both into and around the perimeter of the dwelling. 
Structural Considerations 
The proposed new dwelling would likely be timber-frame structure sitting on
masonry underbuilding, bearing on reinforced concrete strip foundations. 
The roof structures would be prefabricated timber trusses supported directly by
the timber kits. 
Sustainability and Energy Efficiency 
The aim would be to achieve, as a minimum, an EPC rating of Band B.   To
reduce heating loads, the walls, floors and roofs of the new build housing would
be heavily insulated with triple-glazed windows to minimise heat losses. 
Proposals would utilise micro-renewable technology and with potentially,
specifically, an air source heat pump providing hot water and underfloor
heating. 
Designs would incorporate PV panels on the south-facing roof slopes. 
The dwelling would be served by private foul water discharge to a primary and
secondary treatment plant, with surface water linked to either on-site
soakaways or attenuation before discharge to St Bryde’s Burn. 
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Statement in Support of Planning Application in Principle for Dwellinghouse on
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Prepared for:  North Paddock Properties Ltd per Mrs Marna Murdoch 
46
Both foul and surface water systems would be developed with a suitably
qualified drainage consultant at subsequent stages in accordance with Scottish
Water, SEPA and SAC requirements. 
Details and Materials 
Although the proposals are indicative at this stage, the following is suggested: 
Substructure: 
• Insulated ground-bearing concrete slab with concrete strip founds and
masonry underbuilding 
Superstructure (including Roof Panels and First Floor): 
• Prefabricated timber-panel system with high-performance mineral wool
insulation supplemented with rigid PIR insulation internally 
External Finishes (Wall): 
• Extended reconstituted stone basecourse to new builds
• Silicone-based wet dash render system on blockwork rainscreen cladding
to new dwellings with feature panels in hardwood timber boarding 
External Finishes (Roof): 
• Natural slate roofing to new build 
Windows and Screens: 
• Timber triple-glazed high-performance windows exterior 
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47
Electricity, Heating and Hot Water: 
• Mains electricity
• Air source heat pump:  underfloor heating and hot water storage
• MHRV system
• PV panels on south-facing roofs 
Parking, Circulation and Servicing 
Vehicle access will be via the existing gateway out on to the private road
junction with the main road.   Within the site,  there would be sufficient access
both on a private driveway and garage for multiple car parking spaces with level
access right to the primary dwelling entrance.   At the entrance to the plot,
sufficient space would be allocated for recycling and waste collection. 
Landscaping 
This is a large plot, so the overall aim would be to divide the plot into
landscaping zones. 
At the front, the proposal would be for a mixture of soft and hard landscaping
to accommodate vehicle and pedestrian movement, however the boundary
edge facing the road and the existing St Bryde’s Cottage would be planted with
native tree species to reinforce the visual screening from the main road. 
To the rear, hard landscaping immediately outside some of the formal living
spaces would give way to a more manageable soft landscaping (lawn) area
before transitioning to wild meadow planting to the south and west as the
topography moves down the slope towards the existing tree belt. 
The irregular shaped area to the south west would be retained as a paddock. 
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Statement in Support of Planning Application in Principle for Dwellinghouse on
Plot at Shields Holdings, Lochwinnoch, PA12 4HL 
Prepared for:  North Paddock Properties Ltd per Mrs Marna Murdoch 
48
Fig 7:  Impression of Proposals in Context 
Fig 8 
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Statement in Support of Planning Application in Principle for Dwellinghouse on
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49
Fig 9:  Sketch – Ground Floor Plan 
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Statement in Support of Planning Application in Principle for Dwellinghouse on
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50
Fig 10:  Upper Floor Plan 
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Statement in Support of Planning Application in Principle for Dwellinghouse on
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51
Fig 11:  Concept Site Plan 
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Statement in Support of Planning Application in Principle for Dwellinghouse on
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52
6.0 CONCLUSIONS 
• In relation to the Green belt, the Council’s primary concern is that, while
the Green belt designation is not in place to prevent development from
happening, proposed development must not undermine the core role and
function of the Green belt re to direct planned growth to suitable locations
and safeguard the openness of the area 
• These guidelines/parameters have underlined the approach taken and
that, as a result, we have delivered proposals that, if approved, would not
impact negatively on the core role and function of the Green belt and, as a
result, undermine the robustness and effectiveness of policy here or
elsewhere in the Local Development Plan area.   In so doing, and in detail: 
• the proposals 
- present no threat of coalescence between settlements and would be
well outwith the landscape setting of any settlement
- that, despite any precise development plan guidance on settlement
pattern in the Green belt, recognise the presence of clusters in the
locality, identifying closely with one of these, thereby safeguarding
identity through place-setting
- demonstrate that there has been careful consideration of the mixed
nature of the design and scale of individual houses in the grouping
to ensure that the proposals nevertheless integrate with, complement
and enhance the established character of the immediate area
- deliver appropriate landscaping that protects the quality and
character of the landscape setting by following the advice provided
by Scottish Natural Heritage as well as that provided by the
Development Plan
- maintain the natural role of the environment with no significant
detrimental effect on identified nature conservation interests,
including species and habitats or the water environment from any
pollution risks or risks to air quality
- will not lead to the loss of any prime agricultural land
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53
- will have traffic and access infrastructure that can be sensitively
accommodated
- will have no significant effects on public water supply
- incorporate renewable and low-carbon technologies and
- demonstrate a high quality of design
- Scottish Ministers have confirmed that one of the outcomes of
National Planning Framework should be ‘increasing the population
of the rural areas of Scotland’. 
