Agenda Document Pack - Local Review Body. - 14/08/2025
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
31/07/2025 Notice of Special Meeting and Agenda Local Review Body. Date Time Venue Thursday, 14 August 2025 11:00 Council Chambers (Renfrewshire), Council Headquarters, Renfrewshire House, Cotton Street, Paisley, PA1 1AN Membership Councillor J Paterson, Councillor N Graham, Councillor A Hannigan, Councillor B MacFarlane, Councillor I Nicolson, Members of the Press and Public Members of the press and public wishing to attend the meeting should report to the customer service centre where they will be met and directed to the meeting. Further Information This is a meeting which is open to members of the public. A copy of the agenda and reports for this meeting will be available for inspection prior to the meeting at the Customer Service Centre, Renfrewshire House, Cotton Street, Paisley and online at http://renfrewshire.cmis.uk.com/renfrewshire/CouncilandBoards.aspx For further information, please email democratic-services@renfrewshire.gov.uk MARK CONAGHAN Head of Corporate Governance
Page 2
31/07/2025 Webcasting of Meeting This meeting will be filmed for live or subsequent broadcast via the Council’s internet site – at the start of the meeting the Convener will confirm if all or part of the meeting is being filmed. To find the webcast please navigate to https://renfrewshire.public-i.tv/core/portal/home
Page 3
31/07/2025 Items of business Apologies Apologies from members. Declarations of Interest and Transparency Statements Members are asked to declare an interest or make a transparency statement in any item(s) on the agenda and to provide a brief explanation of the nature of the interest or the transparency statement. 1 Procedure Note 1 - 2 2 LRB01.25 Determine the planning application for the construction of 6 Commercial Units and Associated Parking Class 4 Business (Office/Light Industry) at Ferguslie Community Business Park, 30 Mckenzie Street, Paisley. (25/0035/PP) 2(a) Appellant's Submission Submit documentation in support of the planning application for the construction of 6 Commercial Units and Associated Parking Class 4 Business (Office/Light Industry) at Ferguslie Community Business Park, 30 Mckenzie Street, Paisley. (25/0035/PP) 3 - 18 2(b) Planning Authority's Submission Submit documentation received from the Planning Authority relative to the planning application for the construction of 6 Commercial Units and Associated Parking Class 4 Business (Office/Light Industry) at Ferguslie Community Business Park, 30 Mckenzie Street, Paisley. (25/0035/PP) 19 - 44 2(c) Procedure Notice seeking further information Copy of Procedure Notice issued seeking further information. 45 - 46 2(d) Appellant's response to Further Procedure Notice Copy of response received from the Appellant to the Further Procedure Notice. 47 - 54 2(e) Assessment of Appellant's response to Further Procedure Notice Assessment by suitably qualified persons of the Appellant's response to the Further Procedure Notice. 55 - 60
Page 4
No embedded text on this page.
Page 5
A. At the meeting
Agenda Item No 1
1. When a Notice of Review is submitted, the role of the Local Review Body ("the LRB") is to
consider the planning application afresh and reach a decision.
2. The planning officer's original decision forms part of the documents before LRB when it is
making its decision, however, the LRB is not reviewing the planning officer's original decision.
Although termed a 'review', the decision of the planning authority when acting as the LRB is still
the decision of the authority on a planning application and the same considerations apply to the
factors that must be taken into account when making a decision as they would in the case of a
first determination.
3. Section 37(2) of the Town and Country Planning (Scotland) Act 1997 sets out that when the
planning authority is dealing with an application for planning permission, the planning
authority require to have regard to the provisions of the development plan and other
material considerations. This applies to the decision of the LRB today.
4. The Planning Adviser to the LRB today is not here to speak on behalf of the Planning Service
about the original decision. Their function is to provide impartial planning advice to the LRB.
5. There will be up to five Councillors on the panel, made up from members of the Planning &
Property Policy Board..
6. No parties have the right to speak at the meeting.
B. Procedural format
1. The members are expected to have read the papers and documents relevant to the application
and noted the relevant planning policies in advance of the meeting. The Convener will ask the
members to confirm whether they have done so.
2. Members have the opportunity to ask the Planning advisor for advice in relation to planning
matters that are relevant to the Notice of Review, but do not have to do so.
3. If new material has been submitted panel members will decide whether this new material can
be accepted. The Legal Advisor will advise on the test to be applied when deciding whether
new material can be accepted.
4. The panel will consider whether the applicant has asked for further procedure in this case and
will take the decision whether they have sufficient information before them to determine the
notice of review, or whether further procedure is required.
