Combined PAsubmission_Redacted
Renfrewshire Council · 4 June 2024
Back to Local Review Body. — 4 June 2024 and its agenda
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Page 1 of 8 Renfrewshire House Cotton Street Paisley PA1 1JD Tel: 0300 3000 144 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 100642230-001 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 Proposal for a smallholding with dwellinghouse on vacant plot
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Page 2 of 8 Agent Details Please enter Agent details Company/Organisation: Ref. Number: You must enter a Building Name or Number, or both: * First Name: * Building Name: Last Name: * Building Number: Address 1 Telephone Number: * (Street): * Extension Number: Address 2: Mobile Number: Town/City: * Fax Number: Country: * Postcode: * Email Address: * Is the applicant an individual or an organisation/corporate entity? * Individual Organisation/Corporate entity Applicant Details Please enter Applicant details Title: You must enter a Building Name or Number, or both: * Other Title: Building Name: First Name: * Building Number: Address 1 Last Name: * (Street): * Company/Organisation Address 2: Telephone Number: * Town/City: * Extension Number: Country: * Mobile Number: Postcode: * Fax Number: Email Address: * Framed Estates Ltd Mr Sharon Derek Gary Calder Seedhill Road Danes Drive 12 243 Suite 5001, Mile End Mill PA1 1JS G14 8AH Renfrewshire Scotland Paisley Glasgow
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Page 3 of 8 Site Address Details Planning Authority: Full postal address of the site (including postcode where available): Address 1: Address 2: Address 3: Address 4: Address 5: Town/City/Settlement: Post Code: Please identify/describe the location of the site or sites Northing Easting Pre-Application Discussion Have you discussed your proposal with the planning authority? * Yes No Pre-Application Discussion Details Cont. In what format was the feedback given? * Meeting Telephone Letter Email Please provide a description of the feedback you were given and the name of the officer who provided this feedback. If a processing agreement [note 1] is currently in place or if you are currently discussing a processing agreement with the planning authority, please provide details of this. (This will help the authority to deal with this application more efficiently.) * (max 500 characters) Title: Other title: First Name: Last Name: Correspondence Reference Date (dd/mm/yyyy): Number: Note 1. A Processing agreement involves setting out the key stages involved in determining a planning application, identifying what information is required and from whom and setting timescales for the delivery of various stages of the process. "housing in the green belt requires to demonstrate that the development is necessary for locational reasons, such as a need to support an established agricultural or forestry use for example. However, as the site in this case appears to be well-defined, it may be possible to justify a single dwellinghouse if this is of high quality, bespoke design which complements rather than replicates the three existing houses to the north. A self-build dwellinghouse which also demonstrates eco-friendliness" Mr Renfrewshire Council Andrew MacKenzie 22/06/2022 671619 242211
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Page 4 of 8 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. How many vehicle parking spaces (garaging and open parking) currently exist on the application Site? How many vehicle parking spaces (garaging and open parking) do you propose on the site (i.e. the Total of existing and any new spaces or a reduced number of spaces)? * Please show on your drawings the position of existing and proposed parking spaces and identify if these are for the use of particular types of vehicles (e.g. parking for disabled people, coaches, HGV vehicles, cycles spaces). Water Supply and Drainage Arrangements Will your proposal require new or altered water supply or drainage arrangements? * Yes No Are you proposing to connect to the public drainage network (eg. to an existing sewer)? * Yes – connecting to public drainage network No – proposing to make private drainage arrangements Not Applicable – only arrangements for water supply required Do your proposals make provision for sustainable drainage of surface water?? * Yes No (e.g. SUDS arrangements) * Note:- Please include details of SUDS arrangements on your plans Selecting ‘No’ to the above question means that you could be in breach of Environmental legislation. 2281.00 Unoccupied plot of land 0 5
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Page 5 of 8 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). 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. Waste Storage and Collection Do the plans incorporate areas to store and aid the collection of waste (including recycling)? * Yes No If Yes or No, please provide further details: * (Max 500 characters) Residential Units Including Conversion Does your proposal include new or additional houses and/or flats? * Yes No How many units do you propose in total? * Please provide full details of the number and types of units on the plans. Additional information may be provided in a supporting statement. 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. Please refer to 653-AP2-102 - Proposed Site Plan for location 1
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Page 6 of 8 Planning Service Employee/Elected Member Interest Is the applicant, or the applicant’s spouse/partner, either a member of staff within the planning service or an Yes No elected member of the planning authority? * Certificates and Notices CERTIFICATE AND NOTICE UNDER REGULATION 15 – TOWN AND COUNTRY PLANNING (DEVELOPMENT MANAGEMENT PROCEDURE) (SCOTLAND) REGULATION 2013 One Certificate must be completed and submitted along with the application form. This is most usually Certificate A, Form 1, Certificate B, Certificate C or Certificate E. Are you/the applicant the sole owner of ALL the land? * Yes No Is any of the land part of an agricultural holding? * Yes No Certificate Required The following Land Ownership Certificate is required to complete this section of the proposal: Certificate A Land Ownership Certificate Certificate and Notice under Regulation 15 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 Certificate A I hereby certify that – (1) - No person other than myself/the applicant was an owner (Any person who, in respect of any part of the land, is the owner or is the lessee under a lease thereof of which not less than 7 years remain unexpired.) of any part of the land to which the application relates at the beginning of the period of 21 days ending with the date of the accompanying application. (2) - None of the land to which the application relates constitutes or forms part of an agricultural holding Signed: Sharon Gary On behalf of: Mr Derek Calder Date: 06/09/2023 Please tick here to certify this Certificate. *
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Page 7 of 8 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. If Other, please specify: * (Max 500 characters)
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Page 8 of 8 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: Ms Sharon Gary Declaration Date: 06/09/2023
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DESIGN, ACCESS & SUSTAINABILITY STATEMENT CALDER SMALL HOLDING, HOUSTON ROAD, BISHOPTON, PA7 5NY CONSTRUCTION OF NEW BUILD DWELLINGHOUSE - AUGUST 2023 ENVIRONMENTAL RESPONSIBILITY THROUGH CONSCIOUS DESIGN
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2 3 CONTENTS 1.0 PAGE 04INTRODUCTION CONTEXT & BACKGROUND POLICY GUIDANCE DESIGN RESPONSE 2.0 08 3.0 26 4.0 40
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CALDER SMALL HOLDING HOUSTON ROAD, BISHOPTON INTRODUCTION 1.0
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6 7 Design Statement | September 2023Framed Estates LTD INTRODUCTION 1.0 INTRODUCTION THE DESIGN TEAM ARCHITECT: Framed Estates Ltd Studio 5001 Mile End Mill 12 Seedhill Road Paisley PA1 1JS Email: 1.1 INTRODUCTION This document is to be read in conjunction with drawings and other associated information submitted in support of the planning application for the proposed construction of a smallholding with dwellinghouse on Houston Road, Bishopton. 1.2 HISTORY The site has had a previous application and appeal refused with only one objection, which has since been retracted in turn for a letter of support from the Bishopton Community Council. This application seeks to demonstrate locational need for the approval of a smallholding with dwellinghouse on the proposed site. 1.3 OBJECTIVE Appointed by a private client, the primary objective for Framed Estates and the applicant is to propose a 2 storey dwellinghouse of high quality design, low emission, and high sustainability that allows the client have residence on their smallholding. 1.3 RESOURCES The planning application proposals have been designed in context to local and national best-practice recommendations including: Local Development Plan 2021 published by Renfrewshire Council Local Development Plan New Development Supplementary Guidance 2022 published by Renfrewshire Council National Planning Framework 4 published by the Scottish Government CALDER, HOUSTON ROAD, BISHOPTON
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CALDER SMALL HOLDING HOUSTON ROAD, BISHOPTON CONTEXT & BACKGROUND 2.0
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10 11 Design Statement | September 2023Framed Estates LTD CONTEXT & BACKGROUND 2.1 LOCATION & CONTEXT CONTEXT & BACKGROUND 2.1.1 BISHOPTON Bishopton is a large village in Renfrewshire located around 2 miles West of Erskine - with a population of 8000 people - and lies to the South of River Clyde, which can be crossed via the Erskine bridge. Bishopton is popular with locals and visitors as attractions include Ingliston Country Club, Blantyre Monument and Mar Hall Golf and Spa Resort. The village has a rich history that dates back to the Antonine Era, with a Roman Fort discovered in 1949. Bishopton also played an important role in the Second World War, having been the site of the Royal Ordnance Factory, that manufactured explosives for the war effort. The site is located on the North West edge of the village and is surrounded by fields on 3 sides, within an existing row of dwellings on a well defined plot with clear boundary edges. 2.1.2 Wider Context Bishopton is easy to reach, accessible from the M8 motorway and with excellent train service. Additionally, it is located four miles North West of Glasgow Airport, Paisley, which provides the perfect connection for domestic and international transport. Aerial view of site Wider Context Ingliston Equestrian Centre Erskine Golf Club Bishopton Cemetery Our Lady of Lourdes Catholic Church Dana Villa Bishopton Primary School Good Shepherd Centre Blantyre Monument Whitemoss Dam Site View
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12 13 Design Statement | September 2023Framed Estates LTD 2.2 HISTORY 2.2.1 HISTORY Bishopton is a large village in Renfrewshire which was created in 1840 by the connection of two hamlets named Blackstown and Easter Rossland. The name “Bishopton” comes from a nearby house of a local Brisbane family which was called Bishopton House. The house later found use as “Good Shepherd Centre” and latterly the “Cora Foundation”. 2.2.2 ROYAL ORDNANCE FACTORY During the Second World War, a large explosive manufacturing factory was erected in Bishopton. The farmland where the factory was located was acquired by compulsory purchase order. Over 2,000 acres of land from 7 farms were used to build. The southern end of the site included most of the land formerly used by the First World War National Filling Factory, Georgetown. The ROF was privatised and sold to British Aerospace (now BAE Systems) in 1984. Since then, it was scaled down and BAE has shut most of the site. 2.2.3 DARGAVEL VILLAGE In 2005, BAE Systems proposed to use a large part of the former Royal Ordnance Factory site to build new housing, which would double the size of the existing village. The new housing development was approved in 2008, and by 2016 the majority of the decontamination work and significant building works had been completed. The total number of houses in Bishopton had risen from 2500 to nearly 4000 by this point in time. CONTEXT & BACKGROUND CONTEXT & BACKGROUND Digima ight 2022. FOR EDUCATIONAL USE ONLY. Circa 1990Circa 1950Circa 1860 Digima ight 2022. FOR EDUCATIONAL USE ONLY. Digima ight 2022. FOR EDUCATIONAL USE ONLY.
