Renfrewshire Council

SUMMARY OF APPLICATIONS TO BE CONSIDERED BY THE PLANNING & PROPERTY POLICY BOARD ON 08/11/2016 APPN. NO: WARD: APPLICANT: LOCATION: PROPOSAL: Item No.

16/0655/PP Arora Management Former Clansman Club, Erection of part single A1 Services Limited Abbotsinch Road, Paisley storey, part two storey Ward 4: Paisley immigration holding North West facility (Class 8) with associated access, hard standing, fence, gate RECOMMENDATION: GRANT subject to conditions and landscaping

16/0639/PP Robertson Homes Land at North West end Erection of residential A2 Limited of, King's Inch Road, development Ward1: Renfrew Renfrew comprising 120 flats North with associated roads, drainage and landscaping RECOMMENDATION: GRANT subject to conditions

16/0612/PP Keepmoat Homes & Site on South Eastern Erection of residential A3 Clowes Development boundary of junction with development Ward 4: Paisley Fleming Street, New comprising 116 North West Inchinnan Road, Paisley dwellinghouses and 66 flats including roads, footpaths, open space RECOMMENDATION: GRANT subject to conditions and associated works.

16/0644/PP SC TS Scotland Football Ground, St Regulation 11 renewal A4 Limited Mirren Football Club, application of approval Ward 4: Paisley Love Street, Paisley, PA3 13/0431/PP, for North West 2EA residential development with associated car parking, landscaping RECOMMENDATION: Disposed to grant and vehicular and pedestrian access (in principle).

16/0423/PP Paterson Partners Site at Whitelint Gate, Erection of a retail store A5 Johnstone Road, Bridge including new access, Ward 9: Houston, of Weir petrol filling station and Crosslee, Linwood cycle hub. (Planning and permission in principle) Ward 10: Bishopton, BoW, Langbank

RECOMMENDATION: Refuse

Printed: 31/10/2016 Page 1 of 2 APPN. NO: WARD: APPLICANT: LOCATION: PROPOSAL: Item No.

16/0571/PP Paterson Partners & Site at Whitelint Gate, Erection of residential A6 Barratt/David Wilson Johnstone Road, Bridge development (in principle) Homes of Weir Ward 9: Houston, Crosslee, Linwood and Ward 10: Bishopton, BoW, Langbank

RECOMMENDATION: Refuse

16/0568/PP The Good Shepherd Residential School Erection of residential A7 Centre Accommodation, The development (in Ward 10: Good Shepherd Centre, principle) Bishopton, BoW, Greenock Road, Langbank Bishopton, PA7 5PF

RECOMMENDATION: Refuse

Total Number of Applications to be considered = 7

Printed: 31/10/2016 Page 1 of 2 AgendaItemA1

Planning Application: Report of Handling

Application No. 16/0655/PP

KEY INFORMATION Report by Director of Development and Housing Services

Ward PROPOSAL: ERECTION OF PART SINGLE STOREY, PART TWO STOREY IMMIGRATION HOLDING FACILITY (CLASS 8) 4 Paisley North West WITH ASSOCIATED ACCESS, HARD STANDING, FENCE, GATE AND LANDSCAPING

Applicant LOCATION: FORMER CLANSMAN CLUB, ABBOTSINCH ROAD, PAISLEY Arora Management Services Limited APPLICATION FOR: FULL PLANNING PERMISSION World Business Centre 2 Newall Road Heathrow Airport Hounslow TW6 2SF

Registered: 29/09/2016

RECOMMENDATION

Grant subject to conditions.

© Crown Copyright and database right 2013. All rights reserved. Ordnance Survey Licence number 100023417. SUMMARY OF REPORT x The site lies within an area covered by Policy E2 ‘Glasgow Airport FraserCarlin Investment Zone’ and Policy E5 ‘Glasgow Airport Operational Land’. HeadofPlanningand x There have been 297 letters of objection. Housing x There has been no adverse comment from any of the consultees. x The proposals in terms of height, scale, massing, external finish and boundary treatments are not considered to introduce incongruous or intrusive elements. Access, parking and other infrastructure constraints have been adequately addressed. The proposals are not assessed as having an unacceptable impact on the immediately adjacent or surrounding uses.

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Application Ref. 16/0655/PP

Description comprise of a mix of single, double and This application seeks planning four person rooms with a total of 51 bed permission for the erection of a part single spaces. Twelve of the bedrooms are for storey, part two storey immigration holding males, five for females, and one disability facility (Class 8) with associated access, standard bedroom/bathroom. Ancillary hard standing, boundary fence and facilities include TV/internet/lounge areas, landscaping on the site of the former toilets and shower rooms; laundry; kitchen Clansman Club, Abbotsinch Road, and dining area; interview rooms; faith Paisley. room; medical room; entrance reception; property store; plant rooms; and staff The application site is vacant, flat and offices and ancillary accommodation. The extends to 0.54 hectares in area. supporting statement indicates that Perimeter boundary treatment consists of approximately 60 permanent jobs would a chain link fence, with mature trees along be associated with the facility. the western, southern and eastern boundaries. In terms of surrounding land In a covering letter the Home Office has uses, the site is bound by a vehicle also set out their wider strategic objectives parking area to the south, the White Cart and provided a context for the proposals. Water to the east, an Air Cargo Centre to It is explained that the power to detain the north, and Abbotsinch Road to the derives from the Immigration Acts 1971 west with further warehouse and and 2002. Whilst there is no fixed statutory distribution uses beyond. time limit on the duration of detention under immigration powers, the power to The proposed facility would be positioned detain must be exercised in accordance in the north eastern corner of the site. It with the principle set out in domestic case- would be predominantly two stories in law, ECHR and Home Office policy which height, with a single storey element dictate that detention should only be used projecting from the rear elevation. It would as a last resort and for the shortest period incorporate a dual pitched roof which necessary. It comments that there will be measures 7.5m in height at eaves level, provision for exercise and fresh air and the and 11.5m in height at the ridge line. The short-term holding facility will have 'T-form' building plan would be 750 square sufficient amenities to cater for detainees metres in area. In terms of finishes, the for up to one week - the maximum period building would be clad in different allowed for detention in such an coloured render panels. The remainder of establishment. No families with children the site would be predominantly hard will be accommodated and the men and standing, with additional low level women will be separated in their own landscaping and tree planting. A total of discrete areas. 68 car parking spaces are proposed. Three access points would be formed from Detention is used for individuals from the Abbotsinch Road, comprising of a 'one- following principal categories: way' arrangement with an entrance and an x Detaining Foreign National exit and an emergency access. The Offenders scheduled to be perimeter of the site would be bounded by deported; a 3.6m high palisade fence. x Preventing absconders at a critical time before administrative The applicant’s supporting statement removal. advises that the accommodation would provide 20 bedrooms and ancillary It is stated that a significant Home Office accommodation to be used as a short- objective in developing this site is to term immigration holding facility for the enable the closure of Dungavel Home Office. The 20 bedrooms would

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Application Ref. 16/0655/PP

Immigration Removal Facility in Objections/ Strathaven as the facility is under utilised. Representations A total of 297 representations have been History received from a range of individuals, an 05/1340/PP - Change of use from private MSP, and from groups including Positive licensed social club to van hire depot Action in Housing, Scottish Refugee comprising the erection of an office Council, Equality Network, Asylum Seeker building, a maintenance building, 2.4m Housing Project and Your First Advocacy, high palisade fencing and the formation of all of which object to the proposed hardstanding, wash bays and a fuel development. One letter of representation dispenser. Granted subject to conditions expresses support for the development. 04/04/2006. The matters raised in the letters of Policy and Material representation can be generally divided Considerations into two categories; firstly those which raise general matters of concern relating Development Plan to the wider operation of the immigration system nationally and to the treatment of Glasgow and the Clyde Valley Strategic detainees; and secondly, those which Development Plan May 2012 raise specific land use planning Schedule 2 - Strategic Economic considerations. Investment Locations In terms of the former of these two Adopted Renfrewshire Local Development categories, the substance of the Plan August 2014 objections can be summarised as relating Policy E2 - Glasgow Airport Investment to the following matters:- Zone Policy E5 - Glasgow Airport Operational x imprisoning refugees and asylum Land seekers is a breach of human rights; Policy I5 - Flooding and Drainage Policy ENV2 - Natural Heritage x that the Scottish Government's Cabinet Secretary for Communities, New Development Supplementary Social Security and Equalities has Guidance expressed opposition and argued that Economic Development Criteria it will have serious effects on the Airport detainees mental health; Flooding and Drainage x that detention is unethical; Contaminated Land x the inhumane treatment of Trees, Woodland and Forestry detainees; x the migration system is unjust, Other Material Considerations abusive, infringes human rights, and Scottish Planning Policy, the letters of results in physical and mental health representation where material to planning, issues; and the views of the consultees. x that detention has no proven benefits; Publicity x the threats on social media of The Council has undertaken neighbour noisy and disruptive protests outside notification in accordance with the the facility and the policing of such requirements of the legislation. protests; x that there is no need for such a facility;

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Application Ref. 16/0655/PP

x that there are no statutory (8) Environmental and ecological matters regulations which govern such uses; have not been properly addressed and the x that the development would be proposals will result in a loss of trees; expensive with no proven benefit; (9) The development would result in a loss x that replacing Dungavel Detention of commercial/industrial space, and the Centre is not the solution; site would be better used for light x that the development would hinder industry/business development; the ability of detainees to access legal (10) It has not been demonstrated why the representation; site is clearly required for operational, x that the estate for detention functional, safety or security concerns; purposes is already excessive; (11) Proper consultation has not been x that the proposal is not in undertaken; accordance with the Council's (12) The proposal will undermine the Corporate Social Responsibility Policy; image of the area, and deter further and investment in the airport; x that the proposals will set an (13) The application is procedurally flawed undesirable precedent. as the application form has not been published on the Council's website; In terms of the latter of the two categories, (14) The application should be referred to the substance of the objections can be Scottish Ministers; summarised as relating to the following (15) There is little evidence of other similar matters:- applications being approved by other local authorities; (1) The proposal is contrary to the (16) The development will put pressure on Strategic and Local Development Plan, existing community facilities; and Scottish Planning Policy; (17) There is insufficient amenity for those (2) The proposal will have a detrimental residing in the facility; impact on the amenity of neighbours (by (18) Protests at the site would disrupt the increasing noise and disturbance, crime transport network and affect the function and anti-social behaviour); and that the of the airport; proposal is an inappropriate use within a (19) The proposal would increase the fear residential area and would adversely of crime through potential escapes; and affect neighbouring residents in terms of (20) If a detention centre has to be built it noise and disturbance; should not be in an already deprived area (3) Traffic, congestion, parking, but instead in Newton Mearns or infrastructure, access, and impact of Whitecraigs. construction works would all be adversely affected and the site has poor Consultations accessibility; Director of Community Resources (4) Flood risk, surface and foul water (Environmental Services) - No objection drainage have not been properly subject to condition(s) in respect of considered; contaminated land. (5) The proposal will have little economic benefit, and will not create many jobs; and Director of Community Resources would adversely affect tourism and airport (Roads Design) - The submitted Flood security; Risk Assessment and Drainage Impact (6) That inadequate public consultation Assessment are accepted. It is has been undertaken; recommend that condition(s) be applied to (7) The visual impact and appearance of ensure compliance with the building would be out of keeping with the recommendations of the assessments. character of area;

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Application Ref. 16/0655/PP

Director of Community Resources Phase II Site Investigation - Summary of (Roads Traffic) - No objections subject to site contamination and proposed condition(s) in respect of resurfacing of the mitigation measures. footpath fronting the site, cutting back of trees which overhang the footway, and the Planning Obligation Summary - Not maintenance of an appropriate visibility applicable. splay at the proposed exit. Scottish Ministers Direction - Not Glasgow Airport Safeguarding - No applicable. objections subject to a condition in respect of landscaping works. Environmental Assessment The proposed development has been Summary of main issues screened against the Town and Country Environmental Statement - Not applicable. Planning (Environmental Impact Assessment) (Scotland) Regulations 2011 Appropriate Assessment - Not applicable. in order to establish whether the development would require an Design and Access Statement - Provides Environmental Impact Assessment. On further background to the development analysis, it is concluded that the proposed proposal in respect of site context, design development would not have a significant evaluation, sustainability and access. environmental impact. An Environmental Impact Assessment is not therefore Other Assessments required. Flood Risk Assessment - Concludes that there is no significant flood risk to the site Assessment provided a minimum finished floor level of Section 25 of the Town and Country 5.3m is adopted. Planning (Scotland) Act 1997 states that when determining an application, the Drainage Impact Assessment - States planning authority's decision must be that appropriate source control of surface made in accordance with the development water has been achieved, with no plan unless material considerations detrimental impact on the sewerage indicate otherwise. network or the White Cart Water. In considering planning applications, a Planning Statement - Assesses the Local Planning Authority is limited to development against relevant considering the impact of the development plan policies. The applicant development on the site, its immediate suggests that the proposed use is surroundings and having regard to the appropriate in this location given the Development Plan and to any other operational link between the airport and material planning consideration. Moral, the function of the proposed facility. political and ideological considerations are not material for planning purposes. A Tree Survey - Provides a schedule of material planning consideration is one treeworks, and specifies trees which which should serve or be related to the should be retained and those which purpose of planning and it should require to be felled. therefore relate to the use and development of land; and it should relate Phase I Environmental Assessment - to the particular application. The weight to States that there is a medium to high be accorded to a material consideration potential for soil and groundwater will depend on the particular facts of the contamination on the site from historical case. activities.