5. If the panel decide that they do not have enough information to determine the notice of review
at the present time, then they will decide whether there is a requirement for:
a. Further written submissions
b. Site visit
c. Hearing
Item 1
LRB140825 Page 1 of 60Page 6
Note: Upon the decision being taken regarding the appropriate action (at a, b, and c above) today's meeting about this matter will be brought to a close, with further consideration of the notice of review continued to a future meeting of the LRB. 6. If the panel determine that there is sufficient information within the documentation to reach a decision on the Notice of Review today, the Local Review Body will consider the following points: a. The planning policies that apply to the application - noting if the application was contrary to the Local Development Plan; b. The applicant's reasons for requesting a review, as stated in the notice of review; c. Any representations raised by other parties; d. Any material considerations identified by the applicant in the notice of review documents to support a departure from the policy and details of what these are; and e. Any material considerations not mentioned by the applicant which could justify a departure from the policy. C. Decision 1. If the Local Review Body decides to grant planning permission, it will: a. Specify the reasons for granting planning permission; and b. Detail any conditions to be attached to that planning permission and the reasons for those conditions. 2. If the Local Review Body decides not to grant planning permission, it will: a. Specify the reasons for refusing the application; and b. If conditions were suggested to allow grant, confirm why they were not prepared to grant with those conditions. Page 2 of 60
Page 7
APPELLANT’S SUBMISSIONS Item 2(a) LRB140825 Page 3 of 60
Page 8
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 4 of 60
Page 9
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 5 of 60
Page 10
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 6 of 60
Page 11
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 7 of 60
Page 12
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 8 of 60
Page 13
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 9 of 60
Page 14
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 10 of 60
Page 15
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 11 of 60
Page 16
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 12 of 60
Page 17
Page 13 of 60
Page 18
Page 14 of 60
Page 19
Page 15 of 60
Page 20
Page 16 of 60
Page 21
Page 17 of 60
Page 22
Page 18 of 60
Page 23
PLANNING AUTHORITY’S SUBMISSIONS Item 2(b) LRB140825 Page 19 of 60
Page 24
Application Summary - 25/0035/PP at Ferguslie Community Business Park, 30 Mckenzie Street, Paisley Proposal: Erection of building comprising of 6 commercial units alongside parking and associated works In terms of the requirements of the Act and the agreed procedure, can you provide the following information by close of business Thursday: (i) please confirm the validity of the notice; The notice is valid. (ii) identify whether there are new matters which were not before the appointed officer; Following the initial planning submission and the suite of plans and drawings accompanying the planning application, a street elevation plan was subsequently submitted (Street View as Proposed drawing No: drw.no.SMM_OS_04 (03-24)) following a request from the Planning Authority. In addition to this, through the process of the consideration of the planning application, the Planning Authority also sought clarification and details relating to tree removal and potential compensatory planting, the potential for repositioning of the units from the shared boundary with no. 44 Mckenzie Street and further information relating to the exact use of the units and site amongst other matters. No formalised response was provided to the majority of the matters during the consideration of the planning application although it is noted that responses have now been provided as part of the submission for this notice of review. (iii) identify whether approval of the application would be subject to a Section 69 or Section 75 agreement and, if so, the purpose of the agreement which would be circulated to the LRB together with the draft conditions and reasons; The application is not subject to a Section 69 Agreement or Section 75 Agreement. Please see draft conditions and advisory notes at the end of this submission. (iv) identify whether an application if granted would require to be submitted to Scottish Ministers in terms of Planning Circular 3/2009 or under any statutory requirement; The application is not required to be submitted to Scottish Ministers. (v) advise whether a Coal Authority Notice and/or a “bad neighbour” notice is required if approval is granted; and No Coal Authority Notice or Bad Neighbour notice are required if approval is to be granted. (vi) please confirm that in relation to the original planning application, Development Management has complied with regulations 18 (notification by the planning authority), 19 (notification of minerals applications), 20 (publication of application by the planning authority) and 25 (consultation by the planning authority) of the Town and Country (Development Management Procedure)(Scotland) Regulations 2013. Page 20 of 60
Page 25
The Planning Authority has complied with the relevant regulations above. Site History 03/1080/PP - Erection of single storey industrial unit (Grant Subject to Conditions). 93/0063/AD - Erection of a non-illuminated free standing sign (Grant Subject to Conditions). Consultees Consultation responses were received from the Council’s Roads Development Service, the Council’s Environmental Protection Service, Network Rail, Scottish Water and the Health and Safety Executive (HSE). Copies of these consultation responses are provided as part of this submission. Neighbour Representations No neighbour representations received. National and Local Policies and Guidance to Consider National Planning Framework 4 – Policy 3 (Biodiversity) National Planning Framework 4 – Policy 4 (Natural Places) National Planning Framework 4 – Policy 6 (Forestry, Woodland and Trees) National Planning Framework 4 – Policy 9 (Brownfield, Vacant and Derelict land and Empty Buildings) National Planning Framework 4 – Policy 14 (Design, Quality and Place) National Planning Framework 4 – Policy 26 (Business and Industry) Renfrewshire Local Development Plan 2021 – Policy I1 (Connecting Places) Renfrewshire Local Development Plan 2021 – Policy I3 (Flooding and Drainage) Renfrewshire Local Development Plan 2021 – Policy P1 (Renfrewshire’s Places) Renfrewshire Local Development Plan 2021 – Policy ENV2 (Natural Heritage) Renfrewshire LDP 2021 - New Development Supplementary Guidance 2022 Renfrewshire Planning and Development – Tree Policy 2022 Page 21 of 60