Consultation on a draft NPF4 (Scotland 2045 – fourth National
Planning Framework), published on 21 November 2021 ended on 
31 March 2022, and the outcome of this is awaited. 
Whatever the outcome is likely to be, the direction of travel of the
debate so far strongly suggests that change is on the way. 
As the National Records of Scotland’s April 2022 report indicates,
91% of the country’s population lives on 2.3% of its land.   Elsewhere,
it has been confirmed that 95% of Scotland is described as
countryside. 
Not a commodity in short supply therefore. 
It is likely that there will be a response to what Savills in a recent
report to the Scottish Land Commission stated as being ‘… an overly
protective and relatively static approach to planning for rural areas
across much of rural Scotland as evidenced by policies that are
counter to the Scottish Government’s focus on rural depopulation’. 
One of the drivers of change must surely be the emergence –
primarily as a result of the pandemic – of the transition to remote
working by many more individuals.   There is already emerging
evidence that the shift to remote working is prompting people to look
to move.
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54 
This represents an opportunity to support a broader rebalancing of
the population. 
All of that said, and whatever changes might be in the offing, it
is our opinion that the proposals in their present form are
entirely compatible with the core values of greenbelt policy and
the requirements of sustainability. 
In the following sections of this Statement, we set out the case as to how we
have come to these conclusions. 
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55 
APPENDIX 
• Glasgow and the Clyde Valley Landscape Character Assessment
• Glasgow and the Clyde Valley Broad Valley Lowland
• Broad Valley Lowland SNH Development planning and
management guidelines
• Informal Response from Renfrewshire Planning, 28 October 2014 
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57
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Page 189

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: 26 October 2022 
Nicholas John Hobson
Hobson Architects
Seacliff
Eglinton Terrace
Skelmorlie
PA17 5EP 
Proposal: Erection of dwellinghouse (in principle)
Location: Site 50 Metres East Of St Brydes Cottage, Shields Holdings, Lochwinnoch,
, 
Application Type: Planning Permission in Principle
Application No: 22/0399/PP 
Dear Sir/Madam, 
NOTIFICATION OF REFUSAL OF CONSENT 
The Council has decided to refuse your application, details of which are given above. I enclose
a Decision Notice which provides details of the reasons for refusal. I also enclose a copy of your
submitted plans duly endorsed. 
You have the right to appeal against this decision to the Local Review Body and notes on how
to appeal are attached. 
Yours faithfully,
Alasdair Morrison
Head of Economy and Development 
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Chief Executive's Service
Renfrewshire House
Cotton Street, Paisley, PA1 1WB
//www.renfrewshire.gov.uk
REFUSE Consent subject to the reasons 
Ref.  22/0399/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
Ms Marna Murdoch
1-2
23 Redlands Lane
Kelvinside
Glasgow
G12 0AF 
With reference to your application registered on 7 June 2022 for Planning Consent for the
following development:- 
PROPOSAL
Erection of dwellinghouse (in principle) 
LOCATION
Site 50 Metres East Of St Brydes Cottage, Shields Holdings, 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:- 
REFUSE Consent subject to the reasons listed on the reverse/paper apart. 