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Application Ref. 16/0655/PP

Scottish Government Circular 3/2013 surround the site. The proposed offers advice on defining a material development is therefore considered to be planning consideration and sets out that acceptable at this location in land use the planning system operates in the long terms, and complies in principle with the term public interest. The planning system relevant Strategic and Local Development does not exist to protect the interests of Plan policies. one person or business against the activities of another. The Circular also All developments must also be assessed states that the basic question is whether against the relevant criteria within the New the proposal would unacceptably affect Development Supplementary Guidance. the amenity and existing use of land and buildings which should be protected in the In terms of the Economic Development public interest. Legitimate public concern Criteria, it is noted that the proposed expressed on relevant planning matters is development will facilitate the reuse of a a material consideration. derelict site which has lain vacant for some time. Whilst the proposal in not a The Glasgow and Clyde Valley Strategic 'mainstream' use in terms of commercial, Development Plan designates the industrial or business related activities the Glasgow International Airport Zone as a development has the potential to result in Strategic Economic Investment Location, employment creation, with up to 60 with business and financial services, permanent jobs to be created and distribution and logistics, life sciences and therefore would have an indirect economic green technologies identified as key benefit. Although development of the site sectors for the growth of the area. The for a detention facility would preclude this purpose of the Strategic Development particular site's development for other Plan is to provide the overall framework 'mainstream' economic development uses within which Local Development Plans are such as cargo or freight handling, storage, formulated. Within the Renfrewshire Local distribution or industrial, office or business Development Plan, the application site is uses, there is no tangible evidence that situated within the Glasgow Airport the proposed facility, if implemented, Investment Zone and Glasgow Airport would deter or discourage other economic Operational Land as designated by development activity in the surrounding Policies E2 and E5 respectively. Within area. these areas, there is a presumption in favour of uses which are compatible with The development is not considered to and do not compromise the airport's have a significant environmental impact, functionality. and it has been screened against the Town and Country Planning In this instance, there is considered to be (Environmental Impact Assessment) an identified functional link between the (Scotland) Regulations 2011 in this proposed use and the airport. Given the regard. role and operational requirements of the immigration holding facility, ease of With regard to the Airport Development access to the airport is advanced as being Criteria, it has been demonstrated that the required in order to ensure an efficient principle of the proposed use is transfer of detainees from the holding acceptable at this location given its facility to other removal centres within the functional link with the airport. In view of UK. I have no evidence to contradict this the above, the proposed development is being the case. In this context it is not considered to comply with the Strategic considered that the proposed use would Development Plan, Local Development undermine the function of the airport, or Plan Policy E2 and E5 and the associated the operation of existing uses which

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Application Ref. 16/0655/PP

New Development Supplementary In terms of visual amenity it may be Guidance. commented that the area is characterised by buildings of similar heights, scale, Policy I5 and the New Development massing and external finishes. Similarly, Supplementary Guidance on Flooding and the area is characterised by fencing to Drainage states that new developments secure various airport uses and airside should avoid areas susceptible to flooding. activities from the public realm. Neither Developments should promote sustainable the building itself nor the secure perimeter flood risk management measures, and is considered to introduce over-dominant, should not have a detrimental impact on incongruous or intrusive elements into the existing drainage infrastructure or the streetscene; and not to the degree that water environment. The application has would be anticipated were the proposal to been accompanied by a Flood Risk be located within a predominantly Assessment and a Drainage Impact residential environment. With regard to the Assessment, both of which have been built environment, the design, scale and assessed as being acceptable by the finish of the building is in keeping with the Director of Community Resources (Roads character and appearance of the area. It is Design). On this basis, the development is also not considered that the development considered to be acceptable with respect will result in the overall loss of amenity to flood risk and drainage. I am also within the surrounding area in terms of satisfied that there will be no detrimental use, noise, disturbance and statutory air impact on the water environment. The quality objectives. proposed development is therefore considered to comply with Policy I5 and None of the immediately adjoining the associated New Development neighbours have made any Supplementary Guidance. representations on the proposals nor have any of the other occupiers/tenants on the With respect to traffic issues, the Director airport campus. of Community Resources (Roads Traffic) has offered no objection to the proposed A further consideration in the assessment development subject to conditions. The of the application is the duty placed on main entrance gate is set back from the Planning Authorities by section 159 of The carriage way, and this will ensure that Town and Country Planning (Scotland) Act vehicles waiting to enter the site do not 1997 to consider the preservation of trees form an obstruction. Sufficient parking for within the site. This duty is further staff and visitors has also been provided. reinforced by Policy ENV2 within the Local On this basis, it is not considered that the Development Plan, and the associated development will have a detrimental New Development Supplementary impact on local infrastructure and is Guidance on Trees, Woodland and acceptable with respect to traffic issues. It Forestry. The tree survey which has been is also considered that there is good submitted recommends the felling of most accessibility to the site via walking, cycling of the trees within the site, including all but and public transport routes. The three along the western boundary which development is therefore considered to be fronts Abbotsinch Road. The extent of sustainable with respect to site selection. works required is reflective of the site Insofar as the potential for disruption to being unmanaged for a significant period the local road network is concerned of time, with many of the specimens arising from protest actions, these are not having naturally regenerated in the matters which can be properly considered absence of any planned or active through the assessment of the planning maintenance of the site over a number of application but are matters for the Police. years. I have no objection to the works specified in the survey being undertaken.

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Application Ref. 16/0655/PP

Additional planting and landscaping is complies with the policies and guidance of specified on the submitted site plan. the Council. It is therefore recommended Replacement planting to compensate for that the application should be approved. the loss of trees is acceptable, and I would consider the proposed development to comply with Policy ENV2 and the Recommendation associated New Development Supplementary Guidance. There are no GRANT SUBJECT TO CONDITIONS ecological or habitat designations which would render the proposals unacceptable.

In response to the points raised in the Conditions & Reasons letters of representation: Reason for Decision. (1), (2), (3), (4), (5), (7), (8), (9), (10), (12), (17) and (18) These points have been 1. The proposal accords with the provisions of addressed in the above assessment; and the Development Plan and there were no with particular reference to point (2) the material considerations which outweighed the site is not within a residential area and presumption in favour of development according with the Development Plan. there are no neighbouring residents. (6), (11) Neighbour notification and 2. That prior to the commencement of consultation has been undertaken in development on site; accordance with the requirements of the legislation. (a) a site investigation report (characterising (13) All relevant details are published on the nature and extent of any soil, water and the Council's website and are otherwise gas contamination within the site); and, if available for public inspection in the remedial works are recommended therein; Customer Service Centre. (14) There is no planning procedural or (b) a remediation strategy/method statement identifying the proposed methods for legislative reason to refer the application implementing all remedial recommendations to Scottish Ministers for determination. contained within the site investigation report (15) and (20) These are not relevant to the determination of this application, the prepared in accordance with current assessment of which is based on the authoritative technical guidance, shall be specific characteristics of the site and the submitted to and approved in writing by, the development proposal; Planning Authority. (16) It is not considered that the development will put pressure on existing Reason: To ensure the site will be made community facilities given the operational suitable for its proposed use. characteristics of the proposed use. 3. That prior to the occupation of the (19) The facility is remote from the nearest development hereby approved: residential premises and in any event there is no evidence that a facility of this (a) a Verification Report confirming completion nature would impact on crime levels in any of the works specified within the approved way. The robustness of security Remediation Strategy; or arrangements would be a matter for the operator. (b) where remediation works are not required but soils are to be imported to site, a Recommendation and Verification Report confirming imported materials are suitable for use Reasons for Decision Having given consideration to the above shall be submitted to, and approved in writing assessment, it is found that the proposal by, the Planning Authority.

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Application Ref. 16/0655/PP

Reason: In the interests of the visual amenity Reason: To demonstrate that works required of the area, and to avoid endangering the safe to make the site suitable for use have been movement of aircraft and the operation of completed. Glasgow Airport through the attraction of birds and an increase in the bird hazard risk of the 4. That prior to the commencement of application site. development on site, full details of the facing 7. That prior to occupation of the development materials to be used on all external walls and hereby approved, all planting, seeding turfing roofs of the development hereby approved and earth moulding included in the scheme of shall be submitted to, and approved in writing landscaping and planting, approved under the by, the Planning Authority. Thereafter only the terms of condition six above, shall be approved materials shall be used in the completed; and any trees, shrubs, or areas of development of the site. grass which die, are removed, damaged, or diseased within two years of the completion of Reason: These details have not been the development, shall be replaced in the next submitted. planting season with others of a similar size and species. 5. That prior to the commencement of development on site, full details of the design Reason: In the interests of amenity. and location of all fences, walls and any other methods of enclosure to be erected on the site 8. That the development hereby approved shall be submitted to, and approved in writing shall be undertaken in accordance with the by, the Planning Authority. Thereafter only the recommendations contained within the SUDS approved details shall be used in the and Drainage Strategy Report Revision A development of the site. prepared by GM Civil and Structural Consulting Engineers Ltd and dated the 2nd Reason: These details have not been September 2016, and the Site Investigation submitted. Report prepared by Goodson Associates and dated the 14th May 2013 to the satisfaction of 6. That prior to the commencement of the Planning Authority. development on site, a scheme of landscaping shall be submitted to and approved in writing Reason: To ensure that drainage for the site is by the Planning Authority in consultation with provided in accordance with the approved Glasgow Airport Safeguarding. The scheme plans, and that flood risk issues associated shall include:- (a) details of any earth with the site are mitigated. moulding and hard landscaping, grass seeding and turfing; (b) a scheme of tree and shrub 9. That only the treeworks specified in the Tree planting, incorporating details of the number, Survey and Arboricultural Constraints report variety and size of trees and shrubs to be prepared by Alan Motion Tree Consulting Ltd planted; (c) details of all hard surfaces dated the 25th July 2016 and shown on finishes, and (d) the phasing of these works. associated drawing number TS-01 shall be undertaken during the implementation of the The landscaping scheme must comply with development hereby approved. No additional Advice Note 3 'Potential Bird Hazards from treeworks shall be undertaken beyond those Amenity Landscaping and Building Design', specified in the survey without the written and must specify the species, number and consent of the Planning Authority. spacing of trees and shrubs. Drainage details including SUDS must comply with Advice Note Reason: In the interests of the visual amenity 6 'Potential Bird Hazards from Sustainable of the area. Urban Drainage Schemes'. 10. That a visibility splay of 4.5 metres (x) by No subsequent alterations to the approved 60 metres (y), measured from the road landscaping scheme are to take place unless channel, shall be provided at the vehicular exit submitted to and approved in writing by the point as specified in approved Drawing Planning Authority in consultation with Number 060-GA-201 Revision D, and before Glasgow Airport Safeguarding. the development hereby permitted is completed, or brought into use, everything exceeding 1.05 metres in height above the Renfrewshire Council Planning and Property Policy Board Page 9

Application Ref. 16/0655/PP

road channel level shall be removed from the sight line areas. Thereafter for the duration that the development is in use, nothing exceeding 1.05 metres shall be planted, placed, erected, or allowed to grow, within these sight line areas.

Reason: In the interests of public safety.

11. That prior to the commencement of development on site, a plan detailing the resurfacing of the footway fronting the site shall be submitted to, and approved in writing by, the Planning Authority. The works thereafter approved shall be implemented on site prior to the occupation of the development hereby approved.

Reason: To ensure that adequate access to the site is provided for pedestrians.

Local Government (Access to Information) Act 1985 - Background Papers: For further information or to inspect any letters of objection and other background papers, please contact David Bryce on 0141 618 7892.

The site has been visited and the photographs archived.

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AgendaItemA2

Planning Application: Report of Handling

Application No. 16/0639/PP

KEY INFORMATION Report by Director of Development and Housing Services

Ward PROPOSAL: ERECTION OF RESIDENTIAL DEVELOPMENT COMPRISING 120 FLATS WITH ASSOCIATED ROADS, 1 Renfrew North DRAINAGE AND LANDSCAPING

LOCATION: LAND AT NORTH WEST OF KINGS INCH ROAD, Applicant RENFREW

Robertson Homes Limited APPLICATION FOR: FULL PLANNING PERMISSION Robertson House Castle Business Park Stirling FK9 4TZ

Registered: 19/09/2016

RECOMMENDATION

Grant subject to conditions.

SUMMARY OF REPORT x The proposals relate to a flatted residential development, the principle and FraserCarlin detail of which has previously been assessed as being appropriate. HeadofPlanningand x Residential use accords with the Policy P1 ‘Places’ land use designation Housing within the Adopted Renfrewshire Local Development Plan. x There have been three letters of representation.

x There have been no material changes in the circumstances surrounding the site which would alter the acceptability of residential development at this location.

x The differences between the current proposals and those previously approved generally relate to the positioning of the blocks, the external design and finishes and an increase in the number of units (by 14).

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Application Ref. 16/0639/PP

Description 16/0415/NO - Erection of flatted Planning permission is sought for the development with associated roads, erection of a residential development of drainage and landscaping. Proposal of five flatted blocks of four storeys in height, Application Notice accepted June 2016. with associated access, landscaping and parking on land to the north west of King's Policy and Material Inch Road, Renfrew. The entire Considerations development would comprise 120 units in Adopted Renfrewshire Local Development total and would contribute to one of the Plan 2014 final phases of development along the Policy P1: Renfrewshire's Places River Clyde frontage within Renfrew. Policy I4: Fastlink Policy I5: Flooding and Drainage The application site is bounded by existing residential development to the south, the New Development Supplementary River Clyde and adjacent cycle/pathway to Guidance the north, an area of open space to the Delivering the Places Strategy: Places east and a further residential development Development Criteria and Places site to the west. Access shall be taken Checklist from Lapwing Road and Lapwing Crescent Delivering the Environment Strategy: with landscaping interspersed throughout Contaminated Land the site. Delivering the Infrastructure Strategy: Connecting Places; Fastlink and Flooding It should be noted that planning and Drainage permission was previously granted for residential development at this location in Material considerations 2006 and 2008 (106 units) respectively. Renfrewshire's Housing Land Supply However as a result of the economic Supplementary Guidance 2015 downturn the development was not Renfrewshire's Places Residential Design completed. The current application seeks Guidance 2015 an amendment to the previously approved layout. Planning legislation requires that planning decisions are made in accordance with the History Development Plan unless material 06/0873/PP - Erection of residential considerations indicate otherwise. In this development comprising in total 385 no. case the proposal requires to be flatted dwellings and 27 no. townhouses considered against the policies and with associated landscaping, infrastructure guidance set out above, the comments of and access. Granted subject to conditions the consultees, the history and physical November 2006. attributes of the site and any objections received. 08/0266/PP - Erection of residential development comprising 106 flatted Publicity dwellings with associated landscaping, Neighbour notification has been carried access and parking. Granted subject to out in accordance with statute. The conditions September 2008. application was also advertised in the Paisley and Renfrewshire Gazette on 28 10/0633/PP - Erection of temporary sales September 2016, with a deadline for cabin/marketing suite, landscaping and representations to be received of 13 car parking. Granted subject to conditions October 2016. October 2010.

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Application Ref. 16/0639/PP

Objections/ Director of Community Resources Representations (Design Services) - No objections.

