Appellant's Submission redacted
Renfrewshire Council · 14 August 2025
Back to Local Review Body. — 14 August 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Some pages contain no extractable text. They may be blank, graphics or scanned pages. OCR has not been applied.
Page 1
APPELLANT’S SUBMISSIONS
Page 2
Page 1 of 4 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 100690961-003 The online reference is the unique reference for your online form only. The Planning Authority will allocate an Application Number when your form is validated. Please quote this reference if you need to contact the planning Authority about this application. Applicant or Agent Details Are you an applicant or an agent? * (An agent is an architect, consultant or someone else acting on behalf of the applicant in connection with this application) Applicant Agent Agent Details Please enter Agent details Company/Organisation: Ref. Number: You must enter a Building Name or Number, or both: * First Name: * Building Name: Last Name: * Building Number: Address 1 Telephone Number: * (Street): * Extension Number: Address 2: Mobile Number: Town/City: * Fax Number: Country: * Postcode: * Email Address: * Is the applicant an individual or an organisation/corporate entity? * Individual Organisation/Corporate entity EmAjine Architecture Ltd ANDY CORRIGAN OAKWOOD AVENUE 9 The Design Studio PA2 9NG United Kingdom PAISLEY
Page 3
Page 2 of 4 Applicant Details Please enter Applicant details Title: You must enter a Building Name or Number, or both: * Other Title: Building Name: First Name: * Building Number: Address 1 Last Name: * (Street): * Company/Organisation Address 2: Telephone Number: * Town/City: * Extension Number: Country: * Mobile Number: Postcode: * Fax Number: Email Address: * Site Address Details Planning Authority: Full postal address of the site (including postcode where available): Address 1: Address 2: Address 3: Address 4: Address 5: Town/City/Settlement: Post Code: Please identify/describe the location of the site or sites Northing Easting Mr S Renfrewshire Council MARTIN Beith Road 62 PA5 0RH Land Adjacent to McKenzie Street Paisley SCOTLAND 664316 Johnstone 246976
Page 4
Page 3 of 4 Description of Proposal Please provide a description of your proposal to which your review relates. The description should be the same as given in the application form, or as amended with the agreement of the planning authority: * (Max 500 characters) Type of Application What type of application did you submit to the planning authority? * Application for planning permission (including householder application but excluding application to work minerals). Application for planning permission in principle. Further application. Application for approval of matters specified in conditions. What does your review relate to? * Refusal Notice. Grant of permission with Conditions imposed. No decision reached within the prescribed period (two months after validation date or any agreed extension) – deemed refusal. Statement of reasons for seeking review You must state in full, why you are a seeking a review of the planning authority’s decision (or failure to make a decision). Your statement must set out all matters you consider require to be taken into account in determining your review. If necessary this can be provided as a separate document in the ‘Supporting Documents’ section: * (Max 500 characters) Note: you are unlikely to have a further opportunity to add to your statement of appeal at a later date, so it is essential that you produce all of the information you want the decision-maker to take into account. You should not however raise any new matter which was not before the planning authority at the time it decided your application (or at the time expiry of the period of determination), unless you can demonstrate that the new matter could not have been raised before that time or that it not being raised before that time is a consequence of exceptional circumstances. Have you raised any matters which were not before the appointed officer at the time the Yes No Determination on your application was made? * If yes, you should explain in the box below, why you are raising the new matter, why it was not raised with the appointed officer before your application was determined and why you consider it should be considered in your review: * (Max 500 characters) Construction of 6No Commercial Units and Associated Parking Class 4 Business (Office/Light Industry) I would suggest that most if not all of these comments or objections made can be included are part of a conditional approval. Delaying that application without prior written agreement is grounds in itself for Application for Notice of Review. The withholding of consultation responses and adding an additional neighbour notification period for no apparent reason is simply compounding the issue. I would ask that the application is assessed, reviewed and approved. Original matter was not dealt with and a simple apology will not help the delay of obtain approval.