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14 15 Design Statement | September 2023Framed Estates LTD 2.3 CHARACTER CONTEXT & BACKGROUND CONTEXT & BACKGROUND 2.3.1 CHARACTER The materiality and character of the nearby building are well defined and follow the rhythm of a quiet countryside settlement. The most prominent material is a white render. The proposed building will be located within a row of 3 similarly looking cottages, all of which around about 80 years old. On the opposite side of the road, there is located Ingliston House - a large residential building which serves as a hotel. 2.3.2 MATERIALS Surrounding buildings are consistent in terms of materiality, as the external walls are covered with white render and the light grey slate is covering the roof of each cottage house. The window frames are white; however, the doors are in a much darker colour. The main differences can be observed in the colours used for building plinths, doors, sills, and chimneys. Plans of the buildings show much bigger diversity in shape; however, the proposed materials bring them together to the same rural style. Crossways Beech house West Cottage Ingliston House
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16 17 Design Statement | September 2023Framed Estates LTD 2.4 SURROUNDING DEVELOPMENT CONTEXT & BACKGROUND CONTEXT & BACKGROUND 2.4.1 FORMAKIN HOUSE Formakin House is an early 20th- century mansion and estate in Renfrewshire and is located 1.2 miles south of the Firth of Clyde and 1.6 miles west of Bishopton. Designed by Robert Lorimer for wealthy businessman John Holms. The main house was never completed. In 1990 restoration of the estate buildings were completed. The house is protected as a category A listed buildings and other structures are category B listed. Between 1988 and 1999 the estate buildings were restored and converted into 17 private dwellings. 2.4.1 DARGAVEL VILLAGE In 2005, BAE Systems and Redrow submitted a proposal to use a large part of the site for new housing development which would double the size of Bishopton. This proposal raised concerns of residents about the contamination that was likely to be found on the site. In December 2008 Renfrewshire Council granted outline planning consent for the development and detailed planning consent for related motorway junction off the A8/M8. In early 2016, following decontamination work a significant portion of the development had been completed, with several houses (total number of dwellings rose from 2500 in 2008 to 4000 in 2019. The village is known as a “community growth area”, meaning the only developments within this area must be associated with housing and community development, such as schools, small grocery stores, and outdoor activity spaces. DARGAVEL VILLAGE EXTRACTED FROM LOCAL DEVELOPMENT PLAN
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18 19 Design Statement | September 2023Framed Estates LTD 2.5 CONSTRAINTS CONTEXT & BACKGROUND 2.5.1 SUN PATH The site sits south of a hamlet. The southeast and southwest boundary of the site is defined by a strong line of mature trees, which screens the site from farming land and nearby cemetery to the south. 2.5.2 PREVAILING WIND The proposed site is shielded from the prevailing wind by the mature tree line along the southwest boundary and an established hedge to the west. This hedge fronts Houston Road. 2.5.3 ACCESS The site is accessed directly from Houston Road; a typical country road. There are no formal pavements on this road but rather a verge on either side. The road leads to a recess allowing access to the proposed site and farmland to the southwest. This recess gives the opportunity to create clear visibility splays. SUN PATH PREVAILING WIND CONTEXT & BACKGROUND PROPOSED SITE ANALYSIS
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20 21 Design Statement | September 2023Framed Estates LTD 2.6 GREEN BELT CONTEXT & BACKGROUND CONTEXT & BACKGROUND 2.6.1 GREEN BELT DEVELOPMENT In the past 10 years, Renfrewshire Council has approved a handful of larger scale developments across the greenbelt throughout Renfrewshire. The following diagrams highlight greenbelt areas that have had approved planning (including planning in principle) for residential developments in the past 10 years. According to the Renfrewshire Local Development Plan (2021) and New Development Supplementary Guidance (2019), these proposals have demonstrated “outstanding quality of design, are of an appropriate scale within its setting and make a positive contribution to the site and surrounding area.” ELDERSLIE HOUSTON HOUSTON JOHNSTONELINWOOD BRIDGE OF WEIR KILBARCHAN KILBARCHAN LOCHWINNOCH CROSSLEE “According to the ICM Research Survey, 36% of potential house buyers would not consider a new build house based on the quality. Out of the 293 schemes audited by the CABE Housing Audit (2020) over 5 years, 82% failed to meet design quality criteria.” - CABE, 2020. These examples show that Renfrewshire Council approves new build housing within the greenbelt. Therefore this proposal, for a single exceptionally designed new build family home, is not dissimilar to the hundreds of homes already approved within the greenbelt. The following pages show some examples of developments with approved planning permission, pre-planning or a proposal of application notice has been registered within the greenbelt across Renfrewshire. “Every building is unique. No two are the alike. We are creating an experience. It starts when you see the building from a distance.” - Helmut Jahn, Architect
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22 23 Design Statement | September 2023Framed Estates LTD CONTEXT & BACKGROUND CONTEXT & BACKGROUND ELDERSLIE HOUSTON KILBARCHAN LINWOOD ABBEY ROAD DEVELOPMENT, ELDERSLIE Erection of residential development with associated access, infra- structure and landscaping Application no. - 16/0901/PP Date - September 2018 Decision - Granted with conditions Details of equipped play area and amenity space; boundary walls and fences Application no. - 18/0747/PP Date - April 2019 Decision - Approved WOODEND GREEN DEVELOPMENT, HOUSTON Residential development with associated access earthworks, infra- structure and landscaping Application no. - 19/0399/NO Date - August 2019 Decision - Granted with conditions Erection of residential development with associated access, land- scaping and other associated works Application no. - 19/0626/PP Date - February 2022 Decision - Granted with conditions MILLIKEN ROAD, KILBARCHAN Erection of 18 residential units comprising of 2-storey cottage flats Application no. - 17/0750/PP Date - March 2018 Decision - Granted with conditions Granted planning permissions within greenbelt within the last 5 years. JOHNSTONE HOSPITAL, LINWOOD Erection of residential development with landscaping, infrastructure and associated works Application no. - 17/0154/NO Date - March 2017 Decision - Approved Erection of 110 two storey dwellinghouses, associated landscaping, infrastructure and associated works Application no. - 18/0211/PP Date - January 2019 Decision - Granted with conditions
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24 25 Design Statement | September 2023Framed Estates LTD Johnstone Kilbarchan Brookfield Houston Linwood Crosslee Bridge of Weir Elderslie Howwood 2.6.2 GREEN BELT DEVELOPMENT The map adjacent shows some of the areas where Renfrewshire council has approved planning, pre-planning or a proposal of application notice has been registered for greenbelt development. These sites will house between 4 and 200 dwellings. The majority of these developments happen on the edge of conservation villages such as Kilbarchan, Bridge of Weir and Houston, with Bridge of Weir having the most approved developments in greenbelt areas than any other area of Renfrewshire. Most of these sites are brought forward by big developers such as Taylor Wimpey, Cala Homes, and Bellway, who use a catalogue of designs across the UK. For example; the Blair House by Taylor Wimpey that can be found in Linwood as well as East Kilbride, Cambuslang, and Edinburgh. The Kennedy by Cala Homes can be found in Houston, but also Erskine, Bishopbriggs, and Aberdeen. The map opposing shows the green belt development around Bishopton. The locations of the approved planning applications over the past 10 years have been highlighted, with 631 total flats and dwellings (61 flats, 570 dwellings). “THE KENNEDY” BY CALA HOMES “THE BLAIR” BY TAYLOR WIMPEYGREEN BELT DEVELOPMENT ACROSS RENFREWSHIRE GREEN BELT DEVELOPMENT IN BISHOPTON 17/0820/CL 18/0413/PP 14/0218/PP 19/0142/PP 15/0188/PP 12/0343/PP PROPOSED SITE 16/0403/PP Erection of 8 dwelling houses & 31 flats APPROVED Erection of 49 sheltered retirement apartments APPROVED Erection of 102 dwelling houses & 30 flats APPROVED Erection of 224 dwelling houses APPROVED Erection of 49 dwelling houses APPROVED Erection of 89 dwelling houses APPROVED Erection of 49 dwelling houses APPROVED Bishopton Green Belt Boundary Green Belt Boundary PROPOSED SITE APPROX. 3.8 MILES NORTH OF HOUSTON Green Belt Development CGA
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CALDER SMALL HOLDING HOUSTON ROAD, BISHOPTON POLICY GUIDANCE 3.0
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28 29 Design Statement | September 2023Framed Estates LTD 3.1 LOCAL DEVELOPMENT PLAN POLICY GUIDANCE 3.1.1 LOCAL DEVELOPMENT PLAN “The Renfrewshire Local Development Plan (LDP) sets out an ambitious Spatial Strategy that provides a framework for the protection and enhancement of Renfrewshire’s diverse natural environment and built and cultural heritage assets, the delivery of economic and infrastructure investment and it guides the future use of land to assist in creating strong communities and attractive places.” According to the Renfrewshire LDP the existing site is situated within a designated green belt location for which LDP provides additional policies that need to be met in term of receiving planning permission as well as development should be aligned with general policies set out by the council. POLICY GUIDANCE LDP Map
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30 31 Design Statement | September 2023Framed Estates LTD 3.2 POLICIES POLICY GUIDANCE 3.2.1 LOCAL DEVELOPMENT PLAN Site analysis was carried out and a favoured location was chosen, taking advantage of all the land has to offer, while being sympathetic to the landscape and the surroundings and in accordance with the Renfrewshire Local Development Plan and associated policies. 3.2.2 NATIONAL PLANNING FRAMEWORK 4: POLICY 8 (A) Development proposals within a green belt designated within the LDP will only be supported if: ii) the following requirements are met: • The purpose of the green belt at that location is not undermined; The plot is currently a vacant site, having grown wildly and naturally for years. The surrounding greenbelt is used for agricultural purposes, which the proposed development will be used for. Through the intentions of the client, the proposal will include -where possible - ways to increase bio-diversity to allow the site to be continuously used by insects and animals that currently reside on the site. The use of bat/bird boxes will provide safe places for these animals to nest, in turn increasing the natural population. The use of shrub planting will allow burrowing places for small animals like mice and rabbits away from the dangerous road. The use of wild flower planting will increase the bee population, which in turn will allow pollination of plants further than the boundary of the garden. The introduction of a SUDS pond will allow frogs and other insects to be introduced to the site, increasing the diversity of the site. The client wishes to utilise the site to grown fruits and vegetables which cannot be accomplished in a small urban setting. • The proposal is compatible with the surrounding established countryside and landscape character; The proposal for a small holding is fitting on the site as the land is currently denoted for agricultural purposes only. The inclusion of a dwellinghouse to allow the client to stay on the small holding would not look out of place given the clearly defined plot and neighbouring houses. The dwellinghouse is of high quality design that is sympathetic to the surrounding character and landscape. • The proposal has been designed to ensure it is of an appropriate scale, massing and external appearance, and uses materials that minimise visual impact on the green belt as far as possible; The use of natural materials throughout the design of the proposal allows the dwelling to blend into the landscape, nestled behind an existing row of hedges allowing for minimum visual impact from the road. The existing trees on the site allow the building to be hidden from other viewpoints. The building itself is not greater in scale to the large developments neighbouring the site, allowing them to remain prominent in place, giving passers by a feel for the elegance that is Ingliston Country Club located nearby. As for location, the plot has been defined for many years - almost as if it was meant to be a part of the existing row of dwellings on the street, but nothing was ever built. The addition of a dwelling in this plot would not look out of place, more like it was filling a gap that has always been there. • There will be no significant long-term impacts on the environmental quality of the green belt. The proposal seeks to have minimum impact on the environment and in turn the greenbelt associated with this area. The proposal will integrate - where possible - the highest quality design in order to create a sustainable, low impact, net zero dwelling. Inspired by Passive House design, the dwelling will utilise renewable energy sources and natural heating and cooling methods to reduce fuel consumption and carbon footprint such as MVHR, photovoltaic solar panels, air source heat pump, rainwater harvesting, underfloor heating, and brise soleil. Sustainability goes beyond just the building, the proposal seeks to increase bio-diversity through the inclusion of wild flower patches, scrub planting, bat/bird boxes, and SUDS pond. By including these spaces for nature to thrive, the disruption to the ecosystem should be minimal and encouraging of growth. The existing trees on the site will remain untouched to allow birds and other nesting creatures to remain on site throughout the construction process. Existing Site in Context POLICY GUIDANCE Green Belt Development Criteria All development proposals within the green belt will be assessed against guidance to ensure traffic and access infrastructure can be sensitively accommodated, and that there is careful consideration of the setting, design and scale of any buildings and infrastructure. Response The proposed dwelling-house is located on a plot directly adjacent to an established community of three existing homes. It is also in close proximity to Ingliston Country Club and Bishopton Cemetery. In this way, the traffic and access infrastructure are already in place to support minor development in this area. Response The proposal is of a bespoke design specifically for the applicant’s site. It has been sensitively created with the character of the landscape and surrounding area in mind. The adjacent homes are primarily clad in white render with slate roofs. This colour palette has been carried across to the design for the new home, through the use of buff brick, and the introduction of grey zinc roofing acknowledges the existing slate roofs while giving the new building a contemporary edge. The land is naturally defined aligning with the three neighbouring domestic plots, and the proposal has been designed to follow the scale of the these adjacent buildings. Response The proposed use of the site is a small holding where the client intends to grow fruit and vegetables. This cannot be achieved in a small urban setting such as a flat or a house with small amenity space. Housing in the Green Belt Residential development proposals will be considered where they demonstrate outstanding quality of design, are of an appropriate scale within their setting and make a positive contribution to the site and surrounding area. The proposal should integrate with, complement and enhance the established character of the area and have no significant detrimental impact on the landscape character. Policy ENV 1 - Green Belt The green belt in Renfrewshire maintains the identity of settlements, protects and enhances the landscape setting of an area and protects and promotes access opportunities to open space across Renfrewshire in line with Clydeplan Policy 14 and the green belt objectives of Clydeplan. 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 the following uses: agriculture, woodlands and forestry, and horticulture. Renfrewshire’s Places: Residential Design Guide The setting of buildings within plots can have an impact on the character of a place. The plot width, distance of the buildings from the edge of the plot and the distance between buildings should all be considered. In order to provide adequate private open space an indicative guidelines of 70:30 open space to plot coverage for detached dwellings. A minimum separation distance of 4m is suggested from gable to gable. Response The proposed plot has taken the scale of the neighbouring buildings into account, thus leaving 66% amenity space which will be used predominantly for growing vegetables, rotational wildflowers and a grazing field. The dwellinghouse is situated more than 4m from the boundary edges, creating a separation of more than 4m between the proposed and the neighbouring property.
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32 33 Design Statement | September 2023Framed Estates LTD 3.3 SUSTAINABILITY POLICY GUIDANCE 3.3.1 SUSTAINABILITY Energy consumption and sustainability principles are at the forefront of this design proposal. As an ongoing process, the sustainability of this proposed development is 2-fold: (1) Fabric energy efficiency and (2) Renewable energy generation. The energy vision for this proposed development will be to surpass national requirements for new homes, such as the ambitious improved building emissions rate and space heating demand requirement for Aspect Gold level 1 and 2. For example, a Carbon Neutral heating and hot water system will be carefully chosen to meet the 27% improvement requirement for dwelling emissions rate. It is the clients intention to progress with energy efficient technology, including, but not limited to, the following means of integrated sustainability construction: • Mechanical Ventilation and Heat Recovery (MVHR) • Air or Ground Source Heat Pump Technology (A/GSHP) • Solar photo-voltaic systems (PVs) • Rainwater soak-away drainage • Rainwater harvesting • BFRC certified glazing • Prioritise the operational outcome of the BREEAM and SAP Assessments The proposed building fabric will also be reviewed at critical stages, as there is a significant level of glazing proposed. Focussing on improving the glazing specification to meet the sustainability requirements will prove to be pivotal in achieving an effective sustainable solution. These sustainability issues raised are not exhaustive but rather set out key areas that are currently being explored and developed. MVHR UNIT TRIPLE- GLAZED WINDOWS RAINWATER HARVESTING A mechanical ventilation heat source recovery (MVHR) unit provides a continuous source of ventilation that extracts stale, moisture-laden air and resupplies fresh filtered air back into the building. This prevents dampness and mould and allows the user access to fresh air without having to open windows. Triple-glazed argon filled windows reduce noise, prevent heat loss, increase efficiency reducing energy bills, reduce condensation, are harder to break making the home more secure, and have the potential to add value to the property. Gathering of filtered rainwater to be reused either throughout the house via sanitary systems and washing machines, or in the garden for watering plants. POLICY GUIDANCE BRISE SOLEIL UNDERFLOOR HEATING A natural cooling system formed of a permanent sun shading structure, preventing overheating during the summer and providing passive solar gain during the winter. Underfloor heating provides a mix of heat radiated from the floor and convection heat – creating a comfortable and constant temperature between the floor and ceiling when combined with high quality insulation throughout the walls and floors. SOLAR PANELS Solar panels gather and store energy in a battery, commonly found in the attic space, which can be used as a supplementary supply of energy to the house alongside power from the national grid. This reduced the energy bills and carbon footprint. AIR-SOURCE HEAT PUMP DIRECTIONAL GLAZING Air-source heat pumps transfer heat front he outside air to water, which heats the home via radiators and underfloor heating. Heat from the air is absorbed into a fluid. This fluid then passes through a heat exchanger into the heat pump, which raises the temperature and then transfers that heat to water. In order to achieve the most solar gain throughout the year, the dwelling has been designed to have larger windows facing in a more Southward direction that those on the North side. This allows the building to gain as much heat during the peak times of the day, combine with highly insulated walls and other sustainable measures, the dwelling should retain this heat throughout the colder evening, in which the heat should have gradually dissipated due to natural cooling measures, allowing the process to begin again the next morning.