PLANS AND DRAWINGS
The plans and drawings relative to this refusal are those identified in the Schedule of
Plans/Drawings attached as a paper apart and forming part of this Decision Notice. 
Dated: 21 October 2022 
Signed ......................................................
Appointed Officer
on behalf of Renfrewshire Council 
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Page 2 of 3 
Ref. 22/0399/PP 
REASON FOR REFUSAL 
PAPER APART 
TERMS AND CONDITIONS 
Reason for Decision 
1. The proposed development does not comply with Policy ENV1 of the Adopted
Renfrewshire Local Development Plan 2021 and the New Development Supplementary
Guidance on Housing in the Green Belt as it has not been demonstrated that there is a
specific locational need for a dwellinghouse. 
2. The proposed development does not comply with Policy ENV1 of the Adopted
Renfrewshire Local Development Plan 2021 and the New Development Supplementary
Guidance on Green Belt Development as it has not been demonstrated that the site can
be accessed safely, and that traffic and access infrastructure can be accommodated
sensitively. 
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TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 
1. If the applicant is aggrieved by the decision to refuse permission for or approval required by a
condition in respect of the proposed development, or to grant permission or approval subject to
conditions, the applicant may require the planning authority to review the case under section
43A of the Town and Country Planning Act (Scotland) Act 1997 within three months beginning
with the date of this notice. The notice of review should be addressed to Head of Legal and
Democratic Services, Renfrewshire House, Cotton Street, Paisley PA1 1PR. 
2. If permission to develop land is refused or granted subject to conditions and the owner of the
land claims that the land has become incapable of reasonably beneficial use in its existing state
and cannot be rendered capable of reasonably beneficial use by the carrying out of any
development which has been or would be permitted, the owner of the land may serve on the
planning authority a purchase notice requiring the purchase of the owner of the land's interest in
the land in accordance with Part 5 of the Town and Country Planning (Scotland) Act 1997.   
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Appendix 1 
RENFREWSHIRE COUNCIL  Application No: 22/0399/PP
CHIEF EXECUTIVE’S SERVICE
RECOMMENDATION OF PLANNING APPLICATION
Regd:7 June 2022  
Applicant Agent
Ms Marna Murdoch
North Paddock Properties Ltd.
1-2
23 Redlands Lane
Kelvinside
Glasgow
G12 0AF
Nicholas John Hobson
Hobson Architects
Seacliff
Eglinton Terrace
Skelmorlie
PA17 5EP 
Nature of Proposals
Erection of dwellinghouse (in principle) 
Site
Site 50 Metres East of St Brydes Cottage, Shields Holdings, Lochwinnoch 
Description 
This application seeks planning permission in principle for the erection of a dwellinghouse on land
to the east of St Brydes Cottage. St Brydes Cottage forms part of a cluster of dwellinghouses
which is located at the junction of Station Road and a private track approx. 1.4km to the north
west of Howwood. 
The application site is irregularly shaped, and extends to approx 4,000 square metres. It
comprises of gently undulating grassland, with mature trees along the eastern and southern
boundaries. The eastern and southern edges of the site are defined by a burn, with the curtilage of
St.Brydes Cottage to the west and the junction of Station Road and the private track to the north.
Site access is via a field gate on the northern boundary. 
History 
No previous applications. 
Policy and Material Considerations 
Adopted Renfrewshire Local Development Plan 2021
Policy ENV1 – Green Belt 
New Development Supplementary Guidance 2022
Delivering the Environment Strategy – Green Belt Development Criteria, Housing in the Green
Belt 
Material Considerations 
Publicity 
The Council has undertaken neighbour notification in accordance with the requirements of
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legislation.
An Advert was placed on the press on 8 July 2022 for the following reason:
Neighbour Notification.
Objections/Representation
Twelve letters of representation have been received, nine in support of the development and three
in objection.
The points raised in support of the development can be summarised as follows:
1 – Will utilise a small impractical green belt space within an existing cluster of properties.
2 – The development could provide a sustainable place to work from home.
3 – Good quality materials and landscaping will ensure the dwelling sits harmoniously within its
surroundings.
4 – There is no loss of prime quality agricultural land.
5 – The proposal is in line with the National Planning Framework.
6 – There would be no loss of openness or public amenity.
7 – The proposal will have no effect on climate change or adverse environmental impact.
8 – Empty sites can often be targets for fly tipping.