Three letters of objection have been Glasgow Airport Safeguarding - No received, the substance of which can be objections, subject to revisions to the summarised as follows:- proposed landscaping scheme, restricting berry bearing species to 20% of the total 1. The proposal would result in a loss of planting. views over the Clyde. SEPA - No objections. 2. Queries whether the site is fit for purpose in terms of contamination and the Summary of main issues high risk of flooding. Ground Investigation Report - A Ground Investigation Report has been submitted 3. Concerned about the proposed routes in support of the application which for traffic as Lapwing Crescent has tight provides information on existing ground corners, some of which are level with conditions in relation to the proposed pavements and are dangerous for development. pedestrians. Construction parking also caused difficulty for residents accessing Bird Hazard Management Plan - The their driveways. applicant's Bird Hazard Management Plan suggests operational management 4. Houses and their contents would be procedures to reduce the attraction to subjected to vibration from groundwork prospecting birds to be combined with equipment. active management at the development site. The report opines that adequate 5. Queries whether an EIA has been prevention and management methods to completed to review the resulting reduce the risk of bird strikes associated emissions that would stem from the with the development have been put additional vehicles and their impact on forward to ensure the likelihood of impact health. is remote.

6. Queries the impact on the already Design & Access Statement - Provides a stretched local services, e.g. NHS, brief history and context to the site and its nurseries and schools. location. The document also considers the proposals with regard to local amenities 7. Expresses concern that the vacant plot and access arrangements/provision. In earmarked for a playground is testament terms of design, the applicant has to commercial gains outweighing considered built form in conjunction with sustainable development for the next environmental integration and generation. enhancement.

Consultations Proposal of Application Consultation Report -The applicant submitted a Director of Community Resources proposal of application notice (Environmental Services) - No (16/0415/NO) to the Council on 02 June objections, subject to the submission of a 2016. This required a public consultation site investigation report, remediation process prior to the submission of a strategy and verification report. planning application. The PAC report provides an overview of all pre-application Director of Community Resources consultations which have been (Roads) - No objections. undertaken, including details of a pre-

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Application Ref. 16/0639/PP

application consultation event held on 13 Planning Obligation Summary - N/A July 2016 at Renfrew Town Hall, with the Local Community Council and the Scottish Ministers Direction - N/A Chairman of Ferry Village Residents Association invited and the event open to Assessment all interested parties. The summary states Policy P1 covers the application site and that attendees were generally supportive identifies the land as suitable for of the development given the duration of development which would be compatible vacancy. Key areas of concern related to and complementary to existing uses within vehicle movement during any construction the area. As highlighted in the history of phase, the number of parking spaces to the site, the land currently benefits from be provided and the use of finishing permission for the erection of a residential materials. development of 106 units, for which the applicant has commenced infrastructure Noise Assessment - A Noise Assessment works. Given the approved use and that has been submitted during the continued residential development is assessment process at the request of the proposed, in an area which is Director of Community Resources characterised by similar development, the (Environmental Services). The document nature of the use is considered acceptable considers the potential impact of existing in this instance. sources of noise across proposed noise sensitive areas of the site, including road Considering the provisions of The traffic noise and the Scotstoun Delivering the Places Strategy of the New Shipbuilding Yard. The assessment finds Development Supplementary Guidance that noise associated with the shipyard is and Renfrewshire's Places Residential unlikely to cause an adverse impact during Design Guidance, the following criteria are the daytime or night time. Mitigation assessed:- measures are proposed to ensure noise impacting certain areas of the site is a) The density of the development is in reduced to an acceptable level including keeping with the wider residential the use of double glazing and acoustic developments at this location and is ventilation. considered appropriate.

Air Quality Assessment - The applicant's b) With regard to layout, built form, design Air Quality Assessment considers that in and the use of materials, the proposal implementing site specific mitigation reflects the originally approved masterplan measures, the significance of dust effects concept for the location, with a suitable from earthworks and construction are road frontage to each building, allowing considered to be 'not significant'. The passive surveillance of surrounding roads, assessment also predicts that there will be parking provision and internal open space. a negligible impact on concentrations of The design and scale of the development NO2, PM10 and PM2.5 at all of the is complementary to those residential existing receptors considered, with the blocks immediately adjacent and materials development in place. Exceedance of the proposed are intended to similarly relevant air quality objectives is not complement and reflect the existing predicted to occur at any of the existing surrounding developments. A requirement sensitive receptors considered. to submit samples of all materials to be used would be safeguarded by the Environmental Statement - N/A imposition of an appropriate condition.

Appropriate Assessment - N/A In relation to amenity, sufficient separation distances have been achieved between

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Application Ref. 16/0639/PP

the proposed developments and the place for residential development at this closest built form to the south. location through planning approval 08/0266/PP. It is therefore considered The access and parking arrangements are appropriate to only seek a contribution for to the satisfaction of the Head of Roads the additional units proposed by this (Traffic). current application. The relevant contribution in this instance would c) Concerning the provision of open and therefore be £6000 for the creation of 28 play space within the development, the additional bedrooms within Zone 3 as overall masterplan for the redevelopment identified within the New Development of this area allows for adequate provision Supplementary Guidance on Fastlink. The dispersed throughout the wider area in applicant has confirmed that it would be accordance with the original 2006 their intention to make the contribution consent. through a Section 69 Agreement should planning consent be approved. d) No existing landscape or ecological areas were identified through the previous Policy I5 relates to drainage and flooding assessment and this situation still and following consultation with the pertains. Director of Community Resources (Design Services), the application is considered to e) Adequate service provision to serve the be compliant with the relevant policies and proposed development can be achieved, guidance of the Adopted Local in accordance with the previously Development Plan in terms of drainage approved consent for this site. and potential for flood risk. f) Given the nature of surrounding In addressing the points raised by the development, which is primarily residential objectors above which have not been in nature, the proposed use is considered assessed in the main body of the report to be compatible and the Director of above, the right to a view is not a material Community Resources (Environmental planning consideration in the assessment Services) has raised no objections with of this application. In terms of ground regard to noise or air pollution from any suitability, the Director of Community existing surrounding or proposed land Resources (Environmental Services) has use. requested the submission of a site investigation report and remediation g) Given the location of the site, the method strategy, prior to the development would not constitute commencement of any construction works backland development and a suitable on site. Obstructions to roads and private frontage has been demonstrated. driveways during construction works would be temporary and short-term and Taking the above into account, the revised are largely a civil matter or where road proposal does not conflict with the safety is impacted upon, the police. Any provisions of The New Development disturbance from ground working should it Supplementary Guidance Delivering the occur would also be a civil matter between Places Strategy or the Council's the developer and any affected party. Residential Design Guidance. Environmental Impact associated with the development was considered under the Policy I4, relates to the delivery of Fastlink original application for this site and it is not and requires that all new developments, considered necessary to repeat the which are likely to benefit from this service process given the similarity of this make a financial contribution towards its development to the one previously delivery. In this case, consent remains in approved. The site is identified within the

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Application Ref. 16/0639/PP

Adopted Local Development Plan as approved, shall be submitted to, and approved suitable for the continuance of built form, in writing by, the Planning Authority. including residential use. In designating Thereafter only the approved materials shall the site for residential purposes within the be used in the development of the site. Renfrewshire Local Development Plan the Reason: These details have not been provision of health services and education submitted. within the catchment area was considered acceptable. There was no play provision 3. That before any development of the site within the previous flatted scheme and the commences, a scheme of landscaping shall be current proposal does not materially alter submitted to and approved in writing by the that position. Planning Authority; the scheme shall include:- (a) details of any earth moulding and hard Recommendation and landscaping, grass seeding and turfing; (b) a scheme of tree and shrub planting, Reasons for Decision incorporating details of the number, variety In light of the above assessment it is and size of trees and shrubs to be planted, considered that the proposal is generally with the area of berry bearing species limited in accordance with the relevant policies to 20% of the total planting; (c) details of the and guidance of the Adopted Local phasing of these works. Development Plan, the New Development Supplementary Guidance and the Reason: In the interests of the visual amenity of the area. Council's Residential Design Guidance. It is therefore recommended that planning 4. That prior to occupation of the last permission be granted subject to residential unit within the development hereby conditions. permitted, all planting, seeding turfing and earth moulding included in the scheme of Recommendation landscaping and planting, as approved under the terms of Condition 3 above, shall be GRANT SUBJECT TO CONDITIONS completed; and any trees, shrubs, or areas of grass which die, are removed, damaged, or diseased within 5 years of the completion of Conditions & Reasons the development, shall be replaced in the next planting season with others of a similar size Other Action. and species.

1. A Section 69 Agreement requires to be Reason: In the interests of amenity. enteredintowiththeapplicanttosecurethe 5. Prior to the commencement of any appropriatecontributionintermsofPolicyI4 construction works on site, the developer shall of the adopted Renfrewshire Local provide for the written approval of the Planning DevelopmentPlan. Authority, full details of the design and location of all fences and walls to be erected on the Reason for Decision. site. Thereafter all fences and walls to be erected shall be constructed / erected in 1. The proposal accords with the provisions of accordance with the finally approved detail, the Development Plan and there were no prior to occupation of the final residential unit material considerations which outweighed the hereby approved. presumption in favour of development according with the Development Plan. Reason: These details have not been submitted.

2. Prior to the commencement of any 6. Prior to the commencement of any construction works on site, full details and/or construction works on site, the developer shall samples of the facing materials to be used on provide for the written approval of the Planning all external walls and roofs of the flats hereby Authority:-

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a) a site investigation report (characterising the DMP shall take cognisance of the Institute of nature and extent of any soil, water and gas Air Quality Management (IAQM) 2014 contamination within the site); and, if remedial document ‘Guidance on the Assessment of works are recommended therein Dust from Demolition and Construction’ in identify appropriate mitigation measures. b) a remediation strategy/method statement Thereafter, all works shall be carried out in identifying the proposed methods for accordance with the detail finally approved. implementing all remedial recommendations contained with the site investigation report all Reason: In order to meet the Council's air prepared in accordance with current quality objectives. authoritative technical guidance. 10. Prior to the commencement of any Reason: To ensure that the site will be made construction works on site, the developer shall suitable for its proposed use. provide for the written approval of the Planning Authority, full details of the specification of the 7. Prior to the commencement of any immediately adjacent road network to be construction works on site, the developer shall upgraded in order to provide access to units to provide for the written approval of the Planning the north east, north west and south west of Authority:- the development layout hereby approved, which shall connect with the currently adopted a) a Verification Report confirming completion road network. The details thereafter agreed of the works specified within the approved shall be implemented in the approved manner Remediation Strategy for that phase of prior to the occupation of the final unit in the development; or development hereby approved. b) if remediation works are not required but soils are to be imported to site, a Verification Reason: In order to provide suitable access to Report confirming imported soils are suitable residential properties and to allow the Planning for use on the site. Authority to retain effective control.

Reason: To demonstrate that the works necessary to make the site suitable for use have been completed.

8. Prior to the commencement of any construction works on site, the developer shall provide for the written approval of the Planning Authority, elevational details of the bin storage facilities to be provided. Thereafter the bin store(s) shall be provided in accordance with the approved detail prior to occupation of any residential unit within that bin storage catchment location.

Reason: In the interests of visual and residential amenity.

9. In accordance with the recommendations contained within the Air Quality Assessment submitted by consultants Wardell Armstrong (ref NT12864 Oct 2016), a site specific dust management plan (DMP) shall require to be submitted to, and approved in writing by, the Planning Authority prior to commencement of Local Government (Access to Information) Act 1985 - any earthworks and construction of the Background Papers: For further information or to inspect development. The DMP shall set out how any letters of objection and other background papers, potential dust arising during development of please contact David Bryce on 0141 618 7892. the site will be managed to prevent or The site has been visited and the photographs archived. minimise emissions during these works. The Renfrewshire Council Planning and Property Policy Board Page 7

AgendaItemA3

Planning Application: Report of Handling

Application No. 16/0612/PP

KEY INFORMATION Report by Director of Development and Housing Services

Ward PROPOSAL: ERECTION OF RESIDENTIAL DEVELOPMENT COMPRISING 116 DWELLINGHOUSES AND 66 FLATS 4 Paisley North West INCLUDING ROADS, FOOTPATHS, OPEN SPACE AND ASSOCIATED WORKS

Applicant LOCATION: SITE ON SOUTH EASTERN BOUNDARY OF JUNCTION WITH FLEMING STREET, NEW INCHINNAN ROAD, Keepmoat Homes & PAISLEY Clowes Development 5 Cambuslang Way APPLICATION FOR: FULL PLANNING PERMISSION Cambuslang Glasgow G32 8ND

Registered: 21/09/2016

RECOMMENDATION

Grant subject to conditions.

SUMMARY OF REPORT x The proposals relate to residential development, the principle of which has FraserCarlin previously been assessed as being appropriate over portions of the site. HeadofPlanningand Housing x There have been two letters of objection. x There have been no material changes in the circumstances surrounding the site, or the planning policy position, which would now render residential development at this location as unacceptable.

x The proposals represent a further component of the comprehensive redevelopment of the wider area, the first phase of which commenced on the adjacent site at Sandbank Road/New Inchinnan Road.

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Application Ref. 16/0612/PP

Description distribution, hotel, food & drink, retail and Planning permission is sought for the residential development. Granted subject erection of a residential development, to conditions August 2012. comprising one hundred and sixteen dwellinghouses and sixty six flats with 15/0422/PP - Erection of mixed use associated roads, footpaths and open development, comprising business, space, on land comprising part of the 'Cart general industry, storage or distribution, Corridor' which links Paisley Town Centre hotel, food and drink, shops and and Glasgow Airport. residential development (in principle). Accepted June 2015. The site, which is relatively flat, extends to 4.3 hectares and is bound by Inchinnan 15/0641/PP - Erection of a mixed use Road to the east with commercial uses development comprising business, beyond, New Inchinnan Road to the west general industry/storage or distribution, with residential properties beyond, a hotel, food & drink, retail and residential residential property to the south and development (Renewal of Planning Glasgow Airport Business Park to the Permission in Principle ref north, is presently allocated as a Local no.12/0487/PP). Granted subject to Industrial Area. conditions November 2015.