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34 35 Design Statement | September 2023Framed Estates LTD 3.3.2 ENVIRONMENT Sustainability throughout this project goes beyond the physical building. The clients will be looking to get the most out of their plot of land, and are looking to various sustainable options that make sure they have little impact on the natural environment. These options include, but are not limited to, the following; • Wild flower garden A sustainable resource that provides bees, butterflies and other pollinating insects a food source all year round. Wild flower gardens have a more widespread benefit than the immediate surroundings. They can ensure local fruits, vegetables and other crops are pollinated, ensuring they remain pest free, which in turn improves the quality of the product. By providing a stable home and food supply for bees has a large impact too, by allowing them to carry pollen between plants, flowers and cops they are continuing the life span of many spices that would have died out if it wasn’t for this. • Biodiversity Net Gain Biodiversity Net Gain is the term given to a series of preservation measures in a new development that reduces the impact on natural habitats of wildlife and insects, while also improving the existing supply of trees, bushes and natural water features. The idea is that once the lifespan of the house has expired, the biodiversity will be left in a better state than in at the beginning of the building’s life. Developers will work with multiple associations such as the local government, wildlife groups, and other land owners to support their priorities in nature conservation within that area. • Sustainable Urban Drainage Systems It is mandatory for all new builds to incorporate some form of SuDS, however they have more benefits than simply just flood risk management. SuDS ponds can help provide water quality management, provide space for biodiversity and ecology such as frogs and small fish, improve the air quality of an area, reduce waste polluting the water system, and even reduce carbon levels. WILD FLOWER GARDEN SUDS POND BIRD/BAT BOX BIODIVERSITY NET GAIN SCRUB PLANTING ALLOTMENTS Wild flower meadows provide bees, butterflies and other pollinators with food sources throughout the seasons, which in turn helps fruits, vegetables and other crops remain pest free improving the quality of the crop. Sustainable Urban Drainage Systems have more benefits than just flood risk management. SuDS ponds also provide water quality management, provide a space for biodiversity and ecology, can improve air quality and even reduce carbon. Bird/bat boxes provide a safe place for roosting and nesting, a place to raise young, and so sleep during the day. Bats have a tough time finding food and shelter, as many of their natural roosting places have been destroyed. In order to avoid the loss of natural habitats, Biodiversity Net Gain is an approach that leaves biodiversity in a better state than before. Developers work with local governments, wildlife groups, land owners and other stakeholders in order to support their priorities for nature conservation. Natural habitat piles for hedgehogs and invertebrates to live, feed and thrive in. Large rocks provide protection from adverse weather conditions. Space for plants, fruits and vegetables to grow at home, reducing the carbon footprint of meals and improving well-being. Development of small holding layout sketch
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36 37 Design Statement | September 2023Framed Estates LTD 3.4 SMALL HOLDINGS POLICY GUIDANCE 3.4.1 SMALL HOLDINGS A small holding is defined as a piece of agricultural land that typically operates on 50 acres of land or less. The proposed site is 0.56 acres in total. In this case, our client is interested in growing their own fruit and vegetables which all have benefits to the land as well as maintaining a self-sustainable lifestyle. • Home grown produce Home grown produce has multiple benefits from improving health and wellness to reducing your carbon footprint. The exercise from planting and maintaining a vegetable patch and boost in vitamin D from being outdoors will improve to mental and physical health. Produce grown at home also does not require transport from farm to store to table, meaning each plant organically grown has a significantly smaller carbon footprint that anything found in a grocery store. • Rotational wildflower patch Each year, crops need to be rotated to best allow the soil to regenerate natural minerals to yield the best harvest. In order to do this, we have proposed that the vegetable patches not in use that season be used to grow wildflowers that will benefit the ecological system including butterflies and bees. • Raised planters Raising plants such as herbs off of the ground can allow for easier harvesting from faster producing plants. It can also help control the climate of the soil, or be used for natural composting that reduces waste from the dwellinghouse that can be reused in the vegetable patches. POLICY GUIDANCE Development of small holding layout sketches Proposed Site Plan
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38 39 Design Statement | September 2023Framed Estates LTD POLICY GUIDANCE 3.3.3 MATERIALITY AND CONSTRUCTION The building has been designed carefully as to utilise high quality materials and construction techniques, inspired by passive house design, that will reduce the carbon footprint of the building throughout construction, and allow the occupants to live a net zero life for the lifespan of the building. • Insulation Inspired by passive house standards, the external walls, floor and roof will be heavily insulated with high quality insulation to achieve between 0.10 - 0.15 W/(m²K). This will allow the building to naturally retain heat from passive sun during the day and other forms of heating systems. Due to this, the heat losses during the cold periods are minor, allowing the temperature of interior surfaces to remain around the same temperature as the air circulating the space. This leads to high levels of comfort and a reduction in moisture build up throughout the building, which in turn increases the lifespan of the building. • Concrete Where it is required, the contractor will be advised to use a sustainable concrete such as Breedon Eco, which has a lower embodied CO2 content that other traditional concretes. It is also responsibly sourced and carries BREEAM credits that back up the sustainability of the product. • Timber As the dwelling has been designed to have a timber kit, the timber should be sourced locally and sustainably sourced. Timber is a renewable building material, which in Scotland, should meet the Scottish Wood Hold Policy to re-grow more timber than is felled to ensure the future of the woodlands. Timber is also a natural insulator which helps reduce energy needs when used in doors, windows and flooring by increasing thermal insulation. The lightweight design of a timber kit allows for an increase in deadening noise, which reduces noise pollution to the neighbouring buildings. Timber felling also provides local jobs to a wide community, especially when grown and manufactured locally. • Glazing Triple glazed, argon filled windows are the current peak of heat reducing windows available to purchase. They have many benefits including, but not limited to; increased insulation performance, reduced heat loss and cold drafts, reduced noise and sound transmission, reduced condensation, increased energy efficiency, increased durability and rigidity, and increased security. Typical Passive Wall Build Up Attributes to Breedon Eco Concrete Triple Glazed Window Detail Mark of Sustainable Timber Sourcing BEST PRACTICE TO RECYCLE CONSTRUCTION WASTE • Try to reuse as much of the leftover materials as possible. The more of the materials salvaged and reused, the less needs to be separated and brought to a recycling centre. • Separate the materials. The material separation will be a crucial component integral to the whole process. The reason for this is that despite the fact many recycling facilities tend to accept all sorts of materials, some are specialised and won’t take everything (but even if they’re not, it’s still a good idea to have them sorted). • Donate as much as possible. The thing about construction materials is that some of it can be donated, even if the project is not able to reuse it. There are charities that would gladly accept useable materials. • Contact the closest recycling centre. This will help with the setting up process of a SWMP, known what centre accepts what materials. • Check if different types of materials have certain guidelines about recycling. • Ensure collection or transport to the recycling centre. Some of the materials can be deposited in a recycling bank or left in the kerbside box, but others will have to be brought in separately. Alternatively, you can use a rubbish collection service. 3.3.4 REDUCE, REUSE, RECYCLE The construction industry is not well known for their recycling skills. One third of the UK’s total waste is generated by the construction industry – nearly 100 million tonnes of waste per year. However, nearly 90% of Construction and Demolition Waste (CDW) is recovered in the UK. Mainly heavy materials such as brick, concrete and asphalt being broken down and reused as aggregates for roads, as these are the easiest materials to recycle. Known for it’s robustness, plastic makes up a sizable portion of waste through construction, being responsible for 23% of the UK’s total consumption, with 40% of all plastic sent from site to landfill. Plastic is also widely recycled, due to the ease and availability of recycling centres throughout the UK, which is why separation at waste stage is key in reducing plastic waste. KEY REASONS TO RECYCLE CONSTRUCTION WASTE • Save natural resources • Keep compliant with legislation • Reduce CO2 emissions as well as waste levels • Reduce costs of purchasing materials by reusing materials instead • Bring in money by collecting and recycling materials. The best practice for reducing waste sent to landfill is to use a Site Waste Management Plan (SWMP). This can lead to a 15% reduction in on site waste, which translates to 43% less overall waste heading to landfill every year. A SWMP can involve separating construction materials in various skips to allow for easier recycling, as many materials should never see landfill. The following bullet points are tips best used from setting up a SWMP to transporting recyclable goods to the appropriate facilities. These are best used practices that will be used throughout the construction process of this project to reduce waste materials and CO2 emissions. Hierarchy of waste reduction Waste separation as part of SWMP Heavy waste to be recycled into aggregates POLICY GUIDANCE SOURCE REDUCTION RECYCLING COMPOSTING ENERGY RECOVERY LANDFILL INCINERATION
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DESIGN RESPONSE 4.0 CALDER SMALL HOLDING HOUSTON ROAD, BISHOPTON
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42 43 Design Statement | September 2023Framed Estates LTD 4.2 DESIGN DEVELOPMENT DESIGN RESPONSE 4.2.1 DESIGN DEVELOPMENT Before embarking on the design process, both the client and ourselves sought the guidance of the local council’s planning department. Pre- planning responses from multiple planners were positive, stating the site required a design that was “high quality, bespoke design with compliments rather than replicates the three existing houses to the north.” This encouraged research into sympathetic rural materials such as white render and metals, found in agricultural settings. We wanted to take this material palette and bring a contemporary aesthetic to this new built rural family home. Coupled with the material choice,sustainability and energy-efficient technology was also paramount in the early design process, with the client exploring photovoltaic solar panels, MVHR, sir source heat pumps and rainwater harvesting to name a few. Throughout the design process, we have been able to experiment with the unique features of the building. This included the position, the number of dormers, and the location of the linear windows showing a sense of symmetry. The build-line of the existing properties guided the layout of the proposed site while allowing the retention of the mature tree lines. Following the client’s brief of creating a home consisting of a flat roof and a pitched roof, we also experimented with the rear elevation. Option 1: zinc cladding render timber entrance feature Option 2: dormers long linear windows pitched roof on front elevation Option 3: dormer on garage separate garage 3 dormers on front elevation of house Option 4: long linear windows symmetrical single dormer on front elevation Sketch of Proposals DESIGN RESPONSE Option 5: render entrance feature 3 dormers on front elevation Option 6: dormer/entrance fea- ture zinc and render split Option 7: flat roof detached from pitched roof building Option 8: flat roof attached to pitched roof building
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44 45 Design Statement | September 2023Framed Estates LTD 4.3 PROPOSED DESIGN 4.3.1 PROPOSED SITE The chosen site for the small holding is on a relatively flat piece of land. This allows for good accessibility both around the site and also within a proposed dwellinghouse. The design is in keeping with other nearby developments, in terms of two- storey height and pitched roofs. It allows for the proposed massing of the building to harmonise with the localised built environment. However, to address comments from the local planning department, the materials and style of the building and fenestration are contemporary in composition and are chosen to incorporate energy efficient technology. The existing build line is continued allowing into the proposed site allowing for a driveway and off-street car parking, the building footprint and 66% of the site given over to private amenity space that will form the small holding. DESIGN RESPONSE Existing Site Plan Beech House Cemetery West Cottage 57.5m Crossways 55.9m OLD GREENOCK ROAD HOUSTON ROAD CHESTNUT AVENUE DESIGN RESPONSE Proposed Site Plan
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46 47 Design Statement | September 2023Framed Estates LTD 4.3.2 PROPOSED FLOOR PLANS The ground floor plan incorporates the feature entrance hallway, having the statement double staircase that leads you up to the first-floor bedrooms. The ground floor also consists of a double bedroom with an en-suite and a wardrobe/storage space. The bedroom also has access to the outdoor garden. To the left of the ground floor plan, there is the open plan kitchen and dining area that opens to the family lounge and allows access to the outdoor garden space, which embodies a sense of indoor/outdoor expansev . The first floor consists of four double bedrooms including the master bedroom, en-suite and walk-in wardrobe. DESIGN RESPONSE DESIGN RESPONSE Proposed Ground Floor Plan Proposed First Floor Plan
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48 49 Design Statement | September 2023Framed Estates LTD DESIGN RESPONSE 4.3.3 PROPOSED ELEVATIONS Taking the neighbouring dwelling into consideration, the elevations aim to both reflect and be sympathetic to the surrounding environment. The use of buff brick softens the building into the vegetation that surrounds the site. The use of zinc modernises the roof, reflecting a barn-like building that could easily fit into the context of the site. The front elevation is divided horizontally by the brick ground floor, and the zinc roof that drapes over the whole building to create the roof. By dividing the windows with a different textured panel, the illusion of full double height windows is created. This concept allows the building to appear taller than it actually is. This illusion is replicated on the rear elevation, which is a-symmetrical compared to the front elevation. This is emphasised by the flat green roof section of the dwelling, that harmonises with the pitched roof creating one cohesive building. Proposed North-West Elevation Proposed South-East Elevation Proposed North-East Elevation Proposed South-West Elevation
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50 51 Design Statement | September 2023Framed Estates LTD DESIGN RESPONSE 4.3.3 ARTIST IMPRESSION
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SUMMARY This document seeks to give insight into the reasons behind why this planning application has been submitted and how, through meticulous design development and consideration of the wider built environment, the proposals create a sustainable, low-emission small holding.
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54 Framed Estates Ltd STUDIO 5001, MILE END MILL, 12 SEEDHILL ROAD, PAISLEY, PA1 1JS
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LOCATIONAL STATEMENT REVISION A CALDER SMALL HOLDING, HOUSTON ROAD, BISHOPTON, PA7 5NY CONSTRUCTION OF NEW BUILD DWELLINGHOUSE AND SMALL HOLDING - DECEMBER 2023
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32 Locational Statement | December 2023Framed Estates LTD Barnhill Farm Shop Bishopton Market Erksine Riverside Market Swanieston Farm Shop Proposed Small Holding LOCATIONAL STATEMENT 1.0 SHOP LOCAL 1.3 COMMUNITY By shopping at local markets and farm shops, you are investing in the community, and not just via monetary exchange. Social interaction between growers and customers allows the community to grow, creating healthy relationships and encouraging a sense of ownership throughout the wider area. The impact of this has been proven to reduce crime rates and boost the housing market. As per policy 15 of the National Planning Framework 4 document, the proposed small holding would contribute to the 20 minute neighbourhood of Dargavel Village by providing a place for food growth and allotments. The nearest allotment to Bishopton is currently Erksine Community Allotments, which is on the cusp of the 20 minute neighbourhood. There is currently no allotments within Bishopton or Dargavel Village, with the Erskine Allotments being out-with the 20 minute neighbourhood of Dargavel. Renfrewshire Council’s Plan for Net Zero states; “We will work with our communities to identify opportunities for land and assets within their local area to develop local projects which benefit those who live there, e.g. community energy opportunities, food growing, wild flowering and tree planting, flood resilience - connecting people through regenerated local space and tackling inequality through community collaboration.” 1.1 ECONOMY With Bishopton increasing drastically in population throughout the growth of Dargavel Village, the area is becoming more urbanised and small agricultural sites such as the proposed small holding are virtually non-existent. By using the natural advantages of the green belt, a small holding can produce a number or fruits, vegetables, eggs, milk, natural products and more. These are not only great for living a sustainable life, they can also be sold locally at farm shops and markets, keeping a circular economy within Renfrewshire. Shopping locally boosts the economy and each product can be traced from ground to table, creating a trusting community who eat healthily. 1.2 ENVIRONMENT Not only is growing food good for the environment, selling locally also reduces emissions and carbon footprints. Having produce that can be driven from within 5 miles instead of 1,500 miles - the average travel distance of fresh produce in the UK - greatly reduces the emissions used to get fresh food to the table. The map adjacent shows the local farm shops and markets within a 5 mile radius of the proposed small holding. Bishopton Market is the nearest being only 1.7 miles from the proposed small holding, using only 0.1% of road emissions to travel. Barnhill Farm Shop is the furthest away, but still only 4.5 miles away, which uses 0.3% of road emissions. Renfrewshire Council’s Plan for Net Zero states; “We will identify procurement hot spots within the Council’s supply chains, activities and operations to maximise circular economy opportunities; optimise local supply chains; and identify areas where we can reduce carbon in the products and services we buy through innovative procurement.”