9 – The application accords with the new guidelines for planning in the countryside
The points raised against the development can be summarised as follows:
1 – Potential impact on existing soak away and septic tank within the site.
2 – Access is unsuitable and dangerous.
3 – Surface water runoff and drainage.
4 – The site is not readily accessible by walking or cycling and no infrastructure to support travel
by these modes.
5 – Loss of privacy.
6 – Ground conditions and stability.
Consultations
Chief Executive’s Service (Roads Development) – No objection subject to conditions regarding
sightlines and surfacing.
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Communities & Housing Services (Environmental Protection Team) – No comments.
Informative to be added: N
Summary of Main Issues of:
Planning Statement – Presents an overview of the site and the proposed concept and provides a
contextual analysis against the relevant planning policy and guidance.
States that the development will not undermine the core role and function of the green belt or the
robustness or effectiveness of the policy. The proposals present no threat of coalescence
between settlements, and instead recognises the presence of clusters within the locality. The
proposal carefully considers design and scale and will deliver appropriate landscaping.
In terms of further justification, the outcome of draft consultation on National Planning Framework
4 is noted with respect to increasing the population of the rural areas of Scotland. It is asserted
that the transition to remote working can be one of the drivers of this change, and there is already
emerging evidence that the shift to remote working is prompting people to look to move. This
represents an opportunity to support a rebalancing of the population.
Concludes that the proposals in their present form are entirely compatible with the core values of
greenbelt policy and the requirements of sustainability.
Assessment
Policy ENV1 states that residential development within the green belt will be considered
appropriate in principle where it is a housing land shortfall remedy which satisfies Policy 8 of
Clydeplan or is in support of certain uses. It also states that development within the green belt will
only be considered acceptable where it can be demonstrated that it is compatible with the
provisions of the New Development Supplementary Guidance.
A housing land shortfall has not been identified. Therefore, the proposal requires to be assessed
against the other criteria that allow development of this type to come forward and the criteria
within the draft New Development Supplementary Guidance (SG).
The SG states that development can be acceptable in principle where it is for a purpose in support
of acceptable green belt uses. Green Belt Development Criteria provides a set of guidance that all
development require to meet, including that traffic and access infrastructure can be sensitively
accommodated and that it has been demonstrated that there has been careful consideration of the
siting, design, scale and grouping of any buildings and infrastructure. Further to this guidance
Housing in the Green Belt states residential development proposals require to be assessed
against the following criteria.
Development is required to maintain and support an established activity
The development is not required to maintain or support an established activity that is suitable in
the green belt.
There is a need for the residential use to be located outwith the settlement
It has not been demonstrated that there is a need for the development to be located outwith the
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settlement.
The supporting statement suggests that support for the development could derive from National
Planning Framework (NPF) 4 which seeks to increase the population of rural areas of Scotland.
The transition to remote working is one factor that can facilitate this population increase.
Notwithstanding the fact that the NPF is still in draft form, and I do not consider that significant
weight can be attached to these statements as material considerations in this assessment.
I also do not consider that the occupants potentially working from home would provide a locational
justification either. The employment status of future occupants cannot be controlled by the
Planning Authority, and additionally the site location is still primarily car dependent with respect to
accessing other amenities.
Buildings which have special architectural, traditional or historic character may be converted for
residential use
The development does not involve the conversion of an existing building.
The proposal demonstrates outstanding quality of design, is of an appropriate scale within its
setting, and makes a positive contribution to the site and surrounding area
As the application is in principle only no detailed design details have been provided. However the
applicant has provided indicative designs which show a dwellinghouse could be accommodated
on the plot with respect to its dimensions.
The proposal integrates with, complements and enhances the established character of the area
As the application is in principle only no detailed design details have been provided. However, the
applicant has provided indicative designs which show how a dwellinghouse could be
accommodated on the plot with respect to its impact on landscape character.
Replacement dwellings should reflect the specific character of the location, fit well with the
surrounding landscape and achieve a high design standard
The proposed development does not constitute a replacement dwellinghouse.
On balance it is accepted that the proposed site could accommodate a dwellinghouse in a manner
that complements the existing cluster and the wider environment. However, there is no locational
justification for the development in terms of supporting an established activity or through some
other locational need.
The applicants state that the development does not undermine the core role and function of the
green belt. However, the core role and function of the green belt can only be upheld through
supporting sustainable growth as outlined in the new development supplementary guidance. The
development does not comply with the guidance on the sustainable delivery of housing in the
green belt in this regard.