Page 26
Draft Conditions and Advisory Notes Conditions 1. That the development hereby permitted must be begun within three years of the date of this permission. Reason: To be in compliance with Section 58 of The Town and Country Planning (Scotland) Act 1997 as amended by Section 32 of The Planning (Scotland) Act 2019. 2. That the site and the units shall be restricted to a use within Class 4 of Schedule 1 of the Town and Country Planning (Use Classes) (Scotland) Order 1997 and as amended thereafter. Reason: To enable the use to be adequately controlled and to remain compatible with the character of the surrounding area. 3. The design, installation and operation of any plant, machinery or equipment shall be such that noise associated with the development does not exceed Noise Rating Curve NR25 between the hours of 2300 to 0700 hours and NR 35 at all other times OR NR35 between the hours of 0700 and 2300 hours with no plant operating outwith these times, when measured within any dwelling in the vicinity of the development. Structure borne vibration from the proposed development shall be imperceptible within any dwelling in the vicinity of the development. For an explanation of noise rating curves, refer to BS 8233:2014 Sound insulation and noise reduction in buildings- code of practice, Annex B. Reason: To avoid noise disturbance in the interests of residential amenity. 4. Deliveries and collections by commercial vehicles shall not be made to or from the site between 2100 hours and 0700 hours Mondays to Saturdays and at no time on Sundays or other Bank or Public Holidays without the prior written consent of the Planning Authority. Reason: To avoid noise disturbance in the interests of residential amenity. 5. That no lighting shall be installed at the site until the developer has undertaken a survey to determine the impact of the lighting on neighbouring properties. The survey shall be based on the principles set out in British Standard BS EN 12193:2018 (incorporating corrigendum February 2019) Light and Lighting - Sports Lighting, or a method agreed by the Planning Authority. The survey shall be submitted for the written approval of the Planning Authority and shall include details of: - A description of the proposed lighting units including height, type, shape and luminous flux of the lights. Page 22 of 60
Page 27
- The luminance levels, both horizontal and vertical, on the illuminated part of the site to demonstrate that obtrusive light and glare does not adversely affect neighbouring properties. - The direction and aiming angle of each light and the upward waste light ratio for each light. - The Environmental Zone, as defined in the Institution of Lighting Engineers Publication - Guidance Notes for the Reduction of Obtrusive Light, within which the site falls. Only the approved lighting scheme shall thereafter be implemented on site, and no changes to the scheme shall take place without the written agreement of the Planning Authority. Reason: To ensure any lighting scheme installed at the site is appropriate in the interests of amenity. 6. Prior to the commencement of the development, details of pedestrian gates to be incorporated in the fence at the access to the site to allow access to both the existing and proposed units, shall be submitted to, and approved in writing by, the Planning Authority. Thereafter, the approved pedestrian gates shall be installed prior to the occupation of the units and shall be maintained as such for the lifetime of the development unless otherwise agreed in writing by the Planning Authority Reason: In the interests of pedestrian and road safety 7. Prior to the commencement of the development, details of on-site refuse collection arrangements and storage facilities, shall be submitted to, and approved in writing by, the Planning Authority. Thereafter, the approved refuse collection arrangements and storage facilities shall be installed prior to the occupation of the units and shall be maintained as such for the lifetime of the development unless otherwise agreed in writing by the Planning Authority Reason: To ensure the provision of adequate refuse collection and storage facilities within the site. 8. Prior to the commencement of the development, details of on-site cycle storage for staff and visitors, shall be submitted to, and approved in writing by, the Planning Authority. Thereafter, the cycle storage facilities shall be installed prior to the occupation of the units and shall be maintained as such for the lifetime of the development unless otherwise agreed in writing by the Planning Authority Reason: To ensure the provision of adequate cycle parking facilities within the site. Page 23 of 60
Page 28
9. That prior to the commencement of any development on site, full details of all hard and soft landscaping works shall be submitted to and approved in writing by the Planning Authority. The details shall include: - Details of all existing trees, shrubs and hedgerows, the methods by which retained trees, shrubs and hedgerows shall be protected during the construction phase, and confirmation of all trees, shrubs, and hedgerows to be removed. - The species, number and spacing of all proposed trees, shrubs, hedgerows, areas of grass/wildflower seeding, and turfing. For the avoidance of doubt this shall include compensation for any trees, shrubs, and hedgerows to be removed at a rate of one replacement tree and plant for every one tree and plant removed. - All areas of hard standing including location and materials. - A timetable for the implementation of the landscaping works. - A strategy for the future management and maintenance of all landscaped areas including provision for replacement of trees, shrubs, hedgerows and areas of grass/wildflower seeding and turfing if they were to become diseased, die, become seriously damaged or are removed within 5 years of being planted. The scheme shall thereafter be implemented as approved. No subsequent alterations to the approved landscaping scheme are to take place unless submitted to and approved in writing by the Planning Authority. Reason: In the interests of visual amenity and to ensure any trees, shrubs or hedgerows removed to accommodate the development are compensated for. Advisory Notes 1. Scottish Water - The applicant should refer to the Scottish Water advice for water capacity, waste water capacity, surface water and asset impact. Page 24 of 60