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54 Locational Statement | December 2023Framed Estates LTD LOCATIONAL STATEMENT 2.0 WHY A SMALL HOLDING? 2.1 PRODUCTIVITY In Scotland, land is one of the greatest resources, but is always under pressure to meet the demands for food and drink, economic contribution, fuel and energy, and housing, while allowing biodiversity to flourish. Smallholdings can produce more food per acre than large industrial farms. This is mainly due to the benefits of using the same plot of land for more than one product - for example using a fruit orchard as a pen for sheep, chickens and bees. Crop output has been proven to benefit from these inter-relationships with different species. Renfrewshire Council’s Plan for Net Zero states; “We will embed community wealth building into our procurement practices to ensure a local-centred approach which redirects wealth back into the local economy and provides opportunities and benefits into the hands of local people” 2.2 ENVIRONMENTAL Varied activities on a mixed smallholding allows and encourages more biodiversity, which has greater environmental benefits, mostly from the lack of toxic pesticides and synthetic materials. Many who own smallholdings experiment with low- impact technologies, especially when it comes to harvesting. There are significantly less emissions when harvesting by hand as opposed to using heavy machinery. Renfrewshire Council’s Plan for Net Zero states; “We will optimise biodiversity and nature locally to enhance our natural environment and maximise green economic opportunities while planning and preparing for impacts of climate change” 1.3 PERSONAL Maintaining a smallholding offers many physical and mental challenges to any owner, but these demanding challenges are healthy, creative, outdoors and close to nature. Many aspects that those within Bishopton and Dargavel Village will never experience. The rewards are social, environmental, and allow for a greater independence from commercial pressures. With time and growth, a personal challenge can turn into a great benefit for the local community. Being able to grow food and produce to sell within 1.7 miles at Bishopton Market, to locals that can walk from their door to the market, and tackle the cost of living crisis is another great reason to own a small holding. The majority of residents in Bishopton and Erskine rank in the 5th or below decile on the Scottish Index of Multiple Deprivation, meaning many are living on or below the bread-line. Providing access to fresh, locally sourced food will have a major impact on those people’s lives.
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76 Locational Statement | December 2023Framed Estates LTD LOCATIONAL STATEMENT 3.0 RESIDENTIAL NEED 3.1 LIVESTOCK WELFARE The welfare of livestock on a smallholding benefit from the close proximity of the dwelling house. Routine daily tasks such as feeding, watering, egg collection and change of bedding can be undertaken easily together with supervision of health, behaviour, and diet. 3.2 SECURITY Agricultural theft is a significant issue. In 2022 alone the value of livestock theft was £2.7m according to figures from the NUF. The close proximity of the house on a smallholding plot is a significant deterrent to crime. Adjacent properties also contribute to informal neighbourhood supervision. 3.3 SETTELMENT The proposed smallholding development is within an established settlement area. Close by is Ingliston Equestrian centre and immediately to the west is a light industrial development. To the south is a cemetery. As shown on the attached plan the plot extends the existing settlement pattern by one unit towards the cemetery. The plot and house pattern reinforce the character of the area. It is on the edge of the town envelope immediately adjacent to agricultural land and is an appropriate neighbourly use and transition between the town and the countryside. Well-established Ingiliston House Active Agricultural Field Active Leisure Resort - Ingilston Country Club Established settlement pattern Active Light Industrial Plot Bishopton Village Bishopton Cemetery “A smallholding is an appropriate neighbourly use and transition between the town and the countryside.”
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Framed Estates Ltd STUDIO 5001, MILE END MILL, 12 SEEDHILL ROAD, PAISLEY, PA1 1JS
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Dear Mr MacKenzie, I am writing to you regarding planning application number 23-0496-PP, a small-holding located on the Southwestern boundary of West Cottage, Houston Road, Bishopton. As the owner of a well-established farm shop in Barnhill, I am always looking for locally grown produce within Renfrewshire to encourage shopping locally. This includes purchasing produce from small holdings across the county. As the largest sustainable grocers in Renfrewshire, I am critically aware of how important independent small holdings can impact Bishopton, Erskine and other towns and villages within Renfrewshire. I fully support the above-mentioned application, as purchasing produce from within Renfrewshire would encourage a circular local economy, reduce emissions, promote healthy habits, and encourage sustainable living. I believe the plot of land that the owners have purchased will be a fantastic location for a small-holding, close enough to local amenities where they may also wish to sell their produce. The uncontaminated soil will provide plenty of nutrients to get them started almost immediately. Kind regards, James Mackie Managing Director Barnhill Farm Shop Barnhill Farm Shop Houston Road, Inchinnan, Renfrew, PA4 9LU Barnhill Farm Shop Houston Road, Inchinnan, Renfrew, PA4 9LU FAO Andrew MacKenzie Planning Officer, Development Management Chief Executive’s Service Renfrewshire House, Cotton Street, Paisley, PA1 1JD
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1 Andrew MacKenzie From: Sent: 05 October 2023 12:59 To: Andrew MacKenzie Cc: Land Subject: 23/0496/PP Follow Up Flag: Follow up Flag Status: Flagged Hi Andrew please see below letter of support for our planning application from bishopton community council. Would it be possible to have this uploaded to the planning portal? Best wishes Derek Calder On 29 Aug 2023, at 16:46, John Mackintosh wrote: Hi Stacey, I know David intended replying to you, but I also know he is very busy with the school situation and Renfrewshire Council so I hope this will suffice. I have spoken with David and we are content that you pursue your planning application as defined in your original planning application. Bishopton council had initially objected to this but on receiving further information have decided that the aesthetics of the proposed building are insignificant against the proposed green credentials. Because this build is on a plot previously assigned to a single family home, (as the other three houses in the row are) Bishopton Community Council are content that this building proceeds, conditional that this is not seen as a green light for further “green belt” development. Yours sincerely John Mackintosh Sec BCC Cc Chair BCC
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1 Andrew MacKenzie From: j Sent: 13 October 2023 09:51 To: Andrew MacKenzie Cc: 'derek' Subject: FW: 653 / Calder Residence / Planning Application Support Good morning Andrew, Planning Application No. : 23-0496-PP Location: Site on South Western Boundary of West Cottage, Houston Road, Bishopton Can you please upload the email below of support from Councillor James MacLaren for the Calder family onto the portal? Kind regards, Jay McAllister Part ii Architectural Designer March (Hons) For and on behalf of F R A M E D E S T A T E S Ltd ARCHITECTURAL SERVICES AND PROPERTY DEVELOPMENTS T: 0141 406 8077 E: W: www.framedestates.com A: Framed Estates, Studio 5001, Mile End Mill, 12 Seedhill Road, Paisley PA1 1JS FRAMED ESTATES Ltd is a Private Limited Company Registered 393760 VAT Registered 230179238 This email may contains confidential or legally privileged information and is intended solely for the addressee. If you have received this email in error, please notify the sender immediately and delete the email. This communication is provided for information purposes only and does not form any part of a contract or agreement. Any comments or statements made herein do not necessarily reflect those of Framed Estates Ltd. This email message and any attached files have been scanned for the presence of computer viruses prior to leaving the Framed Estates Ltd network. Framed Estates Ltd will not be liable for direct, special, indirect or consequential damages arising from the contents of this message by a third party or as a result of any virus being passed on. From: James MacLaren Sent: Wednesday, October 11, 2023 9:31 AM To: Cc: ' Subject: Re: 653 / Calder Residence / Planning Application Support
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2 Hi, I have no objection. Regards, James Sent from my phone. Apologies for any mistakes. Councillor James W.H. MacLaren Conservative & Unionist Party Ward 11 - Bishopton, Bridge of Weir & Langbank Tel. 03003001291 Mobile. www.facebook.com/councillormaclaren From: Sent: Wednesday, October 11, 2023 11:14:14 AM To: Cc: 'Admin' Subject: RE: 653 / Calder Residence / Planning Application Support Good morning James, Planning Application No. : 23-0496-PP Location: Site on South Western Boundary of West Cottage, Houston Road, Bishopton Following up from the email sent to you regarding the Calder Family’s planning application, we were wondering if you had any further thoughts? Many thanks in advance. Kind regards, Jay McAllister Part ii Architectural Designer March (Hons) For and on behalf of F R A M E D E S T A T E S Ltd ARCHITECTURAL SERVICES AND PROPERTY DEVELOPMENTS T: 0141 406 8077 E: : www.framedestates.com A: Framed Estates, Studio 5001, Mile End Mill, 12 Seedhill Road, Paisley PA1 1JS FRAMED ESTATES Ltd is a Private Limited Company Registered 393760 VAT Registered 230179238 This email may contains confidential or legally privileged information and is intended solely for the addressee. If you have received this email in error, please notify the sender immediately and delete the email. This communication is provided for information purposes only and does not form any part of a contract or agreement. Any comments or statements made herein do not necessarily reflect those of Framed Estates Ltd. This email message and any attached files have been scanned for the presence of computer viruses prior to leaving the Framed Estates Ltd network. Framed Estates Ltd will not be liable for direct, special, indirect or consequential damages arising from the contents of this message by a third party or as a result of any virus being passed on.
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3 From: James MacLaren Sent: Thursday, September 21, 2023 6:44 PM To: jay. Cc: Subject: Re: 653 / Calder Residence / Planning Application Support Hi Jay, Many thanks for sending me this information. I will have a read through and a think about this. Regards, James Sent from my phone. Apologies for any mistakes. Councillor James W.H. MacLaren Conservative & Unionist Party Ward 11 - Bishopton, Bridge of Weir & Langbank Tel. 03003001291 Mobile. www.facebook.com/councillormaclaren From: Sent: Thursday, September 21, 2023 12:53:31 pm To: James MacLaren Cc: Subject: 653 / Calder Residence / Planning Application Support Dear Cllr James MacLaren, Planning Application No. : Location: Site on South Western Boundary of West Cottage, Houston Road, Bishopton We are writing to you on behalf of our client’s, the Calder family, who have recently been refused planning to build a singular family home on a vacant plot of land on the edge of Bishopton. As they have been refused, they are entitled to submit a new application for the same site. This experience has encouraged our clients to establish a small holding. The new application will include a self- sustainable, carbon neutral small-holding, allowing the Calder family to do their part to reduce climate impact. The new application will take all points made in the report of handling of the previous application into consideration while striving to achieve “exceptional” design status, complying with NPF4, ENV1, the Local Development Plan, and the New Development Supplementary Guidance (2022) We have attached a letter detailing in full the timeline of the previous application and how the Calder family were unfairly treated throughout the process. Since the first application, the Calder’s have received support from both neighbours of the site and Bishopton Community Council. We would appreciate if you read through the new application and the attached letter and gave confirmation of your support.
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4 Application link: https://pl-bs.renfrewshire.gov.uk/online- applications/applicationDetails.do?activeTab=summary&keyVal=S0KGCWMWJVA00 Kind regards, Jay McAllister Part ii Architectural Designer March (Hons) For and on behalf of F R A M E D E S T A T E S Ltd ARCHITECTURAL SERVICES AND PROPERTY DEVELOPMENTS T: 0141 406 8077 E: : www.framedestates.com A: Framed Estates, Studio 5001, Mile End Mill, 12 Seedhill Road, Paisley PA1 1JS FRAMED ESTATES Ltd is a Private Limited Company Registered 393760 VAT Registered 230179238 This email may contains confidential or legally privileged information and is intended solely for the addressee. If you have received this email in error, please notify the sender immediately and delete the email. This communication is provided for information purposes only and does not form any part of a contract or agreement. Any comments or statements made herein do not necessarily reflect those of Framed Estates Ltd. This email message and any attached files have been scanned for the presence of computer viruses prior to leaving the Framed Estates Ltd network. Framed Estates Ltd will not be liable for direct, special, indirect or consequential damages arising from the contents of this message by a third party or as a result of any virus being passed on. Renfrewshire Council Website -http://www.renfrewshire.gov.uk This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. Renfrewshire Council may, in accordance with the Telecommunications(Lawful Business Practice) (Interception of Communications) Regulations 2000, intercept e-mail messages for the purpose of monitoring or keeping a record of communications on the Council's system. If a message contains inappropriate dialogue it will automatically be intercepted by the Council's Internal Audit section who will decide whether or not the e-mail should be onwardly transmitted to the intended recipient(s). Renfrewshire Council Website -http://www.renfrewshire.gov.uk
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5 This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. Renfrewshire Council may, in accordance with the Telecommunications(Lawful Business Practice) (Interception of Communications) Regulations 2000, intercept e-mail messages for the purpose of monitoring or keeping a record of communications on the Council's system. If a message contains inappropriate dialogue it will automatically be intercepted by the Council's Internal Audit section who will decide whether or not the e-mail should be onwardly transmitted to the intended recipient(s).