In addition to the above the development must also be assessed against the green belt
development criteria.
There is no loss of prime quality agricultural land associated with the proposals. It is also not
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anticipated that the development poses a significant pollution risk with respect to public water
supply and water courses. There is no impact on wild land.
It is not anticipated that there will be any significant detrimental effect on nature conservation
interests, and as noted above it is accepted that the site could accommodate a dwellinghouse in
principle. Indicative drawings have also been presented which show how matters relating to
detailed design, scale, siting, and landscaping can be considered.
With respect to traffic and access, the Environment and Infrastructure Service has raised no
objections subject to conditions relating to the proposed access. It is noted that the sight lines
required by this service would be difficult to achieve and would likely involve realignment of the
existing boundary wall which would not be desirable. The guidance states that traditional field
enclosures and landscaped features should be respected.
In conclusion, the applicant has demonstrated in principle that the development plot could
accommodate a dwellinghouse. However, the proposal does not comply with the adopted
Renfrewshire Local Development Plan or the New Development Supplementary Guidance as it
has not been demonstrated that there is a specific locational need for a dwellinghouse in this
green belt location. It is also not considered that the sightlines required by the Roads
Development Team can be achieved sensitively. It is therefore considered that the application
must be refused.
Index of Photographs
A site visit has been undertaken on 11 July 2022, and photographs relevant to the application
have been archived.
RECOMMENDATION
Refuse
Reason for Decision
1. The proposed development does not comply with Policy ENV1 of the Adopted Renfrewshire
Local Development Plan 2021 and the New Development Supplementary Guidance on Housing in
the Green Belt as it has not been demonstrated that there is a specific locational need for a
dwellinghouse.
2. The proposed development does not comply with Policy ENV1 of the Adopted Renfrewshire
Local Development Plan 2021 and the New Development Supplementary Guidance on Green Belt
Development as it has not been demonstrated that the site can be accessed safely, and that traffic
and access infrastructure including sight lines can be accommodated sensitively.
Alasdair Morrison
Head of Economy and Development
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Page 198

Applicant:   Ms Marna Murdoch Ref. No: 22/0399/PP
Site:           Site 50 Metres East Of St Brydes
Cottage
Shields Holdings
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)

SL 001 Location Plan  
SL 002 A Location Plan  
Officers Initials: JW Business Support Initials: NL
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PLANNING
AUTHORITY’S
SUBMISSIONS
Item 3(b)
LRB300523 Page 197 of 254

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Page 2 of 3
Ref. 22/0399/PP
REASON FOR REFUSAL
PAPER APART
TERMS AND CONDITIONS
Reason for Decision
1. The proposed development does not comply with Policy ENV1 of the Adopted
Renfrewshire Local Development Plan 2021 and the New Development Supplementary
Guidance on Housing in the Green Belt as it has not been demonstrated that there is a
specific locational need for a dwellinghouse.
2. The proposed development does not comply with Policy ENV1 of the Adopted
Renfrewshire Local Development Plan 2021 and the New Development Supplementary
Guidance on Green Belt Development as it has not been demonstrated that the site can
be accessed safely, and that traffic and access infrastructure can be accommodated
sensitively.
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Page 3 of 3
TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997
1. If the applicant is aggrieved by the decision to refuse permission for or approval required by a
condition in respect of the proposed development, or to grant permission or approval subject to
conditions, the applicant may require the planning authority to review the case under section
43A of the Town and Country Planning Act (Scotland) Act 1997 within three months beginning
with the date of this notice. The notice of review should be addressed to Head of Legal and
Democratic Services, Renfrewshire House, Cotton Street, Paisley PA1 1PR.
2. If permission to develop land is refused or granted subject to conditions and the owner of the
land claims that the land has become incapable of reasonably beneficial use in its existing state
and cannot be rendered capable of reasonably beneficial use by the carrying out of any
development which has been or would be permitted, the owner of the land may serve on the
planning authority a purchase notice requiring the purchase of the owner of the land's interest in
the land in accordance with Part 5 of the Town and Country Planning (Scotland) Act 1997.
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Appendix 1
RENFREWSHIRE COUNCIL Application No: 22/0399/PP
CHIEF EXECUTIVE’S SERVICE
RECOMMENDATION OF PLANNING APPLICATION
Regd:7 June 2022
Applicant Agent
Ms Marna Murdoch
North Paddock Properties Ltd.