Page 29
MEMORANDUM Environment, Housing & Infrastructure Director: Gordon McNeil Tel: My Ref: CK/RD/LF Your Ref: 25/0035/PP Ask For: Roderick Donnelly Date: 21 February 2025 To: Ross Lee, Development Standards Manager Chief Executive’s Service From: Calum Keenan Senior Environmental Health Officer Environment, Housing and Infrastructure Application Number: 25/0035/PP LOCATION: Ferguslie Community Business Park,30 Mckenzie Street The plans are unclear, I do not know if there is lighting being installed and what the commercial units are being used for. Due to the house at 40 Mckenzie Street, this will be directly behind the commercial units and the houses located on Tannahill Rd and St Fergus Grove which is on the boarder of the land I propose. PAN 06 The design, installation and operation of any plant, machinery or equipment shall be such that noise associated with the development does not exceed Noise Rating Curve NR25 between the hours of 2300 to 0700 hours and NR 35 at all other times OR NR35 between the hours of 0700 and 2300 hours with no plant operating outwith these times, when measured within any dwelling in the vicinity of the development. Structure borne vibration from the proposed development shall be imperceptible within any dwelling in the vicinity of the development. For an explanation of noise rating curves, refer to BS 8233:2014 Sound insulation and noise reduction in buildings- code of practice, Annex B PAN. 07 Deliveries and collections by commercial vehicles shall not be made to or from the site between (e.g. 2300 hours) and (e.g. 0700 hours), (e.g. Mondays to Fridays/Saturdays and at no time on Sundays or other Bank or Public Holidays) without the prior written consent of the Planning Authority PAN. 16 It is recommended that the proposed development is not brought into use until the applicant undertakes a survey to determine the impact of floodlighting from the proposed development using the principles set out in British Standard BS EN 12193:2007 Light & Lighting - Sports Lighting, or a method agreed by the Planning Authority. Page 25 of 60
Page 30
The survey shall be submitted to and approved by the Planning Authority and shall include details of:- • a description of the proposed lighting units including height, type, shape and luminous flux of the floodlights. • the luminance levels, both horizontal and vertical, on the illuminated part of the site to demonstrate that obtrusive light and glare does not adversely affect neighbouring properties. • the direction and aiming angle of each floodlight and the upward waste light ratio for each light. • the Environmental Zone, as defined in the Institution of Lighting Engineers Publication – Guidance Notes for the Reduction of Obtrusive Light, within which the site falls. It is recommended that works which form part of the scheme viz. (define) are completed before the proposed development becomes operational, unless otherwise agreed by the Planning Authority. “The site of the proposed development may be affected by contamination due to the site (or part of it) having previously been used as a garage and an engineering works. It should be noted that these are not necessarily the only uses previously made of the site. Consequently, we recommend that the following conditions are attached to any planning consent: 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 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." Roderick Donnelly Environmental Health Officer Page 26 of 60
Page 31
Director of Environment, Housing & Infrastructure: Gordon McNeil Renfrewshire House Cotton Street, Paisley, PA1 1BR www.renfrewshire.gov.uk Page 27 of 60
Page 32
Renfrewshire Council, Dept DH, 4th Floor, Renfrewshire Council HQ, Cotton Street Paisley Renfrewshire PA1 1LL Advice : HSL-250528090041-322 Does Not Cross Any Consultation Zones Your Ref: 25/0035/PP Development Name: Erection of building comprising of 6 commercial units alongside parking and associated works Comments: The proposed development site which you have identified does not currently lie within the consultation distance (CD) of a major hazard site or major accident hazard pipeline; therefore at present HSE does not need to be consulted on any developments on this site. However, should there be a delay submitting a planning application for the proposed development on this site, you may wish to approach HSE again to ensure that there have been no changes to CDs in this area in the intervening period. This advice report has been generated using information supplied by James Weir at Renfrewshire Council - Dept DH on 28 May 2025. HSL-250528090041-322 Date enquiry processed :28 May 2025 (246999,664329) Page 28 of 60
Page 33
Chief Executive's Service Renfrewshire House Cotton Street, Paisley, PA1 1WB //www.renfrewshire.gov.uk Environment and Infrastructure Roads Development Team Our Ref: 25/0035/PP Observations on Planning Application Planning Contact Case Officer: Abbas Sabir Tel: Email: abbas.sabir@renfrewshire.gov.uk Roads Contact Name john everett App Ref: 25/0035/PP Date: 12 February 2025 App Rec’d: 22 January 2025 Applicant Mr S Martin Proposed Development Erection of building comprising of 6 commercial units alongside parking and associated works Location Ferguslie Community Business Park 30 Mckenzie Street Paisley Type of Consent Planning Permission (Local) RECOMMENDATION - DEFER DECISION Proposals Acceptable Y or N Proposals Acceptable Y or N Proposals Acceptable Y or N 1. General 3. New Roads 4. Servicing & Car Parking Provision & links for:- Pedestrian n (a) Widths n (a) Servicing Arrangements * Cyclists n (b) Pedestrian Provision n (b) Parking Provision * Public transport y (c) Layout (Horizontal/Vertical Alignment * (c) Layout of Parking Bays/ * garages Loading y (d) Drainage Parking n (d) Turning facilities (Circles/ Hammerheads y (e) Junction Details (Locations/ Radii/sightlines) n (a) General impact of y development (f) Provision for P.U. Services * 5. Signing (b) Safety Audit Required n (g) SUDS * (a) Location * (c) Traffic Impact Analysis n (h) other (b) Illumination * 2. Existing Roads (a) Pedestrian Provision n (b) Type of Connection (Road n Junc/Footway Crossing) (c) Locations(s) of Connection(s) y * (d) Sightlines y Comments The wider blue edged site is jam packed with vehicles associated with the current motor trade use of the existing industrial units on the site Page 29 of 60