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FAO Andrew MacKenzie Renfrewshire Council By Email 12th October 2023 Dear Andrew Re: 23/0496/PP | Erection of detached two storey dwellinghouse with associated two storey outbuilding and landscaping to operate as smallholding | Site On South Western Boundary Of West Cottage Houston Road Bishopton Our Ref: GLA4380 I refer to your consultation request received in this office on 21st September 2023. The proposed development has been examined from an aerodrome safeguarding perspective and does not conflict with safeguarding criteria. We, therefore, have no objection to this proposal. Manager Glasgow Airport
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SW Public General Friday, 22 September 2023 Local Planner Renfrewshire Council (Planning Authority) Renfrewshire Council Paisley PA1 1AN Dear Customer, SW Boundary Of West Cottage, Bishopton, Bishopton, PA7 5NY Planning Ref: 23/0496/PP Our Ref: DSCAS-0094829-D8P Proposal: Erection of detached two storey dwellinghouse with associated two storey outbuilding and landscaping to operate as smallholding Please quote our reference in all future correspondence Audit of Proposal Scottish Water has no objection to this planning application; however, the applicant should be aware that this does not confirm that the proposed development can currently be serviced. Please read the following carefully as there may be further action required. Scottish Water would advise the following: Water Capacity Assessment Scottish Water has carried out a Capacity review and we can confirm the following: There is currently sufficient capacity in the Blairlinnans Water Treatment Works to service your development. However, please note that further investigations may be required to be carried out once a formal application has been submitted to us. Waste Water Capacity Assessment This proposed development will be serviced by Erskine Waste Water Treatment Works. The nearest public water main is approx. 500m from the proposed site.To allow us to fully appraise the proposals we suggest that the applicant completes a Pre-Development Enquiry (PDE) Form and submits it directly to Scottish Water via our Customer Portal or contact Development Operations. Development Operations The Bridge Buchanan Gate Business Park Cumbernauld Road Stepps Glasgow G33 6FB Development Operations Freephone Number - 0800 3890379 E-Mail - DevelopmentOperations@scottishwater.co.uk www.scottishwater.co.uk
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SW Public General Please Note The applicant should be aware that we are unable to reserve capacity at our water and/or waste water treatment works for their proposed development. Once a formal connection application is submitted to Scottish Water after full planning permission has been granted, we will review the availability of capacity at that time and advise the applicant accordingly. Surface Water For reasons of sustainability and to protect our customers from potential future sewer flooding, Scottish Water will not accept any surface water connections into our combined sewer system. There may be limited exceptional circumstances where we would allow such a connection for brownfield sites only, however this will require significant justification from the customer taking account of various factors including legal, physical, and technical challenges. In order to avoid costs and delays where a surface water discharge to our combined sewer system is anticipated, the developer should contact Scottish Water at the earliest opportunity with strong evidence to support the intended drainage plan prior to making a connection request. We will assess this evidence in a robust manner and provide a decision that reflects the best option from environmental and customer perspectives. General notes: Scottish Water asset plans can be obtained from our appointed asset plan providers: Site Investigation Services (UK) Ltd Tel: 0333 123 1223 Email: sw@sisplan.co.uk www.sisplan.co.uk Scottish Water’s current minimum level of service for water pressure is 1.0 bar or 10m head at the customer’s boundary internal outlet. Any property which cannot be adequately serviced from the available pressure may require private pumping arrangements to be installed, subject to compliance with Water Byelaws. If the developer wishes to enquire about Scottish Water’s procedure for checking the water pressure in the area, then they should write to the Customer Connections department at the above address. If the connection to the public sewer and/or water main requires to be laid through land out-with public ownership, the developer must provide evidence of formal approval from the affected landowner(s) by way of a deed of servitude. Scottish Water may only vest new water or waste water infrastructure which is to be laid through land out with public ownership where a Deed of Servitude has been obtained in our favour by the developer.
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SW Public General The developer should also be aware that Scottish Water requires land title to the area of land where a pumping station and/or SUDS proposed to vest in Scottish Water is constructed. Please find information on how to submit application to Scottish Water at our Customer Portal. Next Steps: All Proposed Developments All proposed developments require to submit a Pre-Development Enquiry (PDE) Form to be submitted directly to Scottish Water via our Customer Portal prior to any formal Technical Application being submitted. This will allow us to fully appraise the proposals. Where it is confirmed through the PDE process that mitigation works are necessary to support a development, the cost of these works is to be met by the developer, which Scottish Water can contribute towards through Reasonable Cost Contribution regulations. Non Domestic/Commercial Property: Since the introduction of the Water Services (Scotland) Act 2005 in April 2008 the water industry in Scotland has opened to market competition for non-domestic customers. All Non-domestic Household customers now require a Licensed Provider to act on their behalf for new water and waste water connections. Further details can be obtained at www.scotlandontap.gov.uk Trade Effluent Discharge from Non-Domestic Property: Certain discharges from non-domestic premises may constitute a trade effluent in terms of the Sewerage (Scotland) Act 1968. Trade effluent arises from activities including; manufacturing, production and engineering; vehicle, plant and equipment washing, waste and leachate management. It covers both large and small premises, including activities such as car washing and launderettes. Activities not covered include hotels, caravan sites or restaurants. If you are in any doubt as to whether the discharge from your premises is likely to be trade effluent, please contact us on 0800 778 0778 or email TEQ@scottishwater.co.uk using the subject “Is this Trade Effluent?". Discharges that are deemed to be trade effluent need to apply separately for permission to discharge to the sewerage system. The forms and application guidance notes can be found here. Trade effluent must never be discharged into surface water drainage systems as these are solely for draining rainfall run off. For food services establishments, Scottish Water recommends a suitably sized grease trap is fitted within the food preparation areas, so the
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SW Public General development complies with Standard 3.7 a) of the Building Standards Technical Handbook and for best management and housekeeping practices to be followed which prevent food waste, fat oil and grease from being disposed into sinks and drains. The Waste (Scotland) Regulations which require all non-rural food businesses, producing more than 5kg of food waste per week, to segregate that waste for separate collection. The regulations also ban the use of food waste disposal units that dispose of food waste to the public sewer. Further information can be found at www.resourceefficientscotland.com I trust the above is acceptable however if you require any further information regarding this matter please contact me on 0800 389 0379 or via the e-mail address below or at planningconsultations@scottishwater.co.uk. Yours sincerely, Angela Allison Development Services Analyst PlanningConsultations@scottishwater.co.uk Scottish Water Disclaimer: “It is important to note that the information on any such plan provided on Scottish Water’s infrastructure, is for indicative purposes only and its accuracy cannot be relied upon. When the exact location and the nature of the infrastructure on the plan is a material requirement then you should undertake an appropriate site investigation to confirm its actual position in the ground and to determine if it is suitable for its intended purpose. By using the plan you agree that Scottish Water will not be liable for any loss, damage or costs caused by relying upon it or from carrying out any such site investigation."
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MEMORANDUM Environment, Housing & Infrastructure Director: Gordon McNeil Tel: My Ref: CH/WH/LF Your Ref: 23/0496/PP Ask For: William Holmes Date: 27 September 2023 To: Gwen McCracken, Development Standards Manager Chief Executive’s Service From: Colin Hunter Environmental Health Manager- Public Health Application Number: 23/0496/PP LOCATION: Site on South Western Boundary of West Cottage, Houston Road, Bishopton “Information recently submitted by the applicant notes a tank is present on the site. While there is no requirement for action at this stage, should ground disturbance uncover any evidence of contamination or unusual materials (e.g., membranes, relict structures, materials with unusual colour/texture/odour, staining/sheens etc) during the proposed works, all work should cease immediately. The applicant should then seek professional advice regarding the ground conditions at the site, and any implications for the proposed development, and notify the Building Standards section of the Council in the first instance.” William Holmes Environmental Health Officer Director of Environment, Housing & Infrastructure: Gordon McNeil Renfrewshire House Cotton Street, Paisley, PA1 1BR www.renfrewshire.gov.uk
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1 Andrew MacKenzie From: Andrew MacKenzie Sent: 01 May 2024 14:18 To: DC Subject: Planning ref: 23/0496/PP - Roads Development Consultation Good afternoon, Could the below correspondence please be inputted into the DMS for application 23/0496/PP as a consultation response from Roads Development. The comments below were originally received in relation to application 22/0583/PP but are also applicable to application 23/0496/PP. Thanks ________________________________ Andrew Mackenzie Planning Officer, Development Management Chief Executive’s Service Renfrewshire House, Cotton Street, Paisley, PA1 1JD Phone: 0141 487 1375 Email: dc@renfrewshire.gov.uk Web: Renfrewshire Council Website Please consider the environment before printing this email. From: John Everett < Sent: Wednesday, March 1, 2023 8:26 AM To: Andrew MacKenzie Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Hi Andrew That’s great A the meeting though we discussed and agreed the inclusion of a 2m wide adoptable footway along the frontage within their control. As well as this ensuring the sightline is kept clear it will part of the walkable link to the cemetery sought by the community from Old Greenock Road path which is important given that Houston Road is become busier Apologies for not raising this again in my last reply Thanks John From: Andrew MacKenzie Sent: 28 February 2023 15:29 To: John Everett Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Hi John, I am now in receipt of the amended plan from the agent regarding the proposed dwellinghouse at Houston Road, Bishopton – please find this attached. Could you please advise if this would meet your approval? Thanks Andrew ________________________________ Andrew Mackenzie
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2 Assistant Planning Officer, Development Management Chief Executive’s Service Renfrewshire House, Cotton Street, Paisley, PA1 1JD Phone: 0141 487 1375 or Email: dc@renfrewshire.gov.uk Web: Renfrewshire Council Website Please consider the environment before printing this email. From: John Everett Sent: 31 January 2023 08:46 To: Andrew MacKenzie < Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Hi Andrew The drawing shows a vis splay of 2.4x75 which isn’t achievable to the north I was under the impression leaving the meeting that they would amend the drawing to the absolute min that we could except on a road with a national speed limit being 4.5x60x1.05m before works commence and commit to felling and grubbing out anything within this not simply trimming it Do you want a defer meanwhile or an objection I would not recommend that this is dealt with by condition as the building contractor mostly only has sight of the drawings not the planning permissions (conditions) and so blissfully ignorant doesn’t comply and its left to later enforcement action……, leading to more work for us Thanks John From: Andrew MacKenzie Sent: 30 January 2023 16:04 To: John Everett Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Hi John, Hope all is well. In relation to the above application, thanks for your assistance on site a couple of weeks ago. Just to follow up on this, could you please send through your completed consultation response. Thanks Andrew ________________________________ Andrew Mackenzie Assistant Planning Officer, Development Management Chief Executive’s Service Renfrewshire House, Cotton Street, Paisley, PA1 1JD Phone: 0141 487 1375 or Email: dc@renfrewshire.gov.uk Web: Renfrewshire Council Website Please consider the environment before printing this email. From: Andrew MacKenzie Sent: 13 January 2023 09:59 To: John Everett Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Hi John, The agents have come back to me and advised that they would like to meet on site on Monday at 3pm. I’ll send you an invitation shortly. Any problems with attending please let me know. Andrew
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3 ________________________________ Andrew Mackenzie Assistant Planning Officer, Development Management Chief Executive’s Service Renfrewshire House, Cotton Street, Paisley, PA1 1JD Phone: 0141 487 1375 or Email: dc@renfrewshire.gov.uk Web: Renfrewshire Council Website Please consider the environment before printing this email. From: John Everett gov.uk> Cc: Gwen McCracken Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Hi andrew Wb16th, Monday or tues after 3 Or thurs before 12im good John From: Andrew MacKenzie < Sent: 11 January 2023 17:40 To: John Everett Hi John, Happy New Year. I hope you had a good break. Regarding Gwen’s email below, would there be a day next week that would suit you best for a site meeting in relation to the above application? Hopefully the meeting would not take up too much time. Stephen provided some initial comments - he advised that the visibility splay on their plan (please find attached) has been drawn incorrectly and in any case does not appear achievable. Stephen also advised that there does not appear to be any obvious solution to enable them to achieve acceptable sightlines. Despite this, the agents (Framed Estates) want to discuss potential alternatives and are pushing for a meeting on site with a Roads officer. I realise that such a meeting might not provide them with the encouragement they are hoping for, but we would really appreciate if you could please attend a meeting on site and offer your advice. Thanks Andrew ________________________________ Andrew Mackenzie Assistant Planning Officer, Development Management Chief Executive’s Service Renfrewshire House, Cotton Street, Paisley, PA1 1JD Phone: 0141 487 1375 or Email: dc@renfrewshire.gov.uk Web: Renfrewshire Council Website Please consider the environment before printing this email. From: Gwen McCracken Sent: 21 December 2022 17:35 To: John Everett
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4 Cc: Andrew MacKenzie Subject: FW: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Hi John Can you advise on availability Thanks Gwen Gwen McCracken Development Standards Manager Chief Executive’s Service Renfrewshire Council Cotton Street, Paisley PA1 1WB Tel: From: Sent: 08 December 2022 17:40 To: Gwen McCracken Cc: ' Andrew MacKenzie ; David Love < 'Chris Hudson' < Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Dear Gwen, Thankyou for your email. Further to last week’s meeting, we are actively reviewing this application proposals in order to enhance the design to an exceptional quality and innovative eco-standard, in order to present a stronger case for the development of this site. Can you forward the details of the Roads contact, and we will seek a site meeting at their earliest convenience. Kind regards, Sheenagh Sheenagh Gray Director/Chartered Architect BArch(Hons)PgDip AAD ARB RIBA RIAS For and on behalf of F R A M E D E S T A T E S Ltd From: Gwen McCracken Sent: 06 December 2022 17:19 To: Cc: ' Andrew MacKenzie
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5 k; David Love <d Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Good evening Sheenagh I refer to our meeting last week regarding the above planning application. As you are aware planning decisions require to be made in accordance with the development plan. As the application site is located within the Green Belt, Policy ENV1 of the adopted Renfrewshire Local Development Plan is applicable. Policy ENV1 identifies the circumstances whereby housing within the green belt can be considered acceptable in principle. As discussed at our meeting the proposed development does not meet these criteria. However it was noted that given the site’s physical characteristics and its proximity to the adjoining dwellings that potentially a dwelling could be formed sensitively within this site that could be read as part of a hamlet without setting a precedent for further encroachment of the Green Belt, given retention of the site’s southern tree lined boundary. However, for the Planning Authority to consider supporting such a development the proposed dwelling would have to be of an exceptional and innovative design quality with the highest of eco standards, sensitive to the site’s setting and the defining characteristics of the local area to justify such a recommendation contrary to the development plan. I must advise you that the current proposal is not of sufficient strength to allow such a recommendation to be put forward to the Planning and Climate Change Policy Board for decision. Furthermore access to the site has raised concerns from my Roads colleagues and I have been advised that the proposed visibility splay of 2.4m x 75m for the vehicular access cannot be achieved. Therefore you may wish to consider arranging a meeting on site with Roads to establish if there is a technical solution to resolve this matter. If you wish to do this please let me know and a meeting can be arranged. However I must advise you that any solution will have to be carefully assessed in terms of its impact on the site’s natural characteristics and whether they would result in an adverse impact on these characteristics and that of the site’s setting. I hope this information is of assistance. Yours sincerely Gwen McCracken Development Standards Manager Chief Executive’s Service Renfrewshire Council Cotton Street, Paisley PA1 1WB Tel: From: Sent: 18 November 2022 15:21 To: Andrew MacKenzie Cc: Gwen McCracken ; 'Admin' Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Andrew, Can we arrange for Tuesday 29th Nov – 3:30pm