The application site is by virtue of its 16/0388/NO - Erection of residential shape, separated into four areas for development including open space, development purposes, with the applicant landscaping, roads, parking and drainage. seeking to utilise where possible the Proposal of Application Notice accepted existing road network for access. Open May 2016. space to serve the development is proposed to be interspersed within the site Policy and Material overall, with the main provision located Considerations centrally within Site B. Glasgow and the Clyde Valley Strategic Development Plan 2012 The proposals comprise of predominantly Strategy Support Measure 10: Housing semi-detached, terraced and detached Development and Local Flexibility houses with the flatted blocks (extending Diagram 4: Sustainable location variously to three and four storeys in assessment height) being clustered at the northern portion of the site. Clydeplan's - Strategic Development Plan Proposed Plan 2016 History The Proposed SDP is a material 12/0205/NO - Erection of mixed use consideration as it is the settled view of business, general industry/storage or the Clydeplan Authority. distribution, hotel, food & drink, retail and residential development. Proposal of Adopted Renfrewshire Local Development Application Notice accepted April 2012. Plan 2014 Policy E1: Renfrewshire's Economic 12/0211/EO - Mixed use business, general Investment Locations industrial/storage or distribution, hotel/food Policy P1: Renfrewshire's Places & drink, retail and residential development. Policy P2: Housing Land Supply Environmental Assessment not required, Policy I1: Connecting Places April 2012. Policy I5: Flooding and Drainage

12/0487/PP - Erection of a mixed use business, general industry/storage or Renfrewshire Council Planning and Property Policy Board Page 2

Application Ref. 16/0612/PP

New Development Supplementary 2. Concern that the development will result Guidance in a loss of open space given the recent Delivering the Economic Strategy and continued development in the area Delivering the Infrastructure Strategy: and questions whether there is there a Infrastructure Development Criteria and need to develop at this location; and again Flooding and Drainage so soon after recent development. Delivering the Places Strategy: Places 3. Concern that the height of units will Development Criteria result in overshadowing and that the Delivering the Environment Strategy: proximity of development will result in Noise; Contaminated Land; Air Quality overlooking of private garden space. and; Pipelines and Controls of Major Accident Hazards Consultations Health and Safety Executive - Do not Material considerations advise against. Scottish Government Planning Policy (SPP) Director of Community Resources Renfrewshire Council's Residential Design (Environmental Services) - No Supplementary Guidance objections subject to the submission of Renfrewshire Councils Housing Land noise assessments, an air quality Supply Supplementary Guidance assessment, a site investigation and remediation report and a verification Planning legislation requires that planning statement. decisions are made in accordance with the Development Plan unless material Director of Community Resources considerations indicate otherwise. In this (Design Services) - No objections, case the proposals require to be subject to the submission of a Drainage considered against the policies and Impact Assessment. guidance set out above, the comments of the consultees, any objections received, Director of Community Resources the approved use of the site and the (Roads Traffic) - No objections. potential benefits of developing this vacant brownfield site, and any other material Glasgow Airport Safeguarding - No considerations. formal consultation response received within the consultation period. Publicity Neighbour notification has been carried West of Scotland Archaeology Service - out in accordance with statute. The No objections. application was also advertised in the Paisley Daily Express on 28 September SEPA - No objections. 2016, with a deadline for representations to be received of 14 October 2016. Summary of main issues Environmental Statement - The proposed Objections/ development was previously screened Representations against the Town and Country Planning Two letters of objection have been (Environmental Impact Assessment) received, the substance of which can be (Scotland) Regulations 2011 (application summarised as follows:- ref: 12/0211/EO) in order to establish whether the development would require 1. Queries whether resources in the area an Environmental Impact Assessment. It such as wi-fi will be improved as a result was determined that the proposed of this development. development would not have a significant environmental impact. An Environmental Renfrewshire Council Planning and Property Policy Board Page 3

Application Ref. 16/0612/PP

Impact Assessment was not therefore Assessment required. As the characteristics of the site Section 25 of the Town and Country and residential nature of the development Planning (Scotland) Act 1997 requires that proposal remain, no new environmental planning applications are determined in issues have been identified, it is therefore accordance with the Development Plan again considered that an Environmental unless material considerations indicate Impact Assessment is not required. otherwise. In this case the proposal requires to be assessed against the Proposal of Application Consultation Glasgow and the Clyde Valley Strategic Report - The applicant submitted a Development Plan (GCVSDP), the proposal of application notice Adopted Renfrewshire Local Development (16/0388/NO) to the Council on 24 May Plan and associated New Development 2016. This required a public consultation Supplementary Guidance and Scottish process prior to the submission of a Planning Policy. In addition, the Council's planning application. The PAC report Residential Design Supplementary provides an overview of all pre-application Guidance and Housing Land Supply consultations which have been Supplementary Guidance and the undertaken, including details of a pre- comments of the consultees are material application consultation event held on 21 considerations in the assessment of the July 2016 at Beechwood Community application. Centre, with the Local Community Council and Local Members invited and the event It should be noted that although contrary open to all interested parties. The to the Adopted Local Development Plan summary states that attendees were 2014, consent has been granted for the generally supportive of the development. development of this site for mixed use development, including residential use (in Design and Access Statement - The principle), through the granting of planning applicant's Design and Access Statement consent 12/0487/PP and the subsequent provides a brief history to the site and its renewal of this consent through planning location accompanied by a site analysis. application 15/0641/PP. The principle of The document also considers design residential use of this site is therefore principles, including the use of materials, established. landscaping and scale of development as well as accessibility. Scottish Planning Policy (SPP) Scottish Planning Policy (SPP) sets out Preliminary Ecological Appraisal - The national planning policies which reflect Preliminary Ecological Appraisal of the site Scottish Ministers' priorities for the identifies that no further habitat survey operation of the planning system and for would be necessary due to the low value the development and use of land. SPP and common nature of the habitats aims to support sustainable development recorded. It is however recommended that and the creation of high quality places. It any vegetation clearance be undertaken sets out two overarching policy principles outside the bird nesting season. namely a presumption in favour of development that contributes to Appropriate Assessment - N/A sustainable development; and, placemaking which seeks the creation of Planning Obligation Summary - N/A high quality places. It considers that the planning system should support Scottish Ministers Direction - N/A economically, environmentally and socially sustainable places by enabling development that balances the costs and benefits of a proposal over the longer

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term. The aim is to achieve the right audit their housing land supply, with a development in the right place. view to maintaining a five year effective housing land supply across all tenures For proposals that do not accord with throughout the period to 2020. If further development plans, the primacy of the sites are needed, their identification for plan is maintained. The presumption in release should be guided by the use of the favour of development that contributes to Criteria set out in Diagram 4, to find the sustainable development is a material most suitable locations; the absence of consideration. The proposal subject of this insurmountable infrastructure constraints application comprises a significant and availability of the necessary funding housing development on a brownfield site for any new infrastructure needed; the site where services are available and a being of a scale which is capable of supporting infrastructure network exists. delivering its house completions in the The proposal is therefore considered in next five years; and, the vision and principle to be sustainable in terms of planning principles of both the Strategic location. Development Plan and Local Development Plan. With regard to placemaking, the applicant’s layout demonstrates that With regard to the SDP, the site comprises residential development could be a cleared industrial/business (brownfield) sensitively accommodated, location, in close proximity to Paisley town complementary to the wider surrounding centre with good public transport links. area. SPP also indicates that planning the The applicant has also detailed in their right development in the right place supporting information that they intend to requires the promotion of sustainable commence development shortly after any patterns of development appropriate to the grant of consent, as a continuation of their area. The location chosen for this existing development to the south at development is considered to accord with Springbank Road. With the development the aims of SPP in this regard. commencing within the next five years, the proposal would contribute to the Council's Glasgow and the Clyde Valley Strategic housing land deficit and given the Development Plan (GCVSDP) brownfield status, is considered to accord The Approved Glasgow and the Clyde with the Spatial Development Strategy of Valley Strategic Development Plan 2012 the SDP outlined in Diagram 4. provides the framework for local authority development management decisions and Taking the above into consideration, outlines a Spatial Vision for the city-region although the site has not been identified to 2035 along with a Spatial Development as a housing development site through the Strategy (SDS) to deliver that vision. The preparation of the Adopted Local Approved SDP establishes the principle of Development Plan or as one of the development where development additional housing sites identified by the proposals conform to its policy direction Reporter following Examination of the and provisions. Strategy Support Measure Local Development Plan, the proposals 1 ‘Delivering the Spatial Development are assessed as having no significant Priorities' states that the Spatial implications for the Spatial Development Development Strategy is clear and Strategy. The SDP requires that such consistent in its intent, to support applications are to be considered within sustainable economic growth and the context of the local development plan development. and that the assessment is a matter for the Local Planning Authority. The Strategic Development Plan (SDP) requires local authorities to continue to

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Application Ref. 16/0612/PP

Clydeplan's - Strategic Development Plan on supply, whilst allowing a brownfield site Proposed Plan (2016) to be brought forward for redevelopment The Proposed SDP 2016 was submitted to which would contribute to the identified the Scottish Ministers for Examination on housing land supply deficit in the area. 26th May 2016 and represents the settled view of Clydeplan, the Strategic Considering the New Development Development Planning Authority of which Supplementary Guidance criteria, the Renfrewshire is a constituent part and extent of the Local Industrial Area would therefore it has to be considered in the remain functional across Inchinnan Road assessment of this proposal. and along Marchburn Drive, which cumulatively extends to over half of the The Proposed SDP 2016 sets out a allocated area for business and industry. It Spatial Development Strategy which is therefore not considered that the supports a presumption in favour of proposal would significantly impact upon sustainable development that contributes the existing industrial/business use in the to economic growth. It acknowledges the area. city region's legacy of development and infrastructure and recognises that Overall, the loss of the site from the maximising the benefit of those resources Renfrewshire's industrial land supply is is fundamental to ensuring the long term considered acceptable in principle, subject success of the city region. to consideration of the proposal against the relevant Places policies and guidance. Adopted Local Development Plan and New Development Supplementary Policy P2 considers housing land supply Guidance and advises that planning permission will The site is identified in the adopted plan be granted, in accordance with detailed as being a Local Industrial Area and guidance, providing the site is shown to be Policy E1 applies, however despite the effective and can be delivered to address marketing of the site for a significant the identified shortfall. In addition, it number of years for business / industrial should not undermine the spatial strategy use (also associated with Glasgow Airport, of the plan and its design would comply given its proximity) little interest has been with the criteria for implementing the generated. As such planning permission spatial strategy. In this regard, it is not was sought in principle in 2012 for a mixed considered that the proposal would use development at this location. undermine the spatial strategy of the LDP Subsequent to this, interest in and the layout and configuration of the redevelopment was generated solely in site, utilising existing infrastructure as far relation to residential use, which was the as possible is considered to be former use of the land. appropriate. The proposal is therefore considered to satisfy the framework set Whilst the preferred use of the site would out within the Council's Housing Land be in accordance with its land use Supply Supplementary Guidance. allocation, Renfrewshire Council's Industrial and Business Land Supply Policy P1 and the New Development Update 2015, confirms that Renfrewshire Supplementary Guidance, Places has 130.1 hectares of marketable Development Criteria, set out a number of industrial land supply and an estimated 10 criteria which new residential year demand of only 31 hectares to 2025, developments are required to meet. It with supply significantly exceeding considers that development proposals demand in the region. The removal of the require to ensure that the layout, built application site from the industrial land form, design and materials of all new supply would therefore have a low impact developments will be of a high quality. In

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Application Ref. 16/0612/PP

addition, density will require to be in attractive and well connected street keeping with the density of surrounding networks which will facilitate movement. areas, surrounding land uses should not have an adverse effect on the proposed Given the positioning of the units, residential development and development adequate separation distances have been proposals should create attractive and well achieved to ensure that the privacy of connected street networks which will residents is in accordance with accepted facilitate movement. In addition, standards and appropriate depths of Renfrewshire Places Design Guide sets private garden space are provided. out standards in relation to separation distances, layouts, parking provision and Following consultation with the Director of open space. Assessing the development Community Resources (Roads Traffic) in terms of these criteria, the following access arrangements and parking conclusions can be made. provision are considered to be acceptable.

The proposed layout of the site Open space provision has been concentrates higher density development demonstrated within the development at a in closer proximity to the airport campus, suitable scale and it is considered where multi storey hotel accommodation appropriate, given the scale of the exists, with lower density development development proposed for this area to be located to the south of the site, adjacent to equipped. Delivery of this element can be existing residential development of a ensured through the use of a planning similar density. This approach is condition should consent be granted. The considered to suitably respect the proposed play area is centrally located, established pattern of development. and has the potential for overlooking and a good level of passive supervision. A With regard to layout, built form, design safeguarding condition is recommended to and materials, the applicant's layout ensure that the layout, access and respects the established road layout with equipment are suitable for use by children dwellings promoting an active street of all abilities and that an appropriate frontage in the main to Inchinnan Road. number of inclusive items of play Whilst Inchinnan Road itself is not directly equipment are installed. overlooked along the entire site frontage this approach is considered acceptable Through consultation with the Director of given the potential for nuisance and lack Community Resources it is considered of outlook for residents due to the necessary for a noise assessment to be presence of the existing industrial submitted in support of the application as operations to the east. In addition, as a condition of any consent given to future City Deal proposals within this area determine impact from surrounding land include a cycle way, to run in parallel to uses. Given the proximity of existing the development at Inchinnan Road, in residential development however, it was order to ensure any land requirements not considered necessary to seek this associated with this provision can be information in advance of determination of accommodated it is considered prudent to the application. include an increased buffer area at this location. Given the previous residential nature of the site, adequate provision for service The design and use of materials for the delivery shall be achievable to serve the dwellings themselves respects the development. recently approved development, also by Keepmoat to the south and overall the Policy I5, and the Flooding and Drainage development is considered to create SG, set out a series of criteria which

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require to be considered. These generally considerations. The above assessment require minimum standards to reduce the has shown that while there are elements risk of flooding in new developments and of the proposal which are contrary to to ensure that the risk of flooding is fully policy it can be demonstrated that the considered in the assessment of new proposed use can be accommodated at development proposals. To ensure the this location, subject to conditions, without buildings and persons occupying the significant detrimental impacts. It is also developed site would not be put at risk acknowledged that the proposed from flooding, the Director of Community development will result in the re-use of a Resources (Design Services) has vacant site and an enhancement in the requested the submission of a Drainage visual amenity of the area by creating an Impact Assessment in advance of any attractive landscaped development. construction works commencing on site, which can be ensured through the use of It is therefore recommended that planning a planning condition. permission be granted subject to conditions. In terms of contamination, the Director of Community Resources (Environmental Recommendation Services) is satisfied that conditions could be imposed on any consent given GRANT SUBJECT TO CONDITIONS requiring the submission of a site investigation, including remediation measures and a verification report (prior to the commencement of development of Conditions & Reasons the site for residential purposes and subsequently occupation of any dwelling) Reason for Decision. to ensure the site is suitable to accommodate development of the nature 1. The proposal accords with the provisions of proposed. the Development Plan and there were no material considerations which outweighed the Considering the points raised by presumption in favour of development according with the Development Plan. representees above which have not been addressed within the main body of the 2. That before any development of the site report, the provision of services such as commences, a scheme of landscaping for the wifi would be for the provider to consider application site, as shown on the approved as they deem necessary for their potential plans, shall be submitted to, and approved in customer base. The land proposed for writing by, the Planning Authority; the scheme development does not constitute allocated shall include:- (a) details of any earth open space provision in accordance with moulding and hard landscaping, grass seeding the Adopted Local Development Plan. and turfing; (b) a scheme of tree and shrub Indeed the proposed development would planting, incorporating details of the number, variety and size of trees and shrubs to be see the delivery of enhanced, specific planted; (c) details of the phasing of these open space provision for the area. The works. height of the development is considered to be appropriate for the location without the Reason: In the interests of the visual amenity potential for unacceptable overlooking. of the area.