Page 34
What happens to these vehicles if the red line part of the site redevelops - where do all the current cars go? What will the new units be used for ? 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 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 Details of refuse collection and storage should be provided Details of cycle storage should be provided for staff and visitors 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 Conditions * Notes for intimation to Applicant (i) Construction Consent (s21) REQUIRED / NOT REQUIRED (ii) Road Bond (S17)* REQUIRED / NOT REQUIRED (iii) Road Openings Permit (s56)* REQUIRED / NOT REQUIRED Signed ………………john everett…………….. Date ……………21/02/25………………….. pp Head of Operations & Infrastructure Page 30 of 60
Page 35
SW Public General Tuesday, 18 February 2025 Local Planner Renfrewshire Council (Planning Authority) Renfrewshire Council Paisley PA1 1AN Dear Customer, Ferguslie Community Business Park, 30 Mckenzie Street, Paisley, PA3 1LP Planning Ref: 25/0035/PP Our Ref: DSCAS-0126967-R7Z Proposal: Erection of building comprising of 6 commercial units alongside parking and associated works Please quote our reference in all future correspondence Scottish Water has no objection to this planning application. 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 • This proposed development is within the Laighpark Paisley Water Treatment Works catchment. 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 Waste Water Capacity Assessment • There is currently sufficient capacity for a foul only connection in the Blairlinnans Waste 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. 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 Page 31 of 60
Page 36
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. When planning permission has been granted and a formal connection application has been submitted, 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 refer to our guides which can be found at https://www.scottishwater.co.uk/Help-and-Resources/Document-Hub/Business-and- Developers/Connecting-to-Our-Network which detail our policy and processes to support the application process, evidence to support the intended drainage plan should be submitted at the technical application stage where we will assess this evidence in a robust manner and provide a decision that reflects the best option from environmental and customer perspectives. For reasons of sustainability and to protect our customers from potential future sewer flooding, Scottish Water will typically require surface water to be eliminated from any new discharges of trade effluent. Asset Impact Assessment Scottish Water records indicate that there is live infrastructure in the proximity of your development area that may impact on existing Scottish Water assets. • 225mm surface water sewer • 225mm combined sewer • 63mm MDPE water main The applicant must identify any potential conflicts with Scottish Water assets and contact our Asset Impact Team via our Customer Portal for an appraisal of the proposals. The applicant should be aware that any conflict with assets identified will be subject to restrictions on proximity of construction. Please note the disclaimer at the end of this response. Written permission must be obtained before any works are started within the area of our apparatus. Page 32 of 60
Page 37
SW Public General Next Steps: • 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 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 Page 33 of 60
Page 38
SW Public General 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." Supplementary Guidance • 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 Development Operations 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. • The developer should also be aware that Scottish Water requires land title to the area of land where a pumping station and/or a Sustainable Drainage System (SUDS) proposed to vest in Scottish Water is constructed. • Please find information on how to submit application to Scottish Water at our Customer Portal. Page 34 of 60
Page 39
From: LUP enquiries Sent: 13 February 2025 11:49 To: DC <dc@renfrewshire.gov.uk> Subject: Re: Consultation Letter for Planning Application Ref:25/0035/PP at Ferguslie Community Business Park,30 Mckenzie Street Dear Sir or Madam Thank you for your email seeking HSE's observations on application 25/0035/PP HSE is a statutory consultee for certain developments within the consultation distance of major hazard sites and major accident hazard pipelines, and has provided planning authorities with access to the HSE Planning Advice Web App - https://pa.hsl.gov.uk/ - for them to use to consult HSE and obtain HSE’s advice. I would be grateful if you would ensure that the HSE Planning Advice Web App is used to consult HSE on this planning application and any future developments including any which meet the following criteria, and which lie within the consultation distance (CD) of a major hazard site or major hazard pipeline. • residential accommodation; • more than 250m2 of retail floor space; • more than 500m2 of office floor space; • more than 750m2 of floor space to be used for an industrial process; • transport links; • or which is otherwise likely to result in a material increase in the number of persons working within or visiting the notified area. There are additional areas where HSE is a statutory consultee. For full details, please refer to annex 2 of HSE's Land Use Planning Methodology: www.hse.gov.uk/landuseplanning/methodology.htm NB HSE is a statutory consultee with regard to building safety (in particular to fire safety aspects) for planning applications that involve a relevant building. A relevant building is defined in the planning guidance at gov.uk as: • containing two or more dwellings or educational accommodation and • meeting the height condition of 18m or more in height, or 7 or more storeys If the planning application relates to Fire Statements and applications relating to relevant buildings, then these are not dealt with by the Land Use Planning team and instead they should be sent to PlanningGatewayOne@hse.gov.uk There is further information on compliance with the Building Safety Bill at https://www.gov.uk/guidance/fire-safety-and-high-rise-residential-buildings-from-1- august-2021 . Page 35 of 60