1-2
23 Redlands Lane
Kelvinside
Glasgow
G12 0AF
Nicholas John Hobson
Hobson Architects
Seacliff
Eglinton Terrace
Skelmorlie
PA17 5EP
Nature of Proposals
Erection of dwellinghouse (in principle)
Site
Site 50 Metres East of St Brydes Cottage, Shields Holdings, Lochwinnoch
Description
This application seeks planning permission in principle for the erection of a dwellinghouse on land
to the east of St Brydes Cottage. St Brydes Cottage forms part of a cluster of dwellinghouses
which is located at the junction of Station Road and a private track approx. 1.4km to the north
west of Howwood.
The application site is irregularly shaped, and extends to approx 4,000 square metres. It
comprises of gently undulating grassland, with mature trees along the eastern and southern
boundaries. The eastern and southern edges of the site are defined by a burn, with the curtilage of
St.Brydes Cottage to the west and the junction of Station Road and the private track to the north.
Site access is via a field gate on the northern boundary.
History
No previous applications.
Policy and Material Considerations
Adopted Renfrewshire Local Development Plan 2021
Policy ENV1 – Green Belt
New Development Supplementary Guidance 2022
Delivering the Environment Strategy – Green Belt Development Criteria, Housing in the Green
Belt
Material Considerations
Publicity
The Council has undertaken neighbour notification in accordance with the requirements of
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4 : In the previous application by Ms Murdoch ,it was stated that the site does not appear to be in close proximity to amenities,
which could be readily accessed by walking or cycling , which is absolutely correct. In current application is says, not true as 1 mile
to park and ride. This may be but there is no footpath either side of road to both Howwood or Lochwinnoch.
Cycling this road is particularly dangerous in general and people here, use the gravel lane to access the cycle path.
In light of all the concerns ,it would be prudent for a site visit and hope you will agree that the access to this proposed
development is too dangerous. Photographs attached.
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The proposal is a viable use of disused green belt land & is no loss of quality agricultural land, in line with the National Planning
Framework.
With considered construction, the proposal has no effect on climate change or adverse environmental impact, & has the potential
to generate energy.
I therefore fully support this application.
Yours sincerely,
Calum McPherson
Dolphin Wave
Bridesmill Rd
Markethill
Lochwinnoch
PA12 4HP
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Procedure Notice of Renfrewshire Council Local Review Body 
Planning Authority Response to Request for Further Information 
Proposal:  Erection of dwellinghouse (in principle)
Location:  Site 50m East of St Brydes Cottage, Shields Holdings, Lochwinnoch
Application type: Planning Permission in Principle
Application Number: 22/0399/PP 
This procedure notice is in response to the LRB request for further written submissions setting out
an assessment of the proposed development in relation to the relevant policies set out in National
Planning Framework 4 (NPF4). 
The following policies within NPF4 are considered to be relevant 
Policy 1 - Tackling the climate and nature crises
Policy 2 - Climate mitigation and adaptation
Policy 3 - Biodiversity
Policy 8 - Green belts
Policy 16 - Quality homes
Policy 17 - Rural homes 
Policy 8 is applicable for consideration of this proposal wherein the policy principles and outcomes
of the green belt objectives are for development to be directed to the right locations.   
Policy 8 outlines that residential accommodation will only be supported in the green belt if it is
“required and designed for a key worker in a primary industry within the immediate vicinity of their
place of employment where the presence of a worker is essential to the operation of the
enterprise”. It has not been demonstrated that the dwellinghouse in this case is required for the
above purpose. 
The proposal also fails to comply with Policy 16 as it is not demonstrated that the house is required
to address any shortfall in the area, with the variety of housing needs in the Lochwinnoch, Howwood
and Kilbarchan area already addressed by allocated housing land within the Renfrewshire Local
Development Plan. 
Policy 17 refers to rural homes and in this respect states that new homes will be acceptable in rural
areas if they are situated on a site which is identified for housing in the LDP or reuses brownfield
land where a return to the natural state has not, or will not happen without intervention. The site is
not identified as housing land in the LDP and no evidence has been presented to suggest the site
constitutes brownfield land. 
Policy 17 also allows that residential proposals may be acceptable in rural areas where the proposal
makes use of redundant or unused buildings; makes use of or secures the future of historic
environment assets; demonstrates a necessity to support the sustainable management of a rural
business; offers retirement succession of a viable farm holding; relates to the subdivision of an
existing dwelling of appropriate scale; or reinstates a former house or is a one-for-one replacement
of an existing permanent house. None of these instances are noted to apply in this case.