Recommendation and 3. That prior to occupation of the last dwelling within the development hereby permitted, all Reasons for Decision planting, seeding turfing and earth moulding The proposal has been assessed against included in the scheme of landscaping and the relevant polices in the Development planting, approved under the terms of Plan and the relevant material condition 2 above, shall be completed; and

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Application Ref. 16/0612/PP

any trees, shrubs, or areas of grass which die, shall be included as part of the noise are removed, damaged, or diseased within 5 assessment to ensure that internal noise years of the completion of the development, levels, with windows closed, do not exceed shall be replaced in the next planting season 40dB daytime and 30dB night-time, measured with others of a similar size and species. as LAeq,T. Notwithstanding this, where the LAmax level is predicted to exceed 60dB Reason: In the interests of amenity. (external) during the night period at the facade 4. Prior to the commencement of any of any property, the development proposals construction works on site, the developer shall shall include appropriate mitigation. The provide for the written approval of the Planning applicant shall demonstrate that noise levels Authority, elevational details of the bin storage within any garden will not exceed 55dB(A), facilities to be provided. Thereafter the bin measured as LAeq,T. The quoted levels shall store(s) shall be provided in accordance with be achieved as described, unless otherwise the approved detail prior to occupation of any agreed in writing with the Planning Authority. residential unit within that bin storage catchment location. Reason: In the interests of residential amenity. Reason: In the interests of visual and 7. That no unit hereby approved shall be residential amenity. occupied until the developer has undertaken a Noise Assessment, to determine the impact of 5. Prior to the commencement of any the parking development at 105 Inchinnan construction works on site, the developer shall Road, Paisley, which has been submitted to provide for the written approval of the Planning and and received the approval in writing of the Authority full details of the Locally Equipped Planning Authority. The noise assessment Area for Play (LEAP) hereby approved, as shall be undertaken using appropriate shown on Drawing No. IRP(10)011 Rev B methodology and taking cognisance of the 'Inchinnan Road Paisley Site B Proposed quantitative and qualitative means of Development Plan'. The details shall assessment, as described within the Scottish demonstrate that the layout, access and Government’s Technical Advice Note: equipment are suitable for use by children of Assessment of Noise. The assessment should all abilities and that an appropriate number of normally assume open windows for ventilation inclusive items of play equipment are installed. purposes. Where the maximum rating levels of Thereafter, prior to occupation of the final noise exceed the external site standards as residential unit, hereby approved, the below, a scheme for protecting the proposed developer shall complete for use, the provision dwelling(s) from industrial / stationary noise of the LEAP area in accordance with the detail shall be included as part of the noise survey finally approved. Maintenance of the play area with no dwelling being constructed at any finally approved, shall be in accordance with a location at which the Rating Levels cannot be scheme to be agreed between the developer met. Additionally, the scheme shall ensure that and the individual occupiers of the internal noise levels do exceed 40dB daytime development or a factor appointed to act on and 30dB night-time. Notwithstanding this, their behalf. where the LAmax level is predicted to exceed 45dB (internal) during the night period within Reason: In the interests of residential amenity. the property the survey shall include appropriate mitigation. 6. That no unit hereby approved shall be occupied until the developer has undertaken a Site Standard - Rating Level(LAr,T)dB Noise Assessment, to determine the impact of Open site / external Day - 55dB road/rail/other transportation noise sources on Open site / external Night - 45dB the development, which has been submitted to and received approval in writing by the The quoted levels shall be achieved as Planning Authority. The noise assessment described, unless otherwise agreed in writing shall be undertaken using appropriate with the Planning Authority. methodology and taking cognisance of the quantitative and qualitative means of Reason: In the interests of residential amenity. assessment, as described within the Scottish Government’s Technical Advice Note: Assessment of Noise. Appropriate mitigation Renfrewshire Council Planning and Property Policy Board Page 9

Application Ref. 16/0612/PP

8. That no unit hereby approved shall be Reason: To demonstrate that the works occupied until the developer undertakes, necessary to make the site suitable for use submits and has received approved in writing have been completed. by the Planning Authority, of a report which satisfies the Planning Authority that the Local 11. That prior to the commencement of Air Quality Management Objectives for the development on site a Drainage Impact pollutants specified in the relevant Air Quality Assessment prepared in line with Regulations, made under Part IV of the Renfrewshire Council's Drainage Assessment Environment Act 1995, shall not be exceeded Notes for Guidance , shall be submitted for the at any location at or in the vicinity of the written approval of the Planning Authority. development where “relevant exposure” is Thereafter and following written approval the liable to occur. In addition, the overall development shall proceed in accordance with significance of the air quality impacts from the the approved details. development shall be assessed and clearly defined within the report with mitigation Reason : In the interests of residential amenity proposed where required. The survey and and to ensure that the site drainage report shall adhere to the methods and arrangements are implemented in a principles set out in the Scottish Government sustainable manner. publication “Local Air Quality Management Technical Guidance LAQM.TG(09)” and the 12. Prior to the commencement of EPUK guidance document “Development development, revised details shall be Control: Planning for Air Quality (2010 submitted for the written approval of the Update)” or a method that has been agreed Planning Authority demonstrating with the Planning Authority. x the provision of a cycleway along the eastern site boundary with Inchinnan Reason: In the interests of residential amenity. Road. The details shall include all boundary treatments to the rear domestic 9. That no development shall commence on curtilages and landscaping proposals for site until the developer submits for the written any ground situated between the cycleway approval of the Planning Authority:- and the residential curtilages; x existing access points throughout the a) a site investigation report (characterising the site(s) which have become redundant nature and extent of any soil, water and gas being reinstated to footway; contamination within the site); and, if remedial x the relocation of the parking bays on works are recommended therein Fleming Street to the front of the footway b) a remediation strategy/method statement and moved further from the junction with identifying the proposed methods for New Inchinnan Road; and implementing all remedial recommendations contained with the site investigation report, all x a footpath link onto Fleming Street prepared in accordance with current being established. authoritative technical guidance. The details thereafter agreed shall be Reason: To ensure that the site will be made implemented on site in the approved manner suitable for its proposed use. prior to the occupation of the last residential unit in the development hereby approved. 10. Prior to occupation of any unit within each identified phase of development, the developer Reason: In the interests of residential amenity shall provide for the written approval of the and as these details have not been submitted. Planning Authority:- 13. Prior to the commencement of any a) a Verification Report confirming completion construction works on site, full details and/or of the works specified within the approved samples of the facing materials to be used on Remediation Strategy for that phase of all external walls and roofs of the flats hereby development; or approved, shall be submitted to, and approved b) if remediation works are not required but in writing by, the Planning Authority. soils are to be imported to site, a Verification Thereafter only the approved materials shall Report confirming imported soils are suitable be used in the development of the site. for use on the site Renfrewshire Council Planning and Property Policy Board Page 10

Application Ref. 16/0612/PP

Reason: These details have not been submitted.

14. Prior to the commencement of any construction works on site, the developer shall provide for the written approval of the Planning Authority, full details of the design and location of all fences and walls to be erected on the site. Thereafter all fences and walls to be erected shall be constructed / erected in accordance with the finally approved detail, prior to occupation of the final residential unit hereby approved.

Reason: These details have not been submitted.

The site has been visited and the photographs archived.

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AgendaItemA4

Planning Application: Report of Handling

Application No. 16/0644/PP

KEY INFORMATION Report by Director of Development and Housing Services

Ward PROPOSAL: ERECTION OF RESIDENTIAL DEVELOPMENT WITH ASSOCIATED CAR PARKING, LANDSCAPING AND 4 Paisley North West VEHICULAR AND PEDESTRIAN ACCESS (IN PRINCIPLE) – REGULATION 11 APPLICATION TO RENEW PLANNING PERMISSION 13/0431/PP Applicant LOCATION: FOOTBALL GROUND, ST MIRREN FOOTBALL SC TS Scotland Limited CLUB, LOVE STREET, PAISLEY, PA3 2EA London and Scottish Developments APPLICATION FOR: RENEWAL OF PLANNING CONSENT (IN 8 Elmbank Gardens PRINCIPLE) Glasgow G2 4NQ

Registered: 12/09/2016

RECOMMENDATION

Disposed to Grant.

SUMMARY OF REPORT

x The proposals relate to residential development, the principle of which has FraserCarlin previously been assessed as being appropriate. HeadofPlanningand Housing x There have been no letters of representation. x There have been no material changes in the circumstances surrounding the site which would alter the acceptability of residential development at this location.

x Whilst the previous approval was made prior to the adoption of the Renfrewshire Local Development Plan, the previous assessment was made in the context of what at that time was the proposed plan and was assessed to be compatible. The proposed plan has since been adopted.

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Application Ref. 16/0644/PP

Description earlier consent for retail development at This application seeks the renewal of Love Street (04/0599/PP above). planning approval 13/0431/PP (originally consented under planning approval 13/0013/NO - Proposal of Application 08/1055/PP), for the erection of a Notice relating to varying condition one of residential development at the former St. consent 08/1055/PP to extend the period Mirren football stadium at Love Street, for lodging matters specified in conditions Paisley. applications from three to six years. Accepted January 2013. The stadium has been dismantled and the debris largely removed off-site leaving the 13/0431/PP - Regulation 11 Renewal site accommodating a number of grassed Application to allow an extension of 3 mounds. The site is bounded to the north, years for the submission of Approval of south and west by residential Matters Specified in Conditions development and to the east by a applications, as referred to in Condition 1 resource centre and business and of planning approval 08/1055/PP for the industrial uses. redevelopment of football stadium to form residential development with associated History car parking, landscaping and new vehicular and pedestrian access in 04/0599/PP - Class 1 retail superstore & principle. Granted subject to conditions ancillary car parking, landscaping, petrol September 2013. filling station & ancillary works. Granted subject to conditions August 2006. This 16/0219/NO - Residential development. permission was subsequently revoked as Accepted April 2016. a pre-requisite of the approval of the retail consent (08/1056/PP) for Wallneuk Road. Policy and Material 04/0600/PP - Erection of football stadium Considerations with ancillary services, including 5 a side Adopted Renfrewshire Local Development football pitches, ancillary car parking, Plan 2014 planting and landscaping, means of Policy P1: Renfrewshire's Places access and ancillary works. Granted subject to conditions October 2006. (This New Development Supplementary related to the re-location of the football Guidance ground to Greenhill Road). Delivering the Place's Strategy: Places Development Criteria and Places 08/1055/PP - Redevelopment of football Checklist stadium to form residential development with associated car parking, landscaping Material considerations and new vehicular and pedestrian access. Planning legislation requires that planning (Planning permission in principle). Granted decisions are made in accordance with the subject to conditions July 2010. Development Plan unless material considerations indicate otherwise. In this 08/1056/PP - Erection of Class 1 retail case, the proposal requires to be store and associated servicing, car considered against the policies and parking, access, environmental guidance set out above, the comments of improvements/landscaping, including town the consultees, the history and physical centre shoppers' car park at Wallneuk attributes of the site and any objections Road. Granted subject to conditions April received. 2011 and a Section 75 Agreement which required, inter alia, the revocation of the

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Application Ref. 16/0644/PP

Publicity Neighbour notification has been carried Design and Access Statement - The out in accordance with statute. The applicant's Design and Access Statement application was also advertised in the provides a brief history to the site and the Paisley Daily Express on 05 October context of applying for a further renewal 2016, with a deadline for representations consent. The document further advises to be received of 21 October 2016. that the site is capable of accommodating a residential development of the scale Objections/ proposed and that off-site junction Representations improvements have taken place around Love Street to accommodate One letter of representation has been development. received, seeking additional information prior to making a decision as to whether or Pre-Application Consultation Report - The not to submit a formal objection to the applicant submitted a proposal of application. Following receipt of the application notice (16/0219/NO) to the Council's response in relation to these Council on 31 March 2016. This required a initial queries no further formal public consultation process prior to the representation has been submitted by this submission of a planning application. The party. PAC report provides an overview of all pre-application consultations which have Consultations been undertaken, including details of a Director of Community Resources pre-application consultation event held on (Environmental Services) - 28 July 2016. The public consultation Recommends that the application is not event was held at Beechwood Community determined until the applicant undertakes Centre, with the Local Community Council a noise assessment to determine potential and Local Members invited and the event impact from road traffic noise and nearby open to all interested parties. The commercial activities. Prior to the summary states that two parties attended commencement of any construction works the event, one in support of the proposals on site it is also recommended that the and one concerned about access applicant submit an air quality survey, site arrangements from Springbank Road. investigation report and remediation method statement. Other Assessments - N/A

Director of Community Resources Planning Obligation Summary - N/A (Design Services) - No objections. Scottish Ministers Direction - N/A Director of Community Resources (Roads Traffic) - No objections, subject to Assessment conditions. As the current application seeks the renewal of a permission for residential Glasgow Airport Safeguarding - No development the matters to be considered objections. are whether there has been any change in the characteristics or physical Health and Safety Executive - Advise circumstances surrounding the site, or in against. terms of existing or emerging planning policy, which would have a material Summary of main issues bearing on the continued acceptability of Environmental Statement - N/A the site for residential development.