Page 40
Regards Sue Howe HSE's Land Use Planning Support Team Health and Safety Executive | Chemicals, Explosives and Microbiological Division 5 lupenquiries@hse.gov.uk For HSE's Land Use Planning Advice Terms and Conditions, please click on the following link HSE's Planning Advice Web App - Login (hsl.gov.uk) and then click on 'terms and conditions'. From: dc@renfrewshire.gov.uk <dc@renfrewshire.gov.uk> Sent: 12 February 2025 09:59 To: LUP enquiries Subject: Consultation Letter for Planning Application Ref:25/0035/PP at Ferguslie Community Business Park,30 Mckenzie Street Dear Health And Safety Executive Please find attached important information from Renfrewshire Council with regards to the planning application submitted on 22 January 2025. The documentation relating to the application can be reviewed online through the Council's Public Access web site, if you have registered as a Consultee on the system you directly input your comments to the case through this web site. Kind regards Renfrewshire Council Renfrewshire House, Cotton Street, Paisley, PA1 1JD Page 36 of 60
Page 41
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 100690961-001 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 Construction of 6No Commercial Units and Associated Parking Page 37 of 60
Page 42
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: * EmAjine Architecture Ltd Mr ANDY S CORRIGAN MARTIN OAKWOOD AVENUE Beith Road 9 62 The Design Studio PA2 9NG PA5 0RH United Kingdom Scotland PAISLEY Johnstone Page 38 of 60
Page 43
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 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. 2384.50 Unstructured Open Space Renfrewshire Council Land Adjacent to McKenzie Street Paisley 664316 246976 Page 39 of 60
Page 44
Page 4 of 8 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. 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 0 34 Page 40 of 60
Page 45
Page 5 of 8 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 All Types of Non Housing Development – Proposed New Floorspace Does your proposal alter or create non-residential floorspace? * Yes No All Types of Non Housing Development – Proposed New Floorspace Details For planning permission in principle applications, if you are unaware of the exact proposed floorspace dimensions please provide an estimate where necessary and provide a fuller explanation in the ‘Don’t Know’ text box below. Please state the use type and proposed floorspace (or number of rooms if you are proposing a hotel or residential institution): * Gross (proposed) floorspace (In square meters, sq.m) or number of new (additional) Rooms (If class 7, 8 or 8a): * If Class 1, please give details of internal floorspace: Net trading spaces: Non-trading space: Total: If Class ‘Not in a use class’ or ‘Don’t know’ is selected, please give more details: (Max 500 characters) Schedule 3 Development Does the proposal involve a form of development listed in Schedule 3 of the Town and Country Yes No Don’t Know Planning (Development Management Procedure (Scotland) Regulations 2013 * If yes, your proposal will additionally have to be advertised in a newspaper circulating in the area of the development. Your planning authority will do this on your behalf but will charge you a fee. Please check the planning authority’s website for advice on the additional fee and add this to your planning fee. If you are unsure whether your proposal involves a form of development listed in Schedule 3, please check the Help Text and Guidance notes before contacting your planning authority. Planning Service Employee/Elected Member Interest Is the applicant, or the applicant’s spouse/partner, either a member of staff within the planning service or an Yes No elected member of the planning authority? * Refuse collection and recycling will be provided under the guidance of the local authority cleansing department Class 4 Business (Office/Light Industry) 440 Page 41 of 60
Page 46
Page 6 of 8 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: ANDY CORRIGAN On behalf of: Mr S MARTIN Date: 22/01/2025 Please tick here to certify this Certificate. * Checklist – Application for Planning Permission Town and Country Planning (Scotland) Act 1997 The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 Please take a few moments to complete the following checklist in order to ensure that you have provided all the necessary information in support of your application. Failure to submit sufficient information with your application may result in your application being deemed invalid. The planning authority will not start processing your application until it is valid. a) If this is a further application where there is a variation of conditions attached to a previous consent, have you provided a statement to that effect? * Yes No Not applicable to this application b) If this is an application for planning permission or planning permission in principal where there is a crown interest in the land, have you provided a statement to that effect? * Yes No Not applicable to this application c) If this is an application for planning permission, planning permission in principle or a further application and the application is for development belonging to the categories of national or major development (other than one under Section 42 of the planning Act), have you provided a Pre-Application Consultation Report? * Yes No Not applicable to this application Page 42 of 60
Page 47
Page 7 of 8 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) 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) Page 43 of 60
Page 48
Page 8 of 8 Declare – For Application to Planning Authority I, the applicant/agent certify that this is an application to the planning authority as described in this form. The accompanying Plans/drawings and additional information are provided as a part of this application. Declaration Name: Mr ANDY CORRIGAN Declaration Date: 22/01/2025 Payment Details Online payment: 102772 Payment date: 22/01/2025 12:28:46 Created: 22/01/2025 12:28 Page 44 of 60
Page 49