Page 5
Page 4 of 4 Please provide a list of all supporting documents, materials and evidence which you wish to submit with your notice of review and intend to rely on in support of your review. You can attach these documents electronically later in the process: * (Max 500 characters) Application Details Please provide the application reference no. given to you by your planning authority for your previous application. What date was the application submitted to the planning authority? * Review Procedure The Local Review Body will decide on the procedure to be used to determine your review and may at any time during the review process require that further information or representations be made to enable them to determine the review. Further information may be required by one or a combination of procedures, such as: written submissions; the holding of one or more hearing sessions and/or inspecting the land which is the subject of the review case. Can this review continue to a conclusion, in your opinion, based on a review of the relevant information provided by yourself and other parties only, without any further procedures? For example, written submission, hearing session, site inspection. * Yes No In the event that the Local Review Body appointed to consider your application decides to inspect the site, in your opinion: Can the site be clearly seen from a road or public land? * Yes No Is it possible for the site to be accessed safely and without barriers to entry? * Yes No Checklist – Application for Notice of Review Please complete the following checklist to make sure you have provided all the necessary information in support of your appeal. Failure to submit all this information may result in your appeal being deemed invalid. Have you provided the name and address of the applicant?. * Yes No Have you provided the date and reference number of the application which is the subject of this Yes No review? * If you are the agent, acting on behalf of the applicant, have you provided details of your name Yes No N/A and address and indicated whether any notice or correspondence required in connection with the review should be sent to you or the applicant? * Have you provided a statement setting out your reasons for requiring a review and by what Yes No procedure (or combination of procedures) you wish the review to be conducted? * Note: You must state, in full, why you are seeking a review on your application. Your statement must set out all matters you consider require to be taken into account in determining your review. You may not have a further opportunity to add to your statement of review at a later date. It is therefore essential that you submit with your notice of review, all necessary information and evidence that you rely on and wish the Local Review Body to consider as part of your review. Please attach a copy of all documents, material and evidence which you intend to rely on Yes No (e.g. plans and Drawings) which are now the subject of this review * Note: Where the review relates to a further application e.g. renewal of planning permission or modification, variation or removal of a planning condition or where it relates to an application for approval of matters specified in conditions, it is advisable to provide the application reference number, approved plans and decision notice (if any) from the earlier consent. Declare – Notice of Review I/We the applicant/agent certify that this is an application for review on the grounds stated. Declaration Name: Mr ANDY CORRIGAN Declaration Date: 19/05/2025 Application for Notice of Review Report and Application Drawings 25/0035/PP 22/01/2025
Page 6
Application for Notice of Review Application was lodged and validated on the 22nd of January 2025 with the standard 8 week processing period. The anticipated deliberation date was on or around the 22nd of March 2025.This date however passed without any additional correspondence being received. Application for Class 4 Usage as these are units without tenants or use. As subsequent change of use would be sought by the tenant. Response of 7th April ( 3 weeks over the deliberation period ) Dear Mr Andy Corrigan, Apologies for the delay in my correspondence. To date, and at the time of writing, we have not received any neighbour representations. We have received consultation responses from Network Rail and Scottish Water. We have received consultation responses from our Roads Officer and Environmental Protection Officer. We can review these details further once the below details have been provided. The submitted application form states that the proposed commercial units would be used for Class 4 Business (Office/ Light Industry). Please could you provide further specific details about what the proposed uses would be. Kind Regards, Abbas Sabir My response of the 22nd of April Good morning Abbas and thank you for your email. As you will understand the application has gone over its allocated 2 month processing time and is now within the 5 month LARB window. I have discussed this issue with applicant and can confirm that we will give the requested clarification as requested. However as the application is now 4 weeks overdue, It is our intention to exercise the LARB option if no progress is provided. Class 4 Business (Office/ Light Industry). At this time there are no rental applications for the units. I would therefore suggest that at this time, Class 4 will be the base usage for the proposal. Should any application for rent be out with this category, a separate application for change of use will be forthcoming at a later date.
Page 7
Consultation Responses, Both myself and the applicant would request that all responses be made available at this point. I would suggest that the consultation period expired on the 5th of March and your portal shows returns dated the 12th of February. These require to be shared and any pertinent issue discussed. Can I request that if there are any issues that are stopping this application from being approved, these are shared by return. If this is not possible then an LARB application will be lodged by friday the 2nd of May. I will be printing this email and uploading via the portal for completeness. I look forward to your response. Regards Andy Corrigan Response of 28th April ( 5 weeks over the deliberation period ) Dear Andrew, Apologies for the delay in getting back to you. As a follow-up, we have the following consultee comments and further queries: Environmental Protection Please find attached our environmental protection officer’s comments. We have re-consulted them as their comments queried what the use of the proposed units would be. I have notified them that the use class would be Class 4 as per your email, dated 22nd April. We will await their response, and amended comments if necessary. I would suggest that these points available to the planner circa 12th of February but not issued to the Applicant until the 28th of April could have been issued a part of a conditional approval as requested by Roderick Donnelly Condition A: No development shall commence on site until written approval of: a) a Site Investigation report (characterising the nature and extent of any soil, water and gas contamination within the site); and, if remedial works are recommended therein b) a Remediation Strategy and Implementation Plan setting out the proposed methods for implementing all remedial recommendations contained with the site investigation report and including (where relevant) a materials management plan and a phasing plan