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6 Kind regards, Sheenagh Sheenagh Gray Director/Chartered Architect BArch(Hons)PgDip AAD ARB RIBA RIAS For and on behalf of F R A M E D E S T A T E S Ltd From: Andrew MacKenzie Sent: 18 November 2022 14:55 To: Cc: Gwen McCracken ; ' Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Sheenagh, Gwen has now returned to work and I have discussed with her possible dates for a meeting. I am sorry to advise that I am on leave next week. However, we should both be available the following week. The meeting would most likely be on Teams but if you would prefer to meet in person, please let me know. Gwen’s diary is rather full but as things currently stand, we would be available at the following times: - Tuesday 29th Nov – 3:30pm - Friday 2nd Dec – 9:30am - Friday 2nd Dec – 3:00pm. If you could please let me know which of these times would suit you best, I will arrange to set something up. Kind regards ________________________________ Andrew Mackenzie Assistant Planning Officer, Development Management Chief Executive’s Service 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. We are working to keep your applications progressing and to maintain business continuity for customers. Since March 23rd 2020 all planning officers, have been working from home and therefore should you wish to contact an officer please use their email address. If you have a general enquiry, please e-mail dc@renfrewshire.gov.uk or telephone 0141 618 7835. From: Sent: 11 November 2022 16:27 To: Andrew MacKenzie Cc: David Love < ; Gwen McCracken ' Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Appreciate your update, Andrew. We look forward to hearing from you next week. Kind regards,
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7 Sheenagh Sheenagh Gray Director/Chartered Architect BArch(Hons)PgDip AAD ARB RIBA RIAS For and on behalf of F R A M E D E S T A T E S Ltd From: Andrew MacKenzie < Sent: 11 November 2022 14:40 To: Cc: David Love ; Gwen McCracken Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Sheenagh, Apologies for not getting back to you sooner. Unfortunately we are very stretched just now and I am advised to seek a meeting with Gwen’s involvement in the first instance. Hopefully Gwen may be back next week and if so I will try to get something set up. If Gwen remains unavailable then I will see what else can be arranged. I’m sorry again for the delay in this respect and hope this is acceptable for now. I shall be in touch again next week. Mr Hyde – thank you for sending through your own comments and additional documentation. We will be happy to discuss the points raised during our meeting. Kind regards ________________________________ Andrew Mackenzie Assistant Planning Officer, Development Management Chief Executive’s Service 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. We are working to keep your applications progressing and to maintain business continuity for customers. Since March 23rd 2020 all planning officers, have been working from home and therefore should you wish to contact an officer please use their email address. If you have a general enquiry, please e-mail dc@renfrewshire.gov.uk or telephone 0141 618 7835. From: Sent: 08 November 2022 17:20 To: Andrew MacKenzie Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Andrew, Im sorry to hear of Gwen’s situation and trust all is well with time. Keen to progress this dialogue and would be happy to have a teams call/in person meeting with yourself and David. I can be available most days except Thursday, as I teach at college then. Kind regards, Sheenagh Sheenagh Gray
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8 Director/Chartered Architect BArch(Hons)PgDip AAD ARB RIBA RIAS For and on behalf of F R A M E D E S T A T E S Ltd From: Andrew MacKenzie Sent: 08 November 2022 14:49 To: Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Sheenagh, Thank you for your email. Yes, I can confirm that we have deferred the determination of the application to a future meeting of the Planning and Climate Change Policy Board. The next meeting of the Board is scheduled for 24th January. In terms of a meeting, please accept my apologies for the lack of recent contact on this matter. Unfortunately Gwen has had to take some time off due to a family issue. It is possible that she may be back at work next week, but I cannot advise with any certainty as to whether this will definitely be the case. If you are okay to wait a bit longer, I should be able to advise further next week. I have also discussed the matter with our chief planning officer, David Love, who could attend a meeting in Gwen’s absence if need be. I hope the above is acceptable to you in the meantime. Kind regards ________________________________ Andrew Mackenzie Assistant Planning Officer, Development Management Chief Executive’s Service 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. We are working to keep your applications progressing and to maintain business continuity for customers. Since March 23rd 2020 all planning officers, have been working from home and therefore should you wish to contact an officer please use their email address. If you have a general enquiry, please e-mail dc@renfrewshire.gov.uk or telephone 0141 618 7835. From: Sent: 08 November 2022 12:46 To: Andrew MacKenzie Cc: David Love ; Gwen McCracken Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Proposal: Proposal of a domestic new build Location: Houston Road, Bishopton, PA7 5NY Application Type: Planning Permission-Full Application No: 22/0583/PP Dear Andrew, Just a quick follow-up to ask for confirmation of this application decision being deferred to January’s board. Also, are you any closer to arranging a meeting with Gwen and ourselves.
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9 The applicant has appointed Planning Consultant Mike Hyde of MH Planning Associates, who will be in touch shortly. Kind regards, Sheenagh Sheenagh Gray Director/Chartered Architect BArch(Hons)PgDip AAD ARB RIBA RIAS For and on behalf of F R A M E D E S T A T E S Ltd From: Andrew MacKenzie Sent: 21 October 2022 17:17 To: Cc: David Love < ; Gwen McCracken Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Sheenagh, Thank you for advising. I will liaise with Gwen and will get back to you regarding a meeting. I understand Gwen will be back at work next week (notwithstanding the date on the out of office reply you will have received) but she may not be available for a meeting until the following week. However, I will try to get this set up for the earliest available date that I can. Kind regards ________________________________ Andrew Mackenzie Assistant Planning Officer, Development Management Chief Executive’s Service 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. We are working to keep your applications progressing and to maintain business continuity for customers. Since March 23rd 2020 all planning officers, have been working from home and therefore should you wish to contact an officer please use their email address. If you have a general enquiry, please e-mail dc@renfrewshire.gov.uk or telephone 0141 618 7835. From: Sent: 21 October 2022 16:53 To: Andrew MacKenzie Cc: David Love Gwen McCracken Subject: RE: 653/ Planning ref: 22/0583/PP - Houston Road, Bishopton Andrew, Thanks for your email. Our client, Planning Consultant and ourselves feel very strongly about the sympathetic development of this site, akin to your pre-planning response, and would ask for further time to consider our further response. In the meantime, and as mentioned in our last conversation, we would be very keen to meet with yourself and Gwen to discuss this site in more detail. Kind regards,
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10 Sheenagh Sheenagh Gray Director/Chartered Architect BArch(Hons)PgDip AAD ARB RIBA RIAS For and on behalf of F R A M E D E S T A T E S Ltd From: Andrew MacKenzie Sent: 21 October 2022 14:25 To: Cc: David Love ; Gwen McCracken Subject: FW: Planning ref: 22/0583/PP - Houston Road, Bishopton Importance: High Dear Sheenagh, With reference to my email on Tuesday 18th, I would be grateful if you could please confirm today as to whether your client wishes additional time to consider the matters raised below. I am advised by our Chief Planning Officer that the application will be determined at the next meeting of the Planning and Climate Change Policy Board on 1st November unless you advise me today, or at the very latest on Monday morning (24th October), that you would like additional time. If you would like additional time, we can stop the clock on the application in the meantime and put the date of determination back to the next meeting of the Board which is currently scheduled for 24th January. Kind regards ________________________________ Andrew Mackenzie Assistant Planning Officer, Development Management Chief Executive’s Service 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. We are working to keep your applications progressing and to maintain business continuity for customers. Since March 23rd 2020 all planning officers, have been working from home and therefore should you wish to contact an officer please use their email address. If you have a general enquiry, please e-mail dc@renfrewshire.gov.uk or telephone 0141 618 7835. From: Andrew MacKenzie Sent: 18 October 2022 12:29 To: Subject: Planning ref: 22/0583/PP - Houston Road, Bishopton Dear Sheenagh, Following my phone call to you on Friday, please accept my apologies for the delay in getting back to you by email as promised. On assessment of the application and following discussions with my manager, the proposal is considered to raise two particular issues of concern, as follows:
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11 1. The first two criteria of the Council’s guidance for considering new housing in the green belt refers to proposals demonstrating a locational need for the development being sited within the green belt. The application does not appear to demonstrate in this respect that there is a need for the development to be within the green belt. Unless there are considered to be other exceptional reasons that would outweigh the lack of a locational justification, it is unlikely that the application can be supported. 2. On a second matter, the Council’s Roads officers have expressed doubt that the vehicle sightlines shown on drawing 653-AP-102 can be achieved without encroaching on neighbouring land. They advise that the visibility splay should be measured to the edge of the carriageway rather than to the middle of the road and therefore appears likely to cut across the neighbouring land to the north. As discussed, elected members have requested that the application be determined by the Planning and Climate Change Policy Board. The next meeting of the Board is scheduled for 1st November and the likelihood is that the application will be recommended for refusal. However, if you would like more time to consider the above two issues, we can consider instead putting the determination of the application back to the next meeting of the Board, although this is unfortunately not scheduled until 24th January. If you would like us to put back the date of determination so that you can have more time to consider the above matters, please can you let me know by the end of this week. I would also be happy to arrange a meeting with my manager following her return from annual leave if you would consider this beneficial. I will raise this with her on her return next week. Kind regards ________________________________ Andrew Mackenzie Assistant Planning Officer, Development Management Chief Executive’s Service 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. We are working to keep your applications progressing and to maintain business continuity for customers. Since March 23rd 2020 all planning officers, have been working from home and therefore should you wish to contact an officer please use their email address. If you have a general enquiry, please e-mail dc@renfrewshire.gov.uk or telephone 0141 618 7835. Renfrewshire Council Website -http://www.renfrewshire.gov.uk This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. Renfrewshire Council may, in accordance with the Telecommunications(Lawful Business Practice) (Interception of Communications) Regulations 2000, intercept e-mail messages for the purpose of monitoring or keeping a record of communications on the Council's system. If a message contains inappropriate dialogue it will automatically be intercepted by the Council's Internal Audit section who will decide whether or not the e-mail should be onwardly transmitted to the intended recipient(s).
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12 Renfrewshire Council Website -http://www.renfrewshire.gov.uk This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. Renfrewshire Council may, in accordance with the Telecommunications(Lawful Business Practice) (Interception of Communications) Regulations 2000, intercept e-mail messages for the purpose of monitoring or keeping a record of communications on the Council's system. If a message contains inappropriate dialogue it will automatically be intercepted by the Council's Internal Audit section who will decide whether or not the e-mail should be onwardly transmitted to the intended recipient(s). Renfrewshire Council Website -http://www.renfrewshire.gov.uk This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. Renfrewshire Council may, in accordance with the Telecommunications(Lawful Business Practice) (Interception of Communications) Regulations 2000, intercept e-mail messages for the purpose of monitoring or keeping a record of communications on the Council's system. If a message contains inappropriate dialogue it will automatically be intercepted by the Council's Internal Audit section who will decide whether or not the e-mail should be onwardly transmitted to the intended recipient(s). Renfrewshire Council Website -http://www.renfrewshire.gov.uk This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. Renfrewshire Council may, in accordance with the Telecommunications(Lawful Business Practice) (Interception of Communications) Regulations 2000, intercept e-mail messages for the purpose of monitoring or keeping a record of communications on the Council's system. If a message contains inappropriate dialogue it will automatically be intercepted by the Council's Internal Audit section who will decide whether or not the e-mail should be onwardly transmitted to the intended recipient(s). Renfrewshire Council Website -http://www.renfrewshire.gov.uk This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. Renfrewshire Council may, in accordance with the Telecommunications(Lawful Business Practice) (Interception of Communications) Regulations 2000, intercept e-mail messages for the purpose of monitoring or keeping a record of communications on the Council's system. If a message contains inappropriate dialogue it will automatically be intercepted by the Council's Internal Audit section who will decide whether or not the e-mail should be onwardly transmitted to the intended recipient(s).
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13 Renfrewshire Council Website -http://www.renfrewshire.gov.uk This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. Renfrewshire Council may, in accordance with the Telecommunications(Lawful Business Practice) (Interception of Communications) Regulations 2000, intercept e-mail messages for the purpose of monitoring or keeping a record of communications on the Council's system. If a message contains inappropriate dialogue it will automatically be intercepted by the Council's Internal Audit section who will decide whether or not the e-mail should be onwardly transmitted to the intended recipient(s).
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From: DC <dc@renfrewshire.gov.uk> Sent: 10 Oct 2023 08:01:29 To: dc.bs@renfrewshire.gov.uk Cc: Subject: support 23/0496/PP - Bishopton Attachments: David David Moffat Information Assistant Business Services Renfrewshire Council Supporting Planning & Building Standards Phone 0141 487 0609 Email d From: DC <dc@renfrewshire.gov.uk> Sent: 02 October 2023 12:34 To: DC <dc@renfrewshire.gov.uk> Cc: Andrew MacKenzie Subject: FW: Planning Application 23/0496/PP - Bishopton David David Moffat Information Assistant Business Services Renfrewshire Council Supporting Planning & Building Standards Phone 0141 487 0609 Email From: Sent: 02 October 2023 12:11 To: DC <dc@renfrewshire.gov.uk> Cc: Subject: Planning Application 23/0496/PP - Bishopton Dear Sirs, I have been advised by Bishopton Community Council of this application as it relates to a plot very close to my dwelling house on Houston Road, Bishopton. My wife and I (joint owners) have reviewed the plans and, specifically, the “Design, Access and Sustainability Statement” and are pleased to advise that we support this application. We have resided at Beech House since 1976 and have seen many developments both in the immediate locale but also the wider community. While the proposed development is notionally in the “Green Belt” area, it has not been farmed in our experience, and – given its relationship to the plots of the three existing houses – strongly suspect that it was originally intended as a fourth plot for the ROF Managers, when the ROF was in construction during the late 1930s. The failure over the years to control the site has meant that it has been a location for uncontrolled populations of rabbits and wind-blown weed infestations. It will therefore be a huge improvement to see it brought into managed use and care.