Finance & Resources Director: Alastair MacArthur CPFA Head of Corporate Governance: Mark Conaghan LLB (Hons) Dip LP Renfrewshire House, Cotton Street, Paisley PA1 1TT www.renfrewshire.gov.uk PROCEDURE NOTICE OF RENFREWSHIRE COUNCIL LOCAL REVIEW BODY REQUEST FOR WRITTEN SUBMISSIONS Proposal: Construction of 6 commercial units and associated parking, Class 4 Business (Office/Light industry) Location: Ferguslie Community Business Park, 30 Mckenzie Street, Paisley Application Type: Planning Permission Application Number: 25/0035/PP This Procedure Notice is given to the following: (1) Mr S Martin 62 Beith Road Johnstone PA5 0RH The Applicant (2) David Love Chief Planning Officer Renfrewshire Council Cotton Street Paisley The Planning Authority of Renfrewshire Council (3) John Everett Supervisory Engineer Chief Executives Service - Roads Division Renfrewshire Council Cotton Street Paisley (4) Calum Keenan Senior Environmental Health Officer Environment, Housing & Infrastructure Renfrewshire Council Cotton Street Paisley Item 2(c) LRB140825 Page 45 of 60
Page 50
Finance & Resources Director: Alastair MacArthur CPFA Head of Corporate Governance: Mark Conaghan LLB (Hons) Dip LP Renfrewshire House, Cotton Street, Paisley PA1 1TT www.renfrewshire.gov.uk At a meeting on 17 June 2025, Renfrewshire Council’s Local Review Body (the “LRB”) determined, in terms of Regulation 12 of the Town and Country Planning (Schemes of Delegation and Local Review Procedure) (Scotland) Regulations 2013 (the “2013 Regulations”) that the review documents before it did not provide sufficient information to enable it to determine the review of the above Planning Application. In accordance with Regulation 13 of the 2013 Regulations the LRB determined that the review should proceed by way of further written submissions. This Procedure Notice requires the applicant to provide, by no later than 22 July 2025, a written submission to the LRB providing clarity relative to the following issues associated with the proposal: ▪ clarity relating to the cars currently on site – are they part of the operation of adjacent units? Do they come and go? Are the cars in question parked there on a permanent basis? ▪ Details of the impact of any proposed lighting on neighbouring properties. ▪ Submission of report detailing ground conditions, stability and contamination. ▪ Details of bin storage and refuse collection arrangements. ▪ Details of cycle storage for staff and visitors. ▪ Elevation plan showing the proposed development in context with neighbouring properties. The relevant authorities will be afforded a period of 14 days from receipt of a copy of the Procedure Notice Response to submit to the LRB written comments in reply to the applicant’s response to the Procedure Notice, and if doing so, must provide a copy of those comments to the applicant. All responses may be sent electronically to the following email addresses: For the LRB: democratic-services@renfrewshire.gov.uk For the Applicant: andy.corrigan37@gmail.com For the Planning Authority: david.love@renfrewshire.gov.uk For the Roads Authority: john.everett@renfrewshire.gov.uk For the Environmental Health Authority : calum.keenan@renfrewshire.gov.uk Following receipt of the further information requested and any comments submitted, the review application will be submitted to a Special meeting of the LRB to be held in the Council Chambers, Renfrewshire House, Cotton Street, Paisley at 11am on 14 August 2025. Page 46 of 60
Page 51
T +44 (0) 7729 805101 E emajine@consultant.com 9 Oakwood Avenue Paisley PA2 9NG E m A j i n e A r c h i t e c t u r a l D e s i g n & G u i d a n c e PROCEDURE NOTICE OF RENFREWSHIRE COUNCIL LOCAL REVIEW BODY REQUEST FOR WRITTEN SUBMISSIONS Proposal: Construction of 6 commercial units and associated parking, Class 4 Business (Office/Light industry) Location: Ferguslie Community Business Park, 30 Mckenzie Street, Paisley Application Type: Planning Permission Application Number: 25/0035/PP Please find enclosed the response to the LRB request for written submissions. Clarity relating to the cars currently on site – are they part of the operation of adjacent units? Do they come and go? Are the cars in question parked there on a permanent basis? There are a number of cars and other paraphernalia located at the western boundary of the application site. The applicant is currently arranging for this area to be cleared of all cars and debris. This area requires to be assessed as part of the engineering and geotechnical processes. Details of the impact of any proposed lighting on neighbouring properties. The existing commercial units and access road do not form part of the adoptable highways system and are not illuminated to adoptable standards. The current units are illuminated by means of individual fixed downwards facing bulkhead lighting. It would be the applicant’s proposals to fit a similar system to the proposed unts. However should this not be acceptable then any alternative proposal could be implemented via any associated condition. Submission of report detailing ground conditions, stability and contamination. 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 Item 2(d) LRB140825 Page 47 of 60
Page 52
T +44 (0) 7729 805101 E emajine@consultant.com 9 Oakwood Avenue Paisley PA2 9NG E m A j i n e A r c h i t e c t u r a l D e s i g n & G u i d a n c e 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 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." It is the applicants agreement that all pre commencement conditions will be following and that the appropriate professional consultant employed to carry out all the appropriate testing regimes in accordance with the aforementioned conditions. The process of undertaking a full Geo-environmental investigation is a 4 to 6 month process and in part is dependent on atmospheric condition to complete gas monitoring. As the Application for Notice of Review process has a fixed timescale, it will not be possible to complete this process by the 22nd of July 2025. This process has been implemented and the formal finding will be issued to Environmental Protection in due course for approval. Details of bin storage and refuse collection arrangements. The applicant has liaised directly with both Renfrewshire Council Commercial Waste Services and Willian Tracey directly. We can confirm that subject to any condition or agreement, the applicant will implement a refuse and recycling regime for the new commercial units. An area has been set aside and is located on the northern boundary, adjacent to the existing units. This area is identified as the location where the new communal bins will be located and is shown on the revised plan SMM_OS_03 (03-24) Rev A which is enclosed for information. Page 48 of 60
Page 53