Appropriate Assessment - N/A

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Application Ref. 16/0644/PP

The application site is covered by Policy Scottish Ministers. When previous P1 of the Adopted Local Development applications were considered, the Scottish Plan which presumes in favour of the Ministers responded confirming that they continuance of the built form, where that did not intend to intervene and authorised built form would be complementary to and the Council to deal with the application. compatible with existing surrounding On the basis of the information currently development and is also identified within available, there is no reason to suppose the Council's Effective/Established Land that this view would not be re-stated. Supply Housing Land Audit as suitable for Housing. As such the proposal is Recommendation and considered to remain consistent with the Reasons for Decision provisions of the Adopted Renfrewshire In light of the above assessment it is Local Development Plan. considered acceptable to allow the renewal of planning consent for the With regard to the comments of the development of this site for residential Director of Community Resources purposes as the proposals remain (Environmental Services), whilst noise consistent with the provisions of the impact assessments have been Adopted Local Development Plan and requested, as the site is surrounded on New Development Supplementary three of its boundaries by residential Guidance. development, the application is for a renewal of an existing consent and the Notwithstanding the response from HSE, I site is identified as suitable for have concluded that from a land use development of this nature in the Adopted perspective, all other aspects of the Local Development Plan, it is considered development remain acceptable, and I appropriate to seek this information as a would therefore recommend that the condition of any consent given. Planning and Property Policy Board be disposed to grant planning permission In terms of drainage impact, the Director subject to conditions. of Community Resources (Design Services) has no objection to the Recommendation development as the Drainage Impact Assessment approved for the original DISPOSED TO GRANT consent remains acceptable.

The Director of Community Resources Conditions & Reasons (Roads Traffic), is also satisfied that the surrounding road network can continue to Other Action accommodate residential development at this location and has raised no objection 1. This application requires to be referred to to the application subject to conditions. the Scottish Ministers because the Health and Safety Executive have advised against development. The site remains within the consultation zone surrounding the Control of Major Reason for Decision. Accidents Hazard (COMAH) operation at Murray Street. An assessment of risk 1. The proposal accords with the provisions of carried out using the established software the Development Plan and there were no processes resulted in an 'advise against' material considerations which outweighed the recommendation from Health and Safety presumption in favour of development Executive. As such, should the Council be according with the Development Plan. minded to grant consent, the application 2. That before development starts a written would again require to be referred to the application and plans in respect of the

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Application Ref. 16/0644/PP

following matters, shall be submitted to, and considers potential impact on the development approved in writing by, the Planning Authority; from nearby commercial property on the proposed residential development. The noise (a) the siting, design and external appearance assessment shall be undertaken using of all buildings and other structures; appropriate methodology and taking (b) the means of access to the site; cognisance of the quantitative and qualitative (c) the layout of the site, including all roads, means of assessment, as described within the footways, and parking areas; Scottish Government’s Technical Advice Note: (d) the provision of equipped play areas (the Assessment of Noise. The assessment should layout, access and equipment of which are normally assume windows open for ventilation suitable for use by children of all abilities and purposes. Where the maximum rating levels of that an appropriate number of inclusive items noise exceed the external site standards as of play equipment are installed) and amenity below, a scheme for protecting the proposed open space; dwelling(s) from industrial / stationary noise (e) the details of, and timetable for, the hard shall be included as part of the noise survey and soft landscaping of the site; with no dwelling being constructed at any (f) the design and location of all boundary location at which the Rating Levels cannot be walls and fences; met. Additionally, the scheme shall ensure that (g) the phasing of the development; internal noise levels do not exceed 40dB (h) the provision of drainage works; daytime and 30dB night-time. Notwithstanding (i) the disposal of sewage; this, where the LAmax level is predicted to exceed 45dB (internal) during the night period Reason: The approval is in principle only. within the property the survey shall include appropriate mitigation. 3. Prior to the commencement of any development works on site, the developer shall Site Standard - Rating Level (LAr,T)dB provide for the written approval of the Planning Day Open Site / external - 55dB and Night Authority a Noise Impact Assessment which Open Site / External - 45dB considers the potential impact of road traffic noise on the development from Greenock Reason: In the interests of residential amenity. Road, Love Street and Albion Street. The noise assessment shall be undertaken using 5. That no construction works shall commence appropriate methodology and taking on site until the developer submits and has cognisance of the quantitative and qualitative approved in writing, a survey report which means of assessment, as described within the satisfies the Planning Authority that the Local Scottish Government’s Technical Advice Note: Air Quality Management Objectives for the Assessment of Noise. Appropriate mitigation pollutants specified in the relevant Air Quality shall be included as part of the noise Regulations, made under Part IV of the assessment to ensure that internal noise Environment Act 1995, shall not be exceeded levels, with windows closed, do not exceed at any location at or in the vicinity of the 40dB daytime and 30dB night-time, measured development where “relevant exposure” is as LAeq,T. Notwithstanding this, where the liable to occur. The survey and report shall use LAmax level is predicted to exceed 60dB a method based on the principles set out in the (external) during the night period at the facade Scottish Government publication “Local Air of any property, the development proposals Quality Management Technical Guidance shall include appropriate mitigation. The LAQM.TG(09)” or a method that has been applicant shall demonstrate that noise levels agreed with the Planning Authority. within any garden will not exceed 55dB(A), measured as LAeq,T. The quoted levels shall Reason: In the interests of residential amenity. be achieved as described, unless otherwise agreed in writing with the Planning Authority. 6. That no development works shall commence on site until the developer submits Reason: In the interests of residential amenity. and has approved in writing:-

4. Prior to the commencement of any a) a site investigation report (characterising the construction works on site, the developer shall nature and extent of any soil, water and gas provide for the written approval of the Planning contamination within the site); and, if remedial Authority, a Noise Impact Assessment, which works are recommended therein Renfrewshire Council Planning and Property Policy Board Page 5

Application Ref. 16/0644/PP

b) a remediation strategy/method statement (a) details of any earth moulding and hard identifying the proposed methods for landscaping, grass seeding and turfing; implementing all remedial recommendations (b) a scheme of tree and shrub planting, contained with the site investigation report all incorporating details of the number, variety prepared in accordance with current and size of trees and shrubs to be planted; authoritative technical guidance, has been and provided by the Planning Authority. (c) details of the phasing of these works;

Reason: To ensure that the site will be made Reason: In the interests of the visual amenity suitable for its proposed use. of the area and to avoid endangering the safe movement of aircraft and the operation of 7. Prior to occupation of any unit within an Glasgow Airport through the attraction of birds identified phase of development:- and an increase in the bird hazard risk of the application site. a) a Verification Report confirming completion of the works specified within the approved 11. That any detailed submission required by Remediation Strategy for that phase of Condition 2 above, shall ensure that no development; or development within any part of the application b) if remediation works are not required but site boundary, hereby approved, exceeds soils are to be imported to site, a Verification 12.5m in height above ground level. Report confirming imported soils are suitable for use on the site shall be submitted to the Reason: In the interests of amenity and Planning Authority and approved in writing. Glasgow Airport safeguarding.

Reason: To demonstrate that the works 12. That the application submitted for matters necessary to make the site suitable for use specified in condition 2(h) and 2(i) shall have been completed. comprise a Drainage Assessment which is derived from the submission hereby approved 8. That the application submitted for the and which is based on the Council's approved matters specified in condition 2(b) and 2(c) Guidelines for Drainage Assessment. above shall detail a site access which accords with the Council's Guidelines for Development Reason: To comply with Council policy as Roads and the Design Manual for Roads and contained in the Renfrewshire Local Plan and Bridges. approved guidelines, and Scottish Planning Policy. Reason: In the interests of vehicular and pedestrian safety.

9. That prior to the completion of the development hereby permitted, all planting seeding, turfing and earth moulding included in the schemes of landscaping and planting, approved under the terms of Condition 2 (e) above, shall be completed; and any trees, shrubs or areas of grass which die, are removed, damaged, or diseased, within 5 years of the completion of the development, shall be replaced in the next planting season with others of a similar size and species;

Reason: In the interests of amenity.

10. That the application submitted for matters Local Government (Access to Information) Act 1985 - specified in condition 2(e) shall comprise a Background Papers: For further information or to inspect scheme of landscaping which shall comply any letters of objection and other background papers, with Advice Note 3 'Potential Bird Hazards please contact David Bryce on 0141 618 7892. from Amenity Landscaping and Building The site has been visited and the photographs archived. Design' and which shall include:- Renfrewshire Council Planning and Property Policy Board Page 6

AgendaItemA5

Planning Application: Report of Handling

Application No. 16/0423/PP

KEY INFORMATION Report by Director of Development and Housing Services

Ward PROPOSAL: ERECTION OF A RETAIL STORE INCLUDING NEW ACCESS, PETROL FILLING STATION AND CYCLE HUB 9 Houston, Crosslee & (IN PRINCIPLE) Linwood LOCATION: SITE AT WHITELINT GATE, JOHNSTONE ROAD, 10 Bishopton, Bridge of BRIDGE OF WEIR Weir & Langbank APPLICATION FOR: PLANNING PERMISSION IN PRINCIPLE

Applicant

Paterson Partners East Dykes Gilmourton Strathaven ML10 6RH

Registered: 07/06/2016

RECOMMENDATION

Refuse.

SUMMARY OF REPORT

x The proposals relate to retail/petrol filling station development on land designated as Green Belt in the Adopted Renfrewshire Local Development Plan. FraserCarlin x There have been 247 letters of objection and an objection from Bridge of HeadofPlanningand Weir Community Council. Housing x The proposals are assessed as being contrary to the approved Glasgow and the Clyde Valley Strategic Development Plan 2012 and Clydeplan’s Strategic Development Plan Proposed Plan 2016; and the Adopted Renfrewshire Local Development Plan 2014.

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Application Ref. 16/0423/PP

Description facilities, landscaping and access. Planning permission (in principle) is Accepted 06/05/2015. sought for the erection of a retail store including new access, petrol filling station Policy and Material and cycle hub. Although the application is Considerations in principle only, it is indicated through Scottish Planning Policy drawings submitted and supporting Scottish Planning Policy highlights the information that the store would extend to primacy of the Development Plan. The 2,200sqm (gross) with a sales area of extant Development Plan is the Glasgow 1,540 sqm. It is indicated that the sales and the Clyde Valley Strategic area will be split into 1,232 sqm (80%) for Development Plan 2012, Clydeplan's the sale of convenience (food) goods and Strategic Development Plan Proposed 308 sqm (20%) for the sale of ancillary Plan (2016) and the Adopted comparison (non food) items. Planning Renfrewshire Local Development Plan permission in principle is also sought for a 2014 as detailed below with relevant four pump petrol filling station. The site policies identified. extends to approximately 1.9 hectares including access arrangements over the Glasgow and the Clyde Valley Strategic adjacent Sustrans Cycle Route and forms Development Plan 2012 part of a larger landholding within the Strategy Support Measure 1: Delivering ownership of the applicant a section of the Spatial Development Priorities which, located to the north east of the Strategy Support Measure 8: Green application site, is currently subject of a Infrastructure: An Economic Necessity planning application (in principle) for the Diagram 3: Spatial Development Strategy erection of a residential development and Indicative Compatible Development (16/0571/PP). It is indicated that the site Diagram 4: Sustainable location will be accessed via an upgraded junction, assessment including roundabout off the A761 Bridge of Weir Road. Clydeplan's - Strategic Development Plan Proposed Plan (2016) The site is located to the south east of The Proposed SDP is a material Bridge of Weir and is bounded to the consideration as it is the settled view of south by the A761 Bridge of Weir Road the Clydeplan Authority. and a former railway line, now part of the Policy 1: Placemaking National Cycle Network, to the north and Policy 14: Green Belt east by open self seeded land and open Policy 16: Managing Flood Risk and agricultural land beyond that, and to the Drainage west by housing accessed from Moss Policy 18: Strategic Walking and Cycling Road and Gorse Crescent. Network Table 1: Placemaking Principles History Schedule 14: Strategic Scales of 04/0547/PP - Removal of landfill material Development to create 5.4 hectares of land for housing, Diagram 11: Assessment of Development with associated 12 hectares of community Proposals woodland. Appeal Dismissed 21/11/2005. Adopted Renfrewshire Local Development 15/0261/NO - Erection of mixed use Plan 2014 development comprising retail Policy ENV1: Green Belt development of 25,000sqft with ancillary Policy C1: Renfrewshire Network of petrol filling station, residential Centres development of 200 dwellings, cycle Policy C2: Development Outwith the Network of Centres Renfrewshire Council Planning and Property Policy Board Page 2

Application Ref. 16/0423/PP

Policy I5: Flooding and Drainage 2. The proposal will have an irreversible damage on the identity of Bridge of Weir New Development Supplementary on what is an important arterial route into Guidance the village. Delivering the Environment Strategy: 3. Bridge of Weir is a village. A Green Belt; Housing in the Green Belt; supermarket and fuel outlet of the size Contaminated Land and; proposed is not compatible with the size of Delivering the Places Strategy: Places the village. Development Criteria 4. The proposed development does not Delivering the Centre Strategy: Centre integrate within the surrounding Development Criteria and Commercial neighbouring land uses and would have a Centres detrimental impact by way of congestion Delivering the Infrastructure Strategy: and increased traffic volumes accessing Flooding and Drainage and Infrastructure the site from Bridge of Weir Road. Development Criteria 5. There already exists within Bridge of Weir, a derelict garage site, much nearer Material considerations to the core of the village which would be Planning legislation requires that planning quite capable of providing for any 'retail decisions are made in accordance with the development with filling station' needs Development Plan unless material should they be proved to be justified. considerations indicate otherwise. In this 6. There is adequate retail and fuel case, the proposal requires to be provision within a very short distance with assessed in terms of the policies set out major retail developments in Linwood above, the history of the site, the (Tesco), Johnstone (Morrisons), Phoenix supporting information submitted, the Retail Park (Asda). comments of the consultees, the views of 7. The proposed development is not within representees and any other material a town centre and it is considered would considerations. have a significant impact on the function, character and amenity of the area. Publicity 8. Scottish Planning Policy (SPP) Neighbour notification has been identifies town centres as a key element of undertaken in accordance with statute. the economic and social fabric of The application was also advertised in the Scotland, acting as centres of employment Paisley and Renfrewshire Gazette on 29th and services for local communities and a June 2016, with a deadline for focus for civic activity, which make an representations to be received by 20th important contribution to sustainable July 2016. economic growth. There is no justification from the applicant as to why there is a Objections/ need for further retail floorspace outwith Representations the town centre. 9. There is already a co-op and other There has been 247 letters of objection shops in the village centre, located in a submitted in relation to this application. central accessible place. The issues raised can be summarised as 10. The retail development will draw follows: business out of the village centre and impact on the viability of the existing 1. The proposal is contrary to Policy ENV village businesses. This will damage the 1 'Green Belt' of the Renfrewshire Local character of the village and no doubt lead Development Plan (LDP) and the to empty retail units. character of the village would forever be 11. The current Bridge of Weir centre must changed by additional commercial be protected and the estimated impact development. levels detailed in the application are not