Item 3(c)
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The the proposed development does not comply with the relevant policies within NPF4. 
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Item 3(d)
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Page 2 of 7 
‘Section 25 of the 1997 Act requires that decisions are made in accordance with the
development plan unless material considerations indicate otherwise.   Application of
planning judgement to the circumstances of an individual situation remains essential
to all decision-making, informed by principles of proportionality and reasonableness’. 
The appointed officer suggests that six policies of NPF4 are ‘considered to be
relevant’, namely: 
Policy 1 - Tackling the climate and nature crises.
Policy 2 - Climate mitigation and adaptation
Policy 3 - Biodiversity
Policy 8 - Green Belts
Policy 16 - Quality homes
Policy 17 - Rural homes 
He has, however, provided some detail in responses to only three of these, i.e. 8, 16
and 17, and my comments are as follows: 
Policy 8 – Green Belts 
Response
Policy 8 has, in effect, replaced Clydeplan Policy 14 but the strategic objectives that
underpin the core values of policy remain similar.   What is less clear is that NPF4,
Policy 8, has completely replaced LDP2, Policy ENV1.   On that basis therefore, in
relation to the Green Belt, our understanding is that the Council’s primary strategic
concern, which hasn’t been changed by the introduction of NPF4, Policy 8, is that,
while Green Belt designation is not in place to prevent development from happening,
and while identifying supportable uses, the important consideration is that any
proposed development does not undermine the core role and function of the Green
Belt and, in particular, the intended Policy Outcomes of NPF4, Policy 8, in that the
proposals do not represent unsustainable growth, will not impact negatively on the
character, landscape and natural setting and identity of settlements, nor on nature
networks and land managed to help tackle climate change. 
Policy 8 identifies a number of key policy connections that we consider to be relevant
in this case, namely: 
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Page 3 of 7 
(i) Policy 9, Brownfield, vacant and derelict land and empty buildings
The Policy Intent is ‘To encourage, promote and facilitate the reuse of
brownfield, vacant .... land, etc’. 
The site is vacant and has been for a considerable period of time.   It is not
recorded on the Council’s Vacant and Derelict Land database but this is
understandable due to the urban focus of this particular survey. 
(ii) Policy 17, Rural Homes
This is returned to later but suffice to state at this stage that it does introduce
the requirement for LDP2s to include  ‘tailored approaches to rural housing’
which is not currently the case in Renfrewshire.   Criterion (ii) refers to the
reuse of brownfield land.   The site is not brownfield but it does qualify as
vacant under the terms of Policy 9. 
(iii) Policy 29, Rural Development
Policy 29 advises that LDPs’ spatial strategies should set out the appropriate
approach to development in rural areas which reflects the identified
characteristics.   The proposals are based on a careful consideration of
topography, landscape setting and the settlement pattern in the immediate
area. 
Criterion (b) states that ‘development proposals in rural areas should be
suitably scaled, sited and designed to be in keeping with the character of the
area’. 
Although these proposals are in principle, we maintain that the information
already submitted confirms that this would be the outcome. 
With the above policies collectively providing, in effect, an overall policy
context, it is our contention, as previously stated in the Supporting
Statement that formed part of refused Planning Application 22/0399/PP
and in the recently submitted Supporting Statement that forms part of
this Request for Review, that the proposals are not entirely incompatible
with the requirements of policy, and that their development would
therefore not significantly implicate or, indeed, undermine the
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Page 4 of 7
effectiveness of these policies here or elsewhere in the LDP area. The
strategic objectives of Greenbelt Policy would not be compromised.
In view of the particular locational and physical characteristics of the site
which have not been disputed by the appointed officer, it is difficult if,
that is, they were treated on their own particular merits to conclude
otherwise.
Policy 16 – Quality Homes
Policy 17 introduces the requirement for LDPs to include ‘tailored approaches to rural
housing’ and goes further to state ‘and, where relevant, include proposals for future
population growth – including provision for small-scale housing ...’
The Council’s HNDA 3 divides Renfrewshire into five Housing Market Areas. The
proposed site falls within the West Renfrewshire Housing Market Sub Area which
includes the villages of Lochwinnoch, Howwood and Kilbarchan, mentioned in the
appointed officer’s response. There has not yet been an assessment of housing
needs at Renfrewshire Housing Market Sub Market Area level and certainly not
at the level of individual villages.