T +44 (0) 7729 805101 E emajine@consultant.com 9 Oakwood Avenue Paisley PA2 9NG E m A j i n e A r c h i t e c t u r a l D e s i g n & G u i d a n c e Details of cycle storage for staff and visitors. An area has been located immediately adjacent to the existing site access. This area has been identified as the location or a proposed Cycle Storage area for staff and visitors. This area can be increased is size as required by and agreement or condition. The area is shown on the revised plan SMM_OS_03 (03-24) Rev A which is enclosed for information. Elevation plan showing the proposed development in context with neighbouring properties. Please find enclosed an additional copy of drawing SMM_OS_04 (03-24) which shows the Street View and how the proposals site with the adjacent property at number 44 McKenzie Street. Page 49 of 60
Page 54
Page 50 of 60
Page 55
Item 2(d) LRB140825 Page 51 of 60
Page 56
Page 52 of 60
Page 57
Item 2(d) LRB140825 Page 53 of 60
Page 58
Page 54 of 60
Page 59
MEMORANDUM Environment, Housing & Infrastructure Director: Gordon McNeil Tel: My Ref: CK Your Ref: LRB01.25 Ask For: Calum Keenan Date: 17 July 2025 To: Robert Devine, Senior Committee Services Officer, Finance & Resources From: Calum Keenan Senior Environmental Health Officer Environment, Housing and Infrastructure Application Number: LRB01.25 LOCATION: Ferguslie Community Business Park, 30 McKenzie St, Paisley There are no assessments included to be reviewed by Environmental Health. However, I would agree with the applicant that the requirement for a Site Investigation Report and Remediation Strategy would be best placed as a condition on any consent and need not be a reason for refusal. The comments related to lighting do not assist in reviewing whether there the development, as proposed, will result in a loss of amenity due to lighting nuisance, however, this is something that can be achieved, and therefore need not be a reason for refusal. I trust that this sets out the current position from an Environmental Health perspective. Calum Keenan Senior Environmental Health Officer Director of Environment, Housing & Infrastructure: Gordon McNeil Renfrewshire House Cotton Street, Paisley, PA1 1BR www.renfrewshire.gov.uk Item 2(e) LRN140825 Page 55 of 60
Page 60
Page 56 of 60
Page 61
From: Stephen Boyle To: Robert Devine; David Love; John Everett Cc: Ross Graham - Legal Subject: FW: Notice of Review LRB01,25 Date: 25 July 2025 12:07:39 Attachments: Application for Notice of Review 01.pdf SMJ_OS_04 A3 @ 1-200.pdf SMM_OS_03 ( 1-500 @ A3 ) Rev A.pdf Morning Robert, From the written submissions I would offer the following comments in red to the points appropriate for the Roads Development Team 1. Clarity relating to the cars currently on site – are they part of the operation of adjacent units? Do they come and go? Are the cars in question parked there on a permanent basis? There are a number of cars and other paraphernalia located at the western boundary of the application site. The applicant is currently arranging for this area to be cleared of all cars and debris. This area requires to be assessed as part of the engineering and geotechnical processes. The current development site provides an area where cars associated with the industrial units operating within the motor trade can be stored. By developing this area the land will no longer be available and could result in issues with parking which may result in on street and pavement parking which would not be supported. A parking strategy for the wider site may be needed, with areas identified where the existing businesses can use to store vehicles that is not impacted by this development. 2. Details of bin storage and refuse collection arrangements. The applicant has liaised directly with both Renfrewshire Council Commercial Waste Services and Willian Tracey directly. We can confirm that subject to any condition or agreement, the applicant will implement a refuse and recycling regime for the new commercial units. An area has been set aside and is located on the northern boundary, adjacent to the existing units. This area is identified as the location where the new communal bins will be located and is shown on the revised plan SMM_OS_03 (03-24) Rev A which is enclosed for information. No swept path analysis has been submitted that demonstrates a refuse vehicle can enter and exit the site in a forward gear. The bin store location is isolated from unit closest to McKenzie Street and may not be used, resulting in these units having bins Item 2(e) LRN140825 Page 57 of 60
Page 62
fronting their property. 3. Details of cycle storage for staff and visitors. An area has been located immediately adjacent to the existing site access. This area has been identified as the location or a proposed Cycle Storage area for staff and visitors. This area can be increased is size as required by and agreement or condition. The area is shown on the revised plan SMM_OS_03 (03-24) Rev A which is enclosed for information. The location of the cycle parking is not central to the development and isolated from unit 6. Consideration should be given to providing a 2nd cycle parking facility at unit 6 that would cater for the units within the site and provide passive safety, ensuring staff and visitors feel comfortable to leave bicycles at this location. No details of the specification of the cycle storage have been provided and a condition should be included requesting that prior to works starting on site full details of the cycle storage shall be provided including the specification and location. Kind regards Stephen From: Robert Devine Sent: 10 July 2025 08:26 To: David Love <david.love@renfrewshire.gov.uk>; John Everett <john.everett@renfrewshire.gov.uk>; Stephen Boyle <stephen.boyle@renfrewshire.gov.uk>; Calum Keenan <calum.keenan@renfrewshire.gov.uk>; Roderick Donnelly <roderick.donnelly@renfrewshire.gov.uk> Cc: Ross Graham - Legal <ross.graham@renfrewshire.gov.uk> Subject: Notice of Review LRB01,25 Page 58 of 60
Page 63
Attached for assessment by you are copies of the responses submitted by the applicant to the Procedure Notice issued in respect of LRB01.25. I shall be obliged if you will provide me with a copy of your assessment asap and certainly no later than 25 July 2025 so that it can be included in the paperwork circulated to elected members to assist determination of the proposal. Regards Robert Robert Devine Senior Committee Services Officer Renfrewshire Council Renfrewshire House Cotton Street Paisley 0141 487 1117 robert.devine@renfrewshire.gov.uk Page 59 of 60
Page 64
Page 60 of 60