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Application Ref. 16/0423/PP

acceptable. Comments in the application opportunity of reinstating a railway service about linked journeys are not supported between Kilmacolm and Glasgow. by evidence or research. 19. There are wider environmental 12. This development would lead to the concerns raised by this proposal including closure of shops and businesses in the the possible removal of trees and change centre of the village, which would cause a to wildlife habitat, and the potential of the problem for the elderly and all those development to pollute the nearby river. without their own transport. 20. The proposed car park would cause 13. The proposal will have a material and considerable noise and disruption to the adverse impact on the vitality and viability residents in Gorse Crescent. of existing retail businesses in Bridge of 21. The site is contaminated land and any Weir Town Centre contrary to Scottish disturbance could cause chemicals from planning Policy. the old tanneries to seep into the salmon 14. The access roundabout from fished River Gryffe. Johnstone Road would lead to continuous 22. The cycle path is a very safe and hold-ups and delays in and out of the sustainable transport route for many village. The infrastructure in and around people and a roundabout will make this Bridge of Weir could not accommodate an route less safe. increase in vehicular traffic. Currently its 23. The proposed roundabout will cut difficult to enter and leave the village and through an established right of way. the road through the village is very narrow 24. The planned roundabout will require and was never designed to take current engineering work which will affect the traffic volumes. setting of the entrance to the village and 15. This development will create a compromise the old railway track and precedent for an expansion in housing therefore any future opportunity to bring development both to the adjacent land as back rail access between Kilmacolm and well as similar sites within the local Glasgow. community which will have an impact on 25. Bridge of Weir has several vacant the area's schools and services, including properties that could house any new retail health provision all of which are already units, or indeed restaurants, if desirable. near capacity. New retail chain stores will add little. 16. There is already an approved 26. The proposed development site is not development of about 200 houses near in a sustainable location. The bus service Brookfield as well as the building of 40 is infrequent, there is no pedestrian houses at Shillingworth within Bridge of crossing to ensure a safe access route to Weir. These developments combined the bus stop on the opposite side of the increase traffic volumes already reaching road. There is a pavement on one side of unsupportable levels particularly trying to the road only which is narrow permitting access the M8 from the junction at single file pedestrian traffic only. The only Johnstone. way to access the proposed development 17. Even without the Shillingworth Farm would be by vehicle. housing development coming on stream, 27. When first proposed the developer the development at Gryffe Castle, the also aimed to build a large number of developments at Deafhillock and 2 others houses. By omitting these on this in Brookfield and Kilbarchan, will add application is a cynical attempt to first gain pressure in the roads in and around the approval and later use the remaining land village. These additional homes could for housing. This would create additional produce up to an extra 1200 - 1500 cars pressure on village services such as using the local roads on a daily basis. schools, GP's and road congestion. 18. The old railway trackbed should be protected to ensure that there remains the

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Application Ref. 16/0423/PP

Consultations Inverclyde Local Development Plan nor The Director of Community Resources does the Council have any policies in (Design Services) - State that an outline place with the intent of protecting the Drainage Impact Assessment is required former railway line for the purpose of to demonstrate that the site can be facilitating its potential reinstatement, the appropriately drained. development should not be allowed to compromise the reinstatement of a branch The Director of Community Resources line, using the existing line of the (Environmental Services) - It is redundant infrastructure, at some stage in recommended that the application is not the future. determined until an Air Quality Assessment is undertaken which Strathclyde Passenger Transport - It is demonstrates that the Local Air Quality stated that it is likely that a bus stop will Management Objectives are not have to be relocated to allow the provision exceeded, outlining mitigation proposals of a roundabout. The amended location of where required. It is further recommended the bus stop should be agreed by SPT that the application is not determined until and the Councils Roads and the applicant submits and the Planning Transportation section and internal layout Authority approves, a noise assessment to should be designed to accommodate a determine the impact of plant and MyBus service. equipment on adjacent property and mitigation measures as appropriate. With Bridge of Weir Community Council - regard to contamination it is States that the proposal is contrary to recommended that a number of conditions Renfrewshire Council's Local will be required in relation to site Development Plan which designates the investigation, remediation strategy and/or land as Green Belt and not as brownfield method statement and verification reports. as claimed by the applicant; a development of this scale would be an The Director of Community Resources unacceptable intrusion into the Green Belt (Roads) - It is stated that whilst the changing the overall character of this edge proposal confirms previous satisfaction of the village and lead to pressure to with the roundabout size and vehicular develop the adjacent land for residential; access, this was before Designing Streets the development would put undue became a national policy document. It is pressure on village services. considered that the proposal is weak as there is only a single pedestrian link to the The application discounts the brownfield village and a token mention of buses and site at CH Bulls, partly on the grounds of cycles but no mention of the level of size and partly on grounds of multiple difficulty to be overcome, and a single ownership and neither of these concerns vehicular link to the main arterial route would warrant support of an out of centre which passes alongside but not to the location. neighbouring community. It is considered that the scheme illustrated through the The proposed road access fails to traffic statement is unacceptable as it does integrate the development with the village not provide the inter connectivity sought centre, creating an out of town style by the Designing Streets policy. It is supermarket; the proposal will have a recommended that a decision on the detrimental effect on existing businesses; application be deferred until this is the impact of this development is highly addressed. likely to affect the opportunity for rail transport returning to the village as the Inverclyde Council - State that while the roundabout would be constructed over the proposal presents no conflict with the existing rail bed reducing head-room as a

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consequence; the evidence offered on the Church. It is claimed that the roundabout need for additional retail capacity is not junction will act as a gateway feature to shared by local residents who have Bridge of Weir which will assist in slowing access to major supermarkets in traffic on the approach to the village and Johnstone, Linwood and Port Glasgow; that the final design of the roundabout will the noise impact of proposed car parking include a landscape strategy to ensure is of concern to nearby residents; concern that as a gateway it is appropriate to its over the possibility of contaminants particular surroundings. It is claimed that leaching into the River Gryffe during via a new connection with the main road construction work; an informal path into the development site, the junction running though the site should be would also provide access to the St Mary's considered as having right of way status; a Church car park and so allow the diverse population of wildlife has made substandard bridge access to be this site their habitat and the premature permanently closed to vehicular traffic. It clearance of the site has destroyed this. is stated that the access roundabout will be required to bridge over the National Scottish Water - No response. Cycle Route that runs through the southern boundary of the site. The land Summary of main issues crossed by the cycle route and the Environmental Statement - N/A airspace above it are within the control of the applicant. Appropriate Assessment - N/A Retail Impact Assessment (RIA) - It is Design Statement - N/A stated in the report that the proposal will assist in addressing qualitative Access Statement - N/A deficiencies by being of a scale that would increase choice and competition. It is Other Assessments stated that given that the application site is located in an 'out of centre' location it Transport Statement - The report claims requires to be tested both in terms of the to have assessed the transport issues sequential approach and retail impact. It surrounding the proposed development states that the application site is located in and concludes that the development site an easily accessible location and one is located in close proximity to well where it seeks to address significant and established pedestrian routes and a growing retail deficiencies. It further significant number of measures will be states that the convenience position that provided to connect the site with them does exist is limited in scale and of a top effectively. A National Cycle Route passes up nature, the result of which is that most through the south of the site and the people are leaving the catchment entirely development proposals include an to the detriment of the area. It is claimed intention to link the site directly to the that as the application site is positioned on route and provide a number of dedicated the same road as the Town Centre and is car parking spaces for users of the route. accessible by a number of transport It is claimed that existing bus stops are modes other than the private car, it is located within walking distance of the expected that linked trips between the two proposed development providing access destinations will take place and that the to a range of services. proposal will clawback a significant level of lost expenditure. It is claimed that the The report states that it is proposed that Reporter in the review of the Local the development will be accessed via a Development Plan (LDP) accepts that the new roundabout junction from Bridge of subject site is brownfield and that this Weir Road to the south east of St Mary's does give it some advantage in terms of

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any redevelopment proposal. It is claimed that the site was promoted through the that there are no town centre sites LDP on the basis that there is retail capable of accommodating the proposal capacity for a local convenience store, and that the former station site has been three sites were considered for retail use, discounted due to its scale, topography of which the application site is the only and access constraints. It is stated that effective one and that the Reporter careful consideration of the Bulls Garage through the decision letter on the LDP site was given but ultimately it was accepted that the site is brownfield which concluded that it was not it is claimed should give it some available/effective (as a whole), viable or advantage in terms of any development suitable for the proposed development. proposal. The report further states that the application is supported by a RIA and It is claimed that the RIA has provided an a TS which it is claimed confirms that the assessment of retail impact on BoW Town site can be effectively developed and is Centre and that it demonstrates that the compliant with guidelines and policies. proposed development will not undermine The report concludes that there is a need the vitality or viability of the town centre for a local convenience store; there would with an impact level of approximately 11% be no adverse impact on the town centre; and will claw back a significant level of that this is a suitable use for a brownfield local expenditure. It is claimed that the site on the edge of the settlement Reporters report into the LDP agreed with boundary; the site can be readily the Council that there is capacity within accessed; the site is in a sustainable Bridge of Weir to support a local location and that the proposal is effective convenience retail development and notes and viable. in his findings that "retail development within Bridge of Weir would reduce the Desk Study: Geological, Mining and current leakage of retail expenditure which Environmental Appraisal - The report gives rise to unsustainable travel patterns summarises various remediation in the area". It is further claimed that even measures required for contamination and were the application proposal to be in relation to gas. It concludes that the approved, there would remain a significant constraints at this site include: made quantitative retail deficiency given the lack ground chemical contamination, gas of local main food provision and, beyond emissions, shallow abandoned this, competition and choice. mineworkings, mine shafts, poor ground conditions, quarrying, former landfill and It is claimed within the report that the that the proposed remediation measures proposed development will result in the should allow the development of either direct employment of up to 40 full-time and residential or commercial land uses to part-time jobs, with additional employment take place. created during the construction process. With regard to mining activity the report Planning Overview - The report states states that there are records of at least 3 that the adopted LDP currently identifies former quarries located within the site and the site as being within the Green Belt. It that the site is located in an area of known is claimed that there are significant previous mining activity. The report claims material considerations which suggest that that there is no current mining within the application on balance, complies with influencing distance, and although the key policies of the LDP. It is claimed reserves of coal and related minerals may within the report that the site is recognised exist beneath the site, the possibility of as a brownfield site self evidenced from its future exploitation is at present considered previous history as a builder's yard and its to be unlikely. The report concludes that current condition. The report further claims there is therefore potential for mining

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constraints at the site and the available the east at the highest part of the site and plans indicate at least three mine shafts to bounded by a mixed native species be present on the site. hedge, to provide early screening. The report states that this will provide a robust, Ecological Constraints Survey - The long term defensible edge to Bridge of report states that surveys have concluded Weir greenbelt. The report further states that the site was suitable for foraging and that along the River Gryffe corridor commuting bat species and for otters, landscape management will be badgers and nesting birds but that no undertaken to thin scrub and remove non- protected species were recorded. The native invasive vegetation to open up the report states that the site is dominated by river’s edge and that high quality open broad-leaved woodland and dense scrub, spaces will be provided within the which are not complex and have limited development which will form green ground flora, primarily dominated by corridor connections between habitats. bramble and rank grasses. The report also With regard to pedestrian and cycle links, notes that foxes, rabbits and deer are it is stated that new path linkages to using the site. The report recommends existing housing, to the NCN 75 cycle path that further survey for bats is required prior and to Crosslee road will be created. It is to the removal of any mature trees during also stated within the report that the the optimum season (May to September). southern boundary will be strengthened by It is further recommended that should it be additional planting. confirmed that there is a bat roost on site, a licence from SHN will be required before Planning Obligation Summary - N/A the tree is removed and the level of mitigation will depend on the species Scottish Ministers Direction - N/A found, the type of roost and extent of work proposed. The report recommends that a Assessment precautionary method of working Section 25 of the Town and Country statement is produced and followed to Planning (Scotland) Act 1997, requires prevent harm to reptiles that are that planning applications are determined potentially present on the site. With regard in accordance with the Development Plan to mammals, the report recommends that unless material considerations indicate pre construction surveys are undertaken otherwise. In this case, the Development and should include a dedicated badger Plan comprises the Approved Glasgow and otter survey. The report discusses and Clyde Valley Strategic Development enhancement and considers that the Plan (GCVSDP) 2012 and the Adopted retention and improvement of hedgerows Renfrewshire Local Development Plan could help compensate for the loss of 2014 and associated New Development trees and that the retention and Supplementary Guidance, including the enhancement of plant species along the Housing Land Supply Supplementary river bank could benefit the wildlife Guidance. The proposal also requires to corridor. The report states that the be assessed taking account of the installation of bat boxes in the adjacent Scottish Planning Policy and the Proposed habitat or the incorporation of bat bricks Strategic Development Plan 2016 into the design should be considered and (Clydeplan). In addition, the comments of that bird boxes could be used to provide consultees and the issues raised through further nesting habitats for birds. representations are material considerations in the assessment of the Landscape Statement - The report sets application. out landscape principles for development of the site, including that a new native The determining issues in this case are woodland belt 50m wide will be planted to whether there is a need for further retail