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Please acknowledge receipt of this correspondence. I have sent a hard copy by post to Development Management Section at Renfrewshire House. Yours faithfully, Margaret and Ian Earnshaw Ian M Earnshaw Email: i Mobile: Beech House, Houston Road, Bishopton, PA7 5NY Please consider theenvironment before printing this email
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From: DC <dc@renfrewshire.gov.uk> Sent: 10 Oct 2023 08:03:18 To: dc.bs@renfrewshire.gov.uk Cc: Subject: support 23/0496/PP Attachments: David David Moffat Information Assistant Business Services Renfrewshire Council Supporting Planning & Building Standards Phone 0141 487 0609 Email From: DC <dc@renfrewshire.gov.uk> Sent: 02 October 2023 15:51 To: DC <dc@renfrewshire.gov.uk> Cc: James Weir Subject: FW: Planning Application 23/0496/PP David David Moffat Information Assistant Business Services Renfrewshire Council Supporting Planning & Building Standards Phone 0141 487 0609 Email d From: Mary Odam < Sent: 02 October 2023 14:00 To: DC <dc@renfrewshire.gov.uk> Subject: Planning Application 23/0496/PP Dear Sirs, I heard about this application from my neighbour Ian Earnshaw and after scrutiny of the plans would like it noted that I support this application. I have lived at ‘Crossways’ three along from the proposed development for 19 years and feel that it would be beneficial to have a dwelling on the site rather than it be vacant. Poor maintenance of the site at present allows weeds and rabbits to proliferate. Yours faithfully, Mary Odam.
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Appendix 1 RENFREWSHIRE COUNCIL Application No: 23/0496/PP CHIEF EXECUTIVE’S SERVICE RECOMMENDATION OF PLANNING APPLICATION Regd:6 September 2023 Applicant Agent Mr Derek Calder 243 Danes Drive Glasgow G14 8AH Sharon Gary Framed Estates Ltd Suite 5001, Mile End Mill 12 Seedhill Road Paisley Renfrewshire PA1 1JS Nature of Proposals Erection of detached two storey dwellinghouse with associated two storey outbuilding and landscaping to operate as smallholding Site Site On South Western Boundary Of West Cottage, Houston Road, Bishopton, Description Planning permission is sought for the erection of a detached, two storey dwellinghouse with associated two storey detached outbuilding and landscaping to operate as a smallholding at Houston Road near Bishopton. The application site is situated on green belt land approximately 0.5 kilometres west of Bishopton and comprises a plot of ground measuring an area of approximately 0.23 hectares which is accessed from Houston Road to the north-west. The site is broadly rectangular and extends to a maximum width of approximately 37 metres and depth of approximately 75 metres. To the north-east, the site is bounded by the first of three detached dwellinghouses which each front Houston Road and are situated within plots of similar size to the application site. To the south-east and south-west the site is bounded by fields, with Bishopton Cemetery also situated approximately 50 metres to the south-west on the same side of Houston Road. On the opposite side of Houston Road to the north-west are Ingliston House and Rose Cottage, beyond which is Ingliston Equestrian Centre and Country Club. The application site is largely covered by long field grass and assorted low-lying vegetation, with a short track at its westmost corner offering vehicular access from Houston Road, as well as into the adjacent field to the south-west. The remainder of the site frontage features relatively young trees including hawthorn, holly and beech which appear to have originally been planted as hedging, while a line of evenly spaced mature sycamore trees runs along the south-west and south-east boundaries of the site, separating it from the adjacent fields. The proposed dwellinghouse would have its principal frontage facing Houston Road to the north-west. The main body of the house would measure approximately 18.1 metres width by 8.3 metres depth and would feature a dual-pitched roof which would reach a maximum height of some
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8.9 metres. At its north-west end, the house would feature a further flat-roofed section which would project to the rear by an additional approximate 7.3 metres and measure a width of approximately 7.6 metres and height of 6.1 metres. This would contain additional floorspace at ground and first floor level, while also accommodating a sheltered balcony at first floor level. The dwellinghouse would feature a mix of traditional and modern, contemporary finishing materials. These would include zinc cladding to the majority of its walls at first floor level and to its roof, with light brown facing bricks applied to the remainder of its walls and the windows featuring black uPVC frames. The windows would be formed within high, narrow openings which would be formed over the ground and first floor levels. The flat roof at the rear would comprise a sedum green roof, while solar PV panels are also proposed on the rear elevation of the pitched roof over the main part of the house. The proposed outbuilding would sit adjacent to the house on its south-west side and would measure a footprint of some 7.0 metres width by 7.4 metres depth. This would feature a dual-pitched roof which would reach a maximum height of approximately 5.5 metres. The building would contain garage space for two vehicles on its ground floor level and additional domestic floorspace at first floor level which would be served by wallhead dormer windows on the front and rear elevations. The finishings of the outbuilding would match the dwellinghouse, with the walls featuring light brown facing bricks and the roof and dormers featuring zinc cladding. Parking would also be accommodated in the front curtilage of the property, alongside a front lawn. This application follows on from a previous planning application for a single dwellinghouse and outbuilding which was refused in March 2023. The new application is similar to the previous refused application but proposes that the new property would operate as a smallholding. A Design, Access and Sustainability Statement advises that the applicant wishes to utilise the site to grow fruit and vegetables, as well as to raise poultry and small livestock such as goats which cannot be reared in an urban setting. The rear garden of the proposed dwellinghouse would in this respect feature a series of vegetable patches, planters and trees, with a Sustainable Drainage System (SuDS) pond also located centrally within the garden. A submitted locational statement outlines a variety of benefits a smallholding could deliver to the wider area and also states that the dwellinghouse would be beneficial to the operation of the proposed agricultural activities. In this regard, it is stated that the welfare of livestock would benefit from human habitation at the site, while the dwellinghouse would also ensure routine daily tasks could be easily undertaken. Additionally, it is suggested that the presence of a dwellinghouse would act as a deterrent in relation to agricultural theft and that the established settlement pattern and character of the area would be reinforced by developing the plot. A sustainability statement also advises that the house itself would be designed with the aim of saving and renewing energy where possible and to this end the application drawings indicate among such measures the inclusions of solar panels, a Mechanical Ventilation and Heat Recovery (MVHR) unit, an air source heat pump and a rainwater harvesting tank. History Application No: 22/0583/PP
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Description: Erection of two storey detached dwellinghouse with associated two storey detached outbuilding and landscaping Status: Refused 14/03/2023. Application No: 93/0950/PP Description: Erection of a dwelling house (Planning Permission – in outline) Status: Refused 19/11/1993. Policy and Material Considerations Legislation requires planning decisions to be made in accordance with the Development Plan unless material considerations indicate otherwise. In this instance, the proposal must be assessed against the following: Development Plan National Planning Framework 4 NPF4: Policy 1 - Tackling the climate and nature crises NPF4: Policy 2 - Climate mitigation and adaptation NPF4: Policy 3 - Biodiversity NPF4: Policy 8 - Green belts NPF4: Policy 15 - Local Living and 20 minute neighbourhoods NPF4: Policy 16 - Quality homes NPF4: Policy 17 - Rural homes NPF4: Policy 29 - Rural development Renfrewshire LDP 2021: Policy ENV1 - Green Belt Renfrewshire LDP 2021: Policy I1 - Connecting Places Renfrewshire LDP 2021: Policy I7 - Zero and Low Carbon Buildings Renfrewshire New Development Supplementary Guidance (2022) Delivering the Environment Strategy: Housing in the Green Belt; Green Belt Development Criteria Delivering the Infrastructure Strategy: Connecting Places Material considerations New Development in the Countryside 2022 Publicity The Council has undertaken neighbour notification in accordance with the requirements of legislation. An Advert was also placed in the Paisley and Renfrewshire Gazette on 27 September 2023 for the following reason: Neighbour Notification Objections/Representation Two letters of representation have been received from residents in nearby houses in favour of the development. These both comment that the site has suffered from a lack of management which has resulted in a proliferation of weeds and rabbit populations. As such, it is stated that the site
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would be improved by being brought into managed use and care. One of the letters of representation also expresses a view that the site is likely to have been intended as a fourth plot when the three adjacent houses were originally constructed. Consultations Children’s Services – No objections. Communities & Housing Services (Environmental Protection) – No objection subject to advisory guidance regarding potential site contamination. Chief Executive’s Service (Roads Development) – No objection subject to conditions that: - A visibility splay of 4.5 metres x 60 metres x 1.05 metres shall be provided and maintained at all times in accordance with the application drawings; and - A 2 metre wide adoptable footway shall be formed across the Houston Road frontage of the site. Glasgow Airport Safeguarding – No objections. Scottish Water – No objections. Informatives to be added: Yes. Summary of Main Issues of: Environmental Statement – n/a Appropriate Assessment – n/a Design and Access Statement – A Design, Access and Sustainability Statement has been submitted which provides an overview of the proposal. The statement provides an outline of the location, context, history and character of the application site and surrounding area. The statement also provides a policy analysis which considers the proposal against various green belt criteria in terms of Policy 8 of NPF4 and Policy ENV1 of the Renfrewshire LDP. The statement considers the proposal compatible with the main criteria, describing the land as a vacant site which can be enhanced by use as a smallholding, with the proposed house of an appropriate design which would blend in with its environment. The statement also provides further details on the design of the proposed house and outbuilding and detailed information on “sustainability” measures which would be incorporated. It is stated that these would include various low carbon and renewable energy measures, the proposed SuDS system and other measures aimed at enhancing biodiversity such as areas of wildflower and scrub planting and bird and bat boxes. Also contained in the Design, Access and Sustainability Statement is an analysis of previous instances where it is stated that Renfrewshire Council has approved residential development on green belt land. However, the report is in fact mistaken regarding most of these and only three of the examples cited actually refer to cases where residential development was approved on green belt land. Of these, two of the sites were also designated as housing land in a proposed LDP which was therefore the settled position of the Council, while the third was only approved for residential after a Scottish Government Reporter dismissed a previous appeal but in doing so
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declared the site acceptable for housing subject to an amended application to address roads issues. Therefore, in all three cases there were mitigating factors. The remaining examples cited in the statement refer to one current live application and to various sites on non-green belt land where planning permission has been granted, as well as sites which are on green belt land but where planning permission has either been refused or the land subject to a Proposal of Application Notice only. Other Assessments Locational Statement – Outlines a variety of environmental, community and economic benefits a smallholding can provide in offering local produce to the area, with an accompanying letter of support also provided by an existing farm shop who comment that the proposal would offer an opportunity for produce to be purchased locally and encourage “a circular local economy” while also supporting reduced emissions, healthy habits and sustainable living. A statement of residential need included with the statement outlines that the siting of the dwellinghouse on the site would be beneficial to the smallholding, noting that this would benefit the welfare of livestock, ensure that routine daily tasks could be easily undertaken and also deter agricultural theft. The statement also outlines that development of the plot would extend the current settlement pattern formed by the existing neighbouring buildings including Ingliston Equestrian Centre and its associated buildings and uses on the opposite side of Houston Road. Planning Obligation Summary – n/a Scottish Ministers Direction – n/a Assessment Section 25 of the Town and Country Planning (Scotland) Act requires decisions on planning applications to be made in accordance with the development plan unless material considerations indicate otherwise. The Development Plan comprises the National Planning Framework 4 (2023) and the adopted Renfrewshire Local Development Plan (2021). The fourth National Planning Framework (NPF4) provides the long-term national spatial strategy for planning in Scotland. It sets out the Scottish Government’s current view on delivering sustainable, liveable and productive places through the application of spatial principles. Planning permission for a previous application (ref: 23/0583/PP) was refused in March 2023 by Renfrewshire Council’s Planning and Climate Change Policy Board. The previous application sought planning permission for the erection of a dwellinghouse and outbuilding of the same siting, design and access arrangements as this current application. The Board accepted the recommendation of officers that the application should be refused on the following grounds: “The proposed development is considered contrary to Policy 8 of the National Planning Framework 4 (2023), Policy ENV1 of the Adopted Renfrewshire Local Development Plan (2021) and the New Development Supplementary Guidance (2022) on Housing in the Green Belt, as it has not been demonstrated that there is a specific locational need for a dwellinghouse at the application site and there are no other material considerations sufficient to outweigh the lack of any demonstrable locational need.”