The bulk of West Renfrewshire is countryside and therefore classified as rural, and
all of it is Green Belt.
The essentially top-down approach to the allocation of sites shown in LDP2 is not
therefore the outcome of a ‘tailored approach to rural housing’.
The proposed site, which is for a single dwelling only, in our opinion, as confirmed in
the Supporting Statement for Planning Application No 22/0399/PP, and further in our
Supporting Statement forming part of the Request for Review, even in the absence of
such a tailor-made policy, presents no threat to the strategic objectives of Green Belt
Policy, satisfying, as it does, all of the requirements relating to sustainability.
Policy 17 – Rural Homes
The Council’s response recognises that the site falls within a ‘rural area’. Policy 17
recommends that LDPs should set out tailored approaches to rural housing and,
where relevant, include proposals for future population growth, including provision of
small-scale housing.
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Current LDP policy re the provision of housing in rural areas is not based on such a
bottom-up approach.
While, as a result, not having, as yet, a clear picture of the details of any responses
to Policy Principle, we maintain that the proposals would not be incompatible with the
ambitions of Policy Intent and Policy Outcomes. Criterion (a) states that
‘Development proposals for new homes in rural areas will be supported where the
development is suitable scaled, sited and designed to be in keeping with the
character of the area’. The appointed officer in his Report of Handling re the refusal
of planning application, agreed that ‘the applicant has demonstrated in principle that
the development plot could accommodate a dwellinghouse’ without negative
implications for the context.
While the site is not brownfield, it is vacant within the terms of connected policy,
Policy 9, Brownfield, vacant and derelict land, where it is stated that the Policy Intent
is ‘to encourage, promote and facilitate the reuse of brownfield, vacant ... land, etc.’
While Policy 17 includes reference to a range of acceptable residential uses in rural
areas, which would cumulatively significantly limit the opportunities for new housing,
the primary objective of Criterion (a). How this, however, ties in with the advice
provided that LDPs ‘should be informed by an understanding of population change
over time, locally specific needs and market circumstances in rural ... areas’ is not
clear. Indeed, the advice suggests the provision for small-scale housing that is not
all intended for essential workers or retired farmers?
Other Policies Referred To
The Planning Authority’s Response identifies the following policies as relevant to this
application but makes no further comment.
Policy 1 – Tackling the climate and nature crises
There is no disputing the relevance of Policy 1 since its guidelines would, it is
understood, be intended to be universally applied to all applications.
Policy 1 states that ‘when considering all development proposals, significant weight
will be given to the global climate and nature crises’.
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Since, according to NPF4, the ‘key policy connections’ for Policy 1 are ‘all other
policies’, it has to be assumed that the ‘other policies’ referred to in the Planning
Authority’s Response are the ones considered to be those most likely negatively
implicated by the proposals relative to the requirements of Policy 1. 
We do not agree and, as stated elsewhere, in our opinion these proposals would not
contribute to any undermining of the aspirations of Policy 1 in relation to the climate
and nature crises. 
Policy 2 – Climate mitigation and adaptation
Policy Intent is given as ‘To encourage, promote and facilitate development that
minimises emissions and adapts to the current and future impacts of climate change’. 
This is an application in principle but mindful of the issues focused on in Policy 2, an
indicative response to circumstances was included as part of the planning
application.   A ‘could this work’ approach was taken and the results were generally
supported by the Determining Officer in his Report of Handling.   Should consent be
granted, then the required detail would form part of any subsequent application. 
Policy 3 – Biodiversity
The ‘Policy Intent’ is ‘To protect biodiversity loss, deliver positive effects from
developments and strengthen nature networks.’ 
Criterion (c) states that ‘Proposals for local development will include appropriate
measures to conserve, restore and enhance biodiversity in accordance with national
and local guidance.   Measures should be proportionate to the nature and scale of
development.’ 
The appointed officer has already agreed in his Report of Handling that the proposals
would not have significant negative implications for wildlife.   If, however, there are
any doubts about this, Appendix 1 – Additional Information for Assessment –
Development Guidance provides guidelines for Ecological Appraisals.   If, on a
precautionary basis, the Planning Authority would be seeking a ‘phase 1 habitat
survey’, then this could be made a condition of any consent. 
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