Page 8
showing how the site is to be subdivided for the purposes of remedial implementation and/or verification reporting prepared in accordance with current authoritative technical guidance, has been provided by the Planning Authority. Reason: To ensure that the site will be made suitable for its proposed use. Condition B: Prior to occupation of any unit: a) a Verification Report confirming completion of the works specified within the approved Remediation Strategy and Implementation Plan; and/or b) where remediation works are not required but soils are to be imported to site, a Verification Report confirming imported materials are suitable for use shall be submitted to the Planning Authority and approved in writing. Reason: To demonstrate that works required to make the site suitable for use have been completed." Roads Please find attached our roads officer’s comments. We have re-consulted them as their comments queried what the use of the proposed units would be. I have notified them that the use class would be Class 4 as per your email, dated 22nd April. We will await their response, and amended comments if necessary. Roads Comments What happens to these vehicles if the red line part of the site redevelops - where do all the current cars go? Area would be cleared prior to any new works starting. What will the new units be used for ? Application for Class 4 Usage as these are units without tenants or use. As subsequent change of use would be sought by the tenant. If class 5, general industrial, or class 6 storage and distribution then adequate parking has been proposed for the new building. However, if Sui Generis – motor trade 4 spaces per service bay are required and only half of the parking needed is being proposed. Application for Class 4 Usage as these are units without tenants or use. As subsequent change of use would be sought by the tenant. The original walking routes into the site have been blocked by fencing and the vehicular access narrowed as can be seen in the picture below – Pedestrian gates should be incorporated in the fence to allow access to both the existing and proposed units and the kerbing should be changed to suit the narrower junction. Possible new lockable gates can be installed in the security fencing. Details of refuse collection and storage should be provided. Euro Bin storge to be identified and agreed as part of any conditional approval. Bin collection would be at the same time as the existing refuse arrangements. Details of cycle storage should be provided for staff and visitors. Details of requirements are not listed.
Page 9
The applicant should be made aware that the site was once rock quarried and sand was also extracted, leaving the ground unstable. The earlier school and original industrial units built on the site required demolition after structural movement took place. Specially designed foundations will probably be needed for the proposed building taking this into account like the newer/ existing units required. Noted. Network Rail Please find attached consultation response from Network Rail. They have no comments/ objections to this application. No comments/objections to this application. Scottish Water Please find attached consultation response from Scottish Water. They have no objection to this application. No objection to this planning application. Health and Safety Executive Please find attached consultation response from the Health and Safety Executive. We have checked the HSE Panning App, and the development does not intersect a pipeline or hazard zone, HSE Planning Advice does not have an interest in the development. No objection to this planning application. Further Queries 1. Are the trees on the western boundary going to be removed as part of the proposal? If so, we may request compensatory trees to be planted, possibly to the north and south of the proposed units. There are areas of self-seeded bushes and trees to the Western Boundary. And compensatory tree planting could be as part of a conditional approval. 2. If would be helpful if you could provide a street elevation plan showing the heights of the adjoining neighbour no.44 McKenzie Street, the proposed units and the existing units at Ferguslie Community Business Park. This point should have been requested as part of the validation and processing period. Not circa 13 weeks after validation. The single story Residential property has now windows overlooking the site and the neighbour has not objected to the application. 3. In relation to point 2 above, the proposed units to the south are set away from the shared boundary with no.44 McKenzie Street, but the units to the north are much close to this boundary. Would moving the northern units slightly away from the shared boundary with no.44 Mckenzie Street be an option? This point should have been requested as part of the validation and processing period. Not circa 13 weeks after validation. The single story Residential property has now windows overlooking the site and the neighbour has not objected to the application. 4. Please note that under Class 4 use, the units cannot be used for car repair. The submitted proposed floor plans show parking spaces in the proposed units. Plans identify areas where vehicles can be stored, worked on, valeting service, loaded
Page 10
or unloaded or any other general integration. Class 4 Usage has no preclusion to and works undertaking on vehicle at any future point. 5. As the existing site is being used for vehicles for the existing businesses, some of these spaces will be lost if the proposed units are implemented. As observed during my site visit, the site is full of vehicles. Will there be an over-intensification of the site if the proposed units are implemented, and would vehicles have to be parked on the road McKenzie Street? All parking spaces identified in the planning application are new spaces and are not currently constructed. Area would be cleared prior to any new works starting. Site will bring greatly needed space for any new business in the area and will no doubt bring economic and social benefit that is always needed. Carriageway adjacent to the application site has no restrictions on the opposite side of the road and a single yellow on the applications side. I would suggest that during business hours and on Saturday during football season, there would be significant parking on the lightly restricted street. Please can you address the above points. Kind Regards, Abbas Sabir I would suggest that most if not all of these comments or objections can be included are part of a conditional approval. Delaying that application without prior written agreement is grounds in itself for Application for Notice of Review. The withholding of consultation responses and adding an additional neighbour notification period for no apparent reason is simply compounding the issue. I would ask that the application is assessed, reviewed and approved.
Page 11
No embedded text on this page.
Page 12
No embedded text on this page.
Page 13
No embedded text on this page.
Page 14
No embedded text on this page.
Page 15
No embedded text on this page.