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A subsequent appeal lodged with Scottish Ministers was also dismissed. The main difference between the original refused application and this current application is the reference to a smallholding. The submitted Design, Access and Sustainability Statement advises that the applicant wishes to utilise the site to grow fruit and vegetables and raise poultry and small livestock such as goats which cannot be reared in an urban setting. The proposed site plan thereby indicates a variety of vegetable patches, planters and fruit trees within the rear garden arranged around a small centrally located SuDS pond. The applicant’s Locational Statement outlines the potential benefits of a smallholding for the area, noting that the production on site of fruit, vegetables, dairy and other natural products promotes a sustainable life, while also providing produce for local markets. The statement outlines that this is also beneficial to the environment as selling locally also reduces emissions and carbon footprints. It is stated that a smallholding can produce more food per acre than large industrial farms due to the ability to use the same land for more than one product, while it is also beneficial environmentally due to the lack of toxic pesticides and synthetic materials used, as well as measures such as harvesting by hand instead of heavy machinery. A letter of support from a farm shop situated approximately 6km from the application site is also included with the submission which outlines benefits it considers that such a use would have to the local economy and environment. The statement from the applicant also outlines that their proposal supports Renfrewshire Council’s Plan for Net Zero on several counts, as well as Policy 15 of NPF4 in providing a place for food growth and allotments for the nearby Dargavel Village area which supports the agenda for “20 minute neighbourhoods”. As noted above, the statement also considers that a dwellinghouse would be beneficial in supporting these activities as it would benefit the welfare of livestock and enable daily routine activities to be easily undertaken, while the presence of a dwellinghouse would also act as a deterrent to potential agricultural theft. Additionally, as a material consideration, no objections have been received in relation to the new application while two letters have been received in support from residents within two of the three adjacent houses. The representees both state that the site has suffered from a lack of management and the proposals would enable it to be properly looked after. The view is also expressed that the site appears as if it would have originally been intended as a plot for a fourth dwellinghouse at the time of the adjacent three properties being constructed. Further to the above, Bishopton Community Council objected to the original application given the location of the site within the green belt and the proposed design being out of keeping with adjacent homes. However, following the dismissal of the appeal the Community Council confirmed in writing that they wished to retract their objection, advising that “we now understand that the design proposed was influenced by Renfrewshire Council requesting a “modern” design” and that “this single plot, while within the greenbelt, is very distinct from the open fields around it being clearly delineated by stone walls and trees, and it had originally been assigned as a fourth house when the original three had been built. We feel that it would be better for a single family home to be built on the plot and the land properly kept, than for it to lie wild and be overgrown with weeds.” Bishopton Community Council have not directly commented to the Planning Authority on the current application but the applicant has provided a letter of support from the Community Council. In the letter, the Community Council states that they had initially objected to the original application but “on receiving further information have decided that the aesthetics of the proposed
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building are insignificant against the proposed green credentials”. Additionally, their letter states that given “this build is on a plot previously assigned to a single family home, (as the other three houses in the row are) Bishopton Community Council are content that this building proceeds, conditional that this is not seen as a green light for further “green belt” development”. The applicant has also provided correspondence from one of the elected members for the area confirming no objection to the application, although as with the Community Council, no direct submission has been made to the Planning Authority. In considering the Development Plan policies against which the original application was refused, Policy 8 of NPF4 is clear in stating 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”. Policy ENV1 states that residential development within the green belt will be considered appropriate in principle where it offers a housing land shortfall remedy, and along with the New Development Supplementary Guidance outlines other criteria for new housing in the green belt including requirements that the development is required to maintain and support an established activity and that there is a need for it to be located outside the settlement. There remains no housing shortfall in the area, with the variety of housing needs in the Bishopton and Erskine area already addressed by allocated housing land within the Renfrewshire Local Development Plan. In terms of a locational need for the dwelling, while the information submitted by the applicant outlines a number of potential benefits to the local area resulting from the land being used for small-scale agriculture, while it also outlines some benefits that the presence of a dwellinghouse on the site would provide in supporting these operations, it does not appear to provide a robust and compelling account that demonstrates an essential need for a dwellinghouse on the site to support these activities. While it is clear that a house would be beneficial in terms of security and enabling livestock to be more easily looked after, there is no compelling evidence that the agricultural elements could not operate without a human presence residing on the site. The submission does not in this regard demonstrate that workers on the smallholding could not instead reside in the nearby village, from where they would be able to attend the site regularly to oversee the agricultural elements. It is additionally noted that both Policy ENV 1 of the LDP and the New Development Supplementary Guidance refer to the activity that the dwellinghouse would require to support being an “established” activity. However, the agricultural elements of the proposed smallholding are not “established” as such. While Policy 8 of NPF4 does not appear to explicitly state that the activity must be established, if the dwellinghouse was approved on the basis of it operating as a smallholding, it is considered that some form of safeguard would be necessary to ensure that the development would then proceed on this basis. While a planning condition can be applied to control development activity, Scottish Planning Circular 4/1998 on “the use of conditions in planning permissions” sets out that any condition must satisfy certain tests. These tests include a requirement that the condition must be enforceable. It is considered that a condition that tied the agricultural and residential elements of the proposed development together in this case would be difficult to enforce. Moreover, a 2011 letter from the Scottish Government’s Chief Planner discouraged agricultural occupancy conditions, citing their intrusive and resource-intensive nature as well as the difficulty of monitoring and enforcing such conditions. Instead, the letter advised that where the planning authority is satisfied that an adequate case has been made for the dwellinghouse, it should not be necessary to restrict occupancy by condition. However, as outlined above, it is in any case not considered
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that a demonstrable “adequate case” for the dwellinghouse has been made in this instance. The agricultural element of the smallholding would on its own be an acceptable green belt use in terms of the above policies and guidance in relating to agriculture, while the nature of this activity would also support an agenda outlined in both Policy 29 of NPF4 and Policy ENV1 of the LDP to support rural diversification, including diversification which potentially has added community benefit to the area. Additionally, it is noted that in relation to the vacant field, planning permission to establish the agricultural use of the proposal on its own would not be required. However, while this element could therefore in theory commence with immediate effect, it is not demonstrated that a dwellinghouse would be essential to support these activities. In terms of other relevant policies within NPF4, the proposed dwellinghouse is not supported by Policy 16 (Quality Homes) as it is not demonstrated that the house is required to address any shortfall in the area, as noted above. Policy 17 (Rural Homes) 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. However, the site is not identified as housing land in the LDP and no evidence has been presented to suggest the site constitutes brownfield land. A contaminated land questionnaire completed by the applicant in response to a request by Environment, Housing and Infrastructure Services (Environmental Protection) indicates that at some point in the past a tank was accommodated on the site but notwithstanding this, the site is now found to be in a generally natural state with no clear signs of any past use. 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 considered to apply in this case. As such, the proposal is not supported by Policy 17 of NPF4. Policy ENV1 of the LDP and the New Development Supplementary Guidance outline the following criteria for considering housing in the green belt: i. Development is required to maintain and support an established activity ii. There is a need for the residential use to be located outwith the settlement iii. Buildings which have special architectural, traditional or historic character may be converted for residential use iv. 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 v. The proposal integrates with, complements and enhances the established character of the area; and vi. Replacement dwellings should reflect the specific character of the location, fit well with the surrounding landscape and achieve a high design standard. Points i and ii above have been considered above, whilst points iii and vi are not relevant as the proposals do not relate either to the conversion of an existing building or the erection of a replacement dwellinghouse. In terms of point iv, the applicant has shown that they have given detailed consideration to the design of the house and outbuilding, with a range of different initial design options set out in their
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Design, Access and Sustainability Statement. The statement also advises that the development seeks to tie in with the scale, massing and design of the three neighbouring houses to the north-east but to add a contemporary feel to the development. In this respect, the development is of a similar mass to the existing three houses, but would feature more contemporary materials, with the proposed zinc cladding intended to lend a more modern aesthetic so that the development offers its own individuality, while also appearing in context with its rural surroundings. The development in this case is considered in keeping with the scale of the neighbouring houses in the area and also follows the general development pattern formed by the three properties to the north-east. While the zinc cladding differs from the other houses, it would be of a dark grey colour which would to some extent tie in visually with the existing three properties, while lending the development a contemporary edge as per the intentions of the applicant. It is observed that other than its position within the plot and approximate massing, the proposed house does not take any specific design cues from other buildings in the area, including the neighbouring three houses to the north-east. It is agreed that the development should not seek to replicate the three existing houses. However, given the rural location of the site the inclusion of some design cues from other buildings in the area would enable the development to potentially accord more with its surroundings. Policy 1 of NPF4 requires that planning decisions give significant weight to the global climate and nature crises, while Policy 2 requires that development minimises emissions and adapts to the current and future impacts of climate change. Policy I7 of the local development plan additionally requires that new build developments should, in meeting building regulation energy requirements, install technology that produces low or no amounts of carbon dioxide emissions to contribute to reducing predicted emissions by at least 15% below 2007 building standards. The Council’s approved guidance for New Development in the Countryside (2022) builds on this in advising that zero or low carbon technologies require to be integrated into development proposals, including the use of both active carbon reducing technologies such as solar panels or ground source heat pumps and passive factors such as orientation, siting, ventilation and sustainable materials. The applicant’s Design, Access and Sustainability Statement advises that energy consumption and sustainability would be at the forefront of the development. The statement outlines an intention to “surpass national requirements for new homes” and provides details of various measures the applicant would intend to pursue, which are also included on their drawings. These measures include solar PV panels on the rear roof plane of the house, a Mechanical Ventilation and Heat Recovery (MVHR) unit within the roof space, an air or ground source heat pump and a rainwater harvesting tank both indicated adjacent to the south gable of the house. Further reference is also made to the sustainability of the building materials and to other measures such as a preponderance of large windows on the south elevation to maximise solar gain and thermal insulation and triple glazing which would reduce heat loss. The statement also places emphasis on opportunities to maximise biodiversity and ecology throughout the site, with the SuDS pond and the planting of wildflowers and other such planting in relation to the smallholding offering habitat for wildlife, along with potential bat and bird boxes. These measures lend some support to the principle of Policy 3 of NPF4 which states that development proposals will include appropriate measures to conserve, restore and enhance biodiversity which are proportionate to the nature and scale of the development.
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The above commitments contribute positively to the overall design and sustainability of the development. However, it is not considered that the contribution of the development to the area would be of such outstanding quality as to outweigh the lack of a sufficient demonstrable need for the dwelling to be located within a green belt area under present circumstances. With regard to point v above, the positioning and footprint of the house and garage would generally accord with the development pattern offered by the existing three neighbouring houses to the north-east and it is acknowledged that a single dwellinghouse on the site would have the potential to integrate with these existing developments. The application site is also well-contained on account of the mature tree line running along both its south-east and north-east boundaries which the applicant proposes to retain. The tree belt is an important feature in the existing rural landscape and the Council’s guidance for New Development in the Countryside emphases the importance of retaining such features. The retention of the trees and general self-contained nature of the site would also reduce the likelihood of development of the site opening up the wider area to significant additional development pressure. While the site in its existing condition is still considered to contribute to the established rural landscape character, the opinions of the representees that it is of limited quality are also noted. It is acknowledged that the site does lend the appearance of a plot. While there appears to be no definitive evidence to confirm the assertion that the site was originally intended as a fourth residential plot, it is acknowledged that the site characteristics do suggest that this may have been the case. In addition to the above, the development must also be assessed against the green belt development criteria outlined in the New Development Supplementary Guidance. In terms of these criteria which have not already been considered above, the proposals would result in no loss of prime quality or valuable agricultural land. The site has evidently not been cultivated for some years and is largely overgrown with long grass and shrubs but is not subject to any statutory or non-statutory nature conservation designations. With respect to traffic and access, the applicant has submitted a plan outlining the visibility splay that could be achieved through the cutting of vegetation along the site frontage. This has been accepted by Roads Development, although it is observed that trees fronting the site would almost certainly require to be removed to achieve this. The trees along the site frontage are largely overgrown hedge trees of limited individual quality, although their removal would still have an effect on the rural character of the wider area. Further to the above, Policy I1 states that all development proposals require to ensure appropriate provision and accessibility including the ability to connect to active travel and public transport networks. Proposals which give priority to sustainable modes of travel and have no significant impact on the safe and efficient operation of the local road network will be supported. It is noted that the development would be able to accommodate the provision of a 2m wide footpath across the frontage of the site and that this could support an aspirational walkable link to the cemetery. However, at this time there is no plan to provide such a link and it would result in an isolated footpath which would not connect to any other footpath, as well as being at a considerable distance to any core path. It would also have an impact on the site’s natural frontage. In terms of any other infrastructure connections there is no reason to suggest that the site could not be serviced given the nearby infrastructure in the area, whilst Scottish Water has confirmed no objection to the development and have advised that sufficient capacity exists in their infrastructure
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to support the proposals. In summary, the above assessment acknowledges that the character of the site does potentially lend itself the appearance of a dwellinghouse plot, while the smallholding agricultural element of the development is also an acceptable green belt activity which the application argues could benefit the local community, economy and environment. The commitment to sustainability demonstrated in the application is also in the proposed development’s favour, while the representations in support of the development and the lack of any objections are also material considerations. Notwithstanding these potentially favourable aspects, the application does not provide a robust or compelling case that a dwellinghouse would be essential to supporting the smallholding agricultural activity. The application does indicate that a dwellinghouse would be beneficial in supporting such activity but does not persuade that the activity could not operate without a dwellinghouse in place. The development therefore does not comply with Policy 8 of NPF4 or with Policy ENV1 of the Renfrewshire LDP and the associated New Development Supplementary Guidance in satisfactorily demonstrating an essential need to be located in the green belt. It is therefore recommended that planning permission is refused. Index of Photographs A site visit has been undertaken and photographs relevant to the application have been archived. RECOMMENDATION Refuse Reason for Decision 1. The proposed development is considered contrary to Policy 8 of the National Planning Framework 4 (2023), Policy ENV1 of the Adopted Renfrewshire Local Development Plan (2021) and the New Development Supplementary Guidance (2022) on Housing in the Green Belt, as it has not been demonstrated that there is an essential need for a dwellinghouse at the application site and there are no other material considerations sufficient to outweigh the lack of this. Alasdair Morrison Head of Economy and Development
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Applicant: Mr Derek Calder Ref. No: 23/0496/PP Site: Site On South Western Boundary Of West Cottage Houston Road Bishopton Officer: Andrew Mackenzie 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) 653-AP-100 Existing Location and Block Plan 653-AP-101 Existing Site Plan 653-AP-102 Rev A Proposed Site with Roof Plan 653-AP-110 Proposed Ground Floor Plan 653-AP-111 Proposed First Floor Plan 653-AP-200 Proposed Elevations 1 653-AP-201 Proposed Elevations 2 653-AP-300 Proposed Sections 1 653-AP-301 Proposed Sections 2 653-AP-400 Artist Impression 1 653-AP-401 Artist Impression 2 Officers Initials: AJM Business Support Initials: ___DM____
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56.7m Beech House Cemetery West Cottage 57.5m 58.0m Crossways 55.9m Ingliston House Posts Pond Beech House Cemetery West Cottage 57.5m Crossways 55.9m Drawing Title RevDrg No 653-AP2-100 Revision Initials Date - EXISTING LOCATION PLAN SCALE 1:5000 N EXISTING BLOCK PLAN SCALE 1:1250 LEGEND APPLICATION BOUNDARY Drawing Title RevDrg No PLANNING September 23 1:1250/5000 Revision Initials Date - Do not scale from this drawing. This drawing is the property of Framed Estates Ltd and must not be copied, reproduced or disclosed other than for the purposes of this project. A3 Stage Project Title F R A M E D E S T A T E S EXISTING LOCATION AND BLOCK PLAN - Date Scale Drawn JM Checked SG - - NB Recent revisions clouded in red on drawing PROPOSED SMALL HOLDING WITH DWELLINGHOUSE AT HOUSTON ROAD, BISHOPTON PA7 5NY OLD GREENOCK ROAD HOUSTON ROAD OLD GREENOCK ROAD CHESTNUT AVENUE 0 50m25m25m 75m 100m 125m 1:1250 0100m 100m 200m 300m 1:5000 F R A M E D E S T A T E S Studio 5001, Mile End Mill, 12 Seedhill Road, Paisley, PA1 1JS E.enquiries@framedestates.com W.www.framedestates.com CHESTNUT AVENUE HOUSTON ROAD
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