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development within this area ; whether the In terms of retail development SPP states proposal would have an unacceptable that town centres are a key element of the impact on the network of centres; the economic and social fabric of Scotland ability of the proposed development to and should be a focus for a mix of uses meet this need; and whether the benefits including retail; that the development plan of doing so would justify the use of green should identify gaps and deficiencies in belt land and the effects on the the provision of shopping and other uses surrounding area having regard to the to be remedied by identifying appropriate development plan and other material locations for new development and that all considerations. retail developments should be accessible by walking, cycling and public transport. It Scottish Planning Policy states that where a proposal is contrary to Scottish Planning Policy (SPP) sets out the development plan, planning authorities national planning policies which reflect should ensure that the sequential Scottish Ministers' priorities for the approach has been applied; there is no operation of the planning system and for unacceptable impact on the network of the development and use of land. SPP centres; the proposal will help to meet aims to support sustainable development deficiencies identified in the development and the creation of high quality places. It plan; and there is no conflict with other sets out two overarching policy principles significant development plan objectives. namely a presumption in favour of The development proposed will neither development that contributes to help to meet deficiencies identified in the sustainable development; and development plan and will conflict with the placemaking which seeks the creation of development plan objective of maintaining high quality places. It considers that the the integrity of the green belt. planning system should support economically, environmentally and socially Strategic Development Plan Policy sustainable places by enabling Glasgow and the Clyde Valley Strategic development that balances the costs and Development Plan 2012 benefits of a proposal over the longer The Approved Glasgow and the Clyde term. The aim is to achieve the right Valley Strategic Development Plan 2012 development in the right place. It is not to provides the framework for local authority allow development at any cost. development management decisions and outlines a Spatial Vision for the city-region The presumption in favour of sustainable to 2035 along with a Spatial Development development does not change the Strategy (SDS) to deliver that vision. The statutory status of the development plan Approved SDP establishes the principle of as the starting point for decision making. development where development For proposals that do not accord with proposals conform to its policy direction development plans, the primacy of the and provisions. Strategy support Measure plan is maintained. Then the presumption 1 'Delivering the Spatial Development in favour of development that contributes Priorities' states that the Spatial to sustainable development is a material Development Strategy is clear and consideration. The proposal subject of consistent in its intent, to support this application comprises a large retail sustainable economic growth and development on green belt land with no development. defensible green belt boundary and neither comprises sustainable The Fundamental Principles of the development nor will it enhance the Strategic Development Plan include the existing village of Bridge of Weir. acceptance that development and investment proposals whose location and development compatibility accords with

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the Spatial Development Strategy and its was cleared recently. The site remains related frameworks, will be deemed to undeveloped and together with support the Spatial Vision and Strategy. surrounding land which contains a range Diagram 3 sets out the range and type of of vegetation and trees has remained development which the Authority would within the green belt and helps create a expect as part of the Spatial Development natural setting to the edge of Bridge of Strategy and with regard to Green Belt Weir. Therefore the development of this indicative forms of development site would neither support sustainable considered to be in line with the strategy economic competitiveness, new include: green infrastructure; woodland environmental technology sectors nor creation; sustainable access and natural farming and the rural economy. leisure facilities; biodiversity and biomass planting. This proposal for a significant Sustainable Transport - Supporting retail development within the green belt is sustainable access and active therefore not a development considered to travel/providing appropriate public conform to the Spatial Development transport access/supporting future public Strategy. transport services - The application was accompanied by a Transport Assessment It further considers that new strategic which generally demonstrates that access development proposals which do not to public transport provision from the site reflect the Spatial Development Strategy is currently substandard. The Director of and its related frameworks are deemed Community Resources (Traffic) not supportive of the Spatial Vision and considered that the proposal is weak as Strategy. Where this is the case, it states there is only a single pedestrian link to the that proposals will require to be assessed village, a token mention of buses and upon their own merits by the relevant local cycles but no mention of the level of authority adopting the sustainable location difficulty to be overcome. assessment set out in Diagram 4. When the proposal is assessed against Diagram Green Network - Developing green 4, the following conclusions can be made: infrastructure/supporting green belt objectives/ supporting biodiversity Climate Change -Minimising the networks and designations - Paragraph Development footprint of the city- 4.48 of the Approved SDP and Strategy region/minimising the carbon footprint of Support Measure 8 ‘ Green Infrastructure: the city- region/mitigating greenhouse gas an economic necessity' establishes that emissions - The development of the site the green belt is central to the sustainable subject of this application, due to its size, planning of the city-region, that it is an and location in the green belt will not important strategic tool and has a contribute toward the aims of minimising significant role to play in achieving key the development footprint or carbon environmental objectives by directing footprint of the city-region or mitigating planned growth to the most appropriate greenhouse gas emissions. locations, supporting regeneration, creating and safeguarding identity through Low Carbon Economy - Supporting place-setting and protecting the sustainable economic separation between communities. competitiveness/supporting key economic Although the application site is located on sectors and new environmental the edge of Bridge of Weir close to technology sectors/supporting the farming existing areas of housing, it comprises, in and rural economy - The application site is the main, of a large area of naturally brownfield in as much as it was previously regenerated land now partially cleared, in used land over 20 years ago which had a prominent green belt location on one of naturally regenerated until the vegetation the most important approaches to Bridge

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of Weir, which adds to its local landscape strategic centres. This view essentially character and setting. While it is noted places reliance on local development that the site has had a variety of previous plans to provide the necessary uses including as a landfill site/builders assessment for retail developments. The yard, these uses ceased approximately 20 LDP does not identify a specific deficiency years ago and the site has remained in in retail provision within Bridge of Weir and the green belt through two successive neither does it designate any potential local plan reviews. Over that time the site retail sites to expand the Local Service had become re-established with trees and Centre. vegetation and although was cleared of vegetation recently, it remains Low Carbon Energy - Developing green undeveloped and as such makes an energy and/or energy smart- important contribution to the natural grids/contributing to a low carbon energy setting of Bridge of Weir. Although the site and technology future - It is not evident does have a degree of containment, the that the proposal would contribute to fields to the east have a very open aspect developing green energy or that it would to the other surrounding grazing fields with contribute to a low carbon energy and poor containment. Allowing development technology future. at this location would result in the Taking all of the above considerations possibility of development spreading along together leads to the conclusion that the these fields which in turn would have an application site is not a sustainable adverse impact on the landscape location, and as such the set tests under character as well as the visual profile of Diagram 4 are not satisfied. the area. Development of this site would not therefore support the green belt Proposed Strategic Development Plan objectives of maintaining the identity of 2016(SDP) settlements and protecting and enhancing The Proposed SDP 2016 was submitted to their landscape setting. the Scottish Ministers for Examination on 26th May 2016 and represents the settled Water Environment - Managing flood- view of Clydeplan, the Strategic risk/improving and safeguarding water Development Planning Authority of which quality - The Director of Community Renfrewshire is a constituent part and Resources has commented that an outline therefore it has to be considered in the DIA is required. An outline DIA has not assessment of this proposal. been submitted and therefore it has not been adequately demonstrated that an The Proposed SDP 2016 sets out a acceptable drainage scheme can be Spatial Development Strategy which provided. It is not evident that there will supports a presumption in favour of be an unacceptable impact on water sustainable development that contributes quality. to economic growth. It acknowledges the city region's legacy of development and Network of Centres - Respecting the scale infrastructure and recognises that of the centre, supporting the network of maximising the benefit of those resources centres, keeping the impact of the City is fundamental to ensuring the long term Region, including cumulative impact to an success of the city region. Through Policy acceptable level - With regard to retail 1 ‘Placemaking’, it seeks to embed the developments, while re-affirming the need creation of high quality places firmly as to arrest the decline of traditional town part of its Vision and Spatial Strategy. centres, the Strategic Development Plan states that Local Development Plans It considers that in support of the Vision should be the primary vehicle to assess and Spatial Development Strategy, new such developments and to manage development proposals should take

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account of the Placemaking Principles set out below. When the potential impact of out in Table 1, including maintaining and the application proposal is considered enhancing an areas’ landscape character against these objectives, the following and supporting the objectives of the conclusions can be made: Glasgow and Clyde Valley Green Belt. The application proposal would neither Directing planned growth to the most maintain nor enhance the landscape appropriate locations - the application site character of Bridge of Weir nor support the is located within the designated Green objectives of the Green Belt in this location Belt and has not been identified through and therefore does not comply with Policy the LDP as an appropriate location for 1 Placemaking. planned growth.

The Proposed SDP advocates a Supporting regeneration- the application consistent approach to the consideration site is located within the designated Green of development proposals across the city Belt and will not therefore support the region and considers that proposals which regeneration of Renfrewshire or the city- are in locations or at a scale or of a nature region as a whole. not identified in the SDP could undermine the Vision and Spatial Development Creating and safeguarding identity Strategy. To assist in the development through place-setting and protecting the management process Section 10 of the separation between Plan 'Implementing the Plan and communities/landscape setting and Development Management' sets out identity of settlements - the application 'thresholds for strategic scales of site is a large green belt site in a development ', within Schedule 14. With prominent location, which, notwithstanding regard to Retail Development Schedule 14 its previous use as a landfill site/ builders considers that retail developments of over yard some 20 years ago, currently adds to 5,000 sqm within or 2,500 sqm, outwith the local landscape character and setting the network of strategic centres is of Bridge of Weir. Development of the site considered to be strategic. Given that the would not therefore safeguard the setting proposal comprises a retail development of Bridge of Weir. Additionally, much of where an indicative floorpace of the site has no obvious spatial connection 2,200sqm gross is proposed, on a site to the village and no defensible green belt located outwith a strategic centre, it is boundary, especially to its eastern edge. considered to fall outwith the definition of strategic scale of development, and the Protecting open space and sustainable Local Development Plan should be used access and opportunities for countryside to assess the retail aspects of the recreation - the application proposal will proposal. not result in the protection of open space nor would it protect sustainable access Policy 14 'Green Belt' states that in opportunities for countryside recreation. support of the Vision and Spatial Development Strategy, Local Authorities Maintaining the natural role on the should designate within Local environment - the proposal for a large Development Plans, the boundaries of the retail development will not maintain the Green Belts to ensure that the objectives natural role of the environment in this set out in paragraph 8.15 are achieved. location but will impact on the setting of Paragraph 8.15 considers that the Green Bridge of Weir and the surrounding Belt is an important strategic tool which agricultural landscape. has a significant role to play in supporting the delivery of the Spatial Development Supporting the farming economy of the Strategy and achieving the objectives set city region - the proposal is for retail

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development and will not support the Taking all of the above considerations farming economy of the city-region. together leads to the conclusion that the application proposal does not meet the Meeting requirements for the sustainable relevant criteria in Box 1 and is therefore location of rural industries including regarded as a Departure from the renewable energy, mineral extraction and Strategic Development Plan. To ascertain timber production - the application whether this Departure is acceptable, the proposal does not comprise a rural proposal requires to be assessed against industry. the criteria of Box 2. When the proposal is assessed against these criteria, the The application site is designated as following conclusions can be made: Green Belt within the Adopted LDP and currently performs the functions set out in Given its location in the designated Green paragraph 8.15 of the Proposed SDP. Belt, with no defensible green belt Development of the site for retail would boundary, the proposal will not make a undermine many of these functions significant or positive contribution to including protection of the identity of sustainable development through either a Bridge of Weir, and its landscape setting modal shift or contribution to carbon and would not therefore support the reduction; delivery of the Spatial Development Strategy. The proposal will not provide significant economic benefit which would otherwise Policy 16 'Improving the Water Quality be lost to the city region or Scotland; Environment and Managing Flood Risk and Drainage'. This policy seeks to The proposal would not respond to support the Vision and Spatial economic issues, including the protection Development Strategy and to achieve the of jobs or create a significant number of objectives set out in paragraph 8.28 which net additional permanent jobs to the city include securing improvements to water region; and drainage capacity and reducing flood risk. The Director of Community There is no specific locational need for the Resources (Design Services) had proposal; requested that it be demonstrated, through the submission of an outline DIA, The proposal would not enhance nor that an appropriate drainage scheme can promote natural or cultural heritage, be provided, however, this has not been including green infrastructure, landscape submitted. It has not been demonstrated and the wider environment. therefore, that an acceptable drainage scheme is achievable in principle. It is not The proposal would not improve health evident that there will be an unacceptable and well-being by offering opportunities for impact on water quality. The objectives social interaction and physical activity, set out in paragraph 8.28 are not therefore including sport and recreation. met and the proposal does not support the Vision and Spatial Development Strategy. It is not evident that the proposal would support the digital connectivity to a rural Policy 18 'Strategic Walking and Cycling area which does not presently benefit from Network' requires that development such connectivity. proposals should maintain and enhance the strategic walking and cycling network. It can be concluded therefore that the The application proposal will not impact on development proposal is an unacceptable the strategic network but neither will it departure from the Strategic Development enhance it. Plan and it is therefore deemed contrary to

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the Proposed Strategic Development Plan Policy C2 'Development Outwith the 2016. Network of Centres'.

Adopted Renfrewshire Local Development Policy C2 'Development Outwith the Plan 2014 Network of Centres' states that proposals When the proposal is assessed against for retail and commercial developments the relevant policies of the LDP and New outwith the network of centres should Development Supplementary Guidance, meet a number of criteria. When the the following conclusions can be made. proposal is assessed against the relevant criteria, the following conclusions can be The application site is located in the green made : belt and is subject to assessment against Policy ENV1 'Green Belt'. Policy ENV 1 Provide clear justification as to why sites states that, amongst others, the green within the network of centres have been belt in Renfrewshire aims to identify discounted, demonstrating a sequential appropriate locations to support planned approach has been undertaken to site growth, where required, as well as selection- The applicant has discounted maintaining the identity of settlements and one other site, Bulls Garage, located on protecting and enhancing the landscape the edge of the centre but within the setting of an area. It states that village envelope. It has been discounted appropriate development within the green as unavailable, unsuitable and not viable belt will be acceptable where it can be due to ownership, contamination, flooding demonstrated that it is compatible with the and access constraints. It is the Council's provisions of the New Development SG. understanding, however, that the site is currently being marketed on the open The New Development SG ‘Delivering the market for retail or other uses that can Environment Strategy – Green Belt’ demonstrate compatibility with the considers that development within the surrounding area and subject to the green belt is appropriate in principle where detailed assessment of issues raised it is for the purposes of or in support of a through public consultation and the use which requires a green belt location satisfactory consideration of technical including agriculture, forestry and matters such as traffic, access, flooding, recreational uses. The application drainage and ground conditions. The proposal for retail development does not application site is not located within the support one of these purposes and is not Local Service Centre of Bridge of Weir an acceptable form of development in the neither is it located within the village green belt. envelope but is located on the edge of the village separated from the centre by Policy C1 states that the council will intervening residential development, and welcome development that will strengthen is within the designated green belt. the network and enhance its centres, ensuring they are places which are Demonstrate that development will vibrant, inclusive, accessible and contribute to the area without significantly complementary as well as compatible with impacting on the vitality and viability of the surrounding land uses. The Local centres within the defined network - Bridge Development Plan defines Bridge of Weir of Weir Local Service Centre (LSC) is in as a Local Service Centre (LSC), good health and provides a range of however, as the application site is located convenience and non convenience stores. outhwith this centre, it is located outwith While there may be a degree of spare the network of centres and requires to be capacity within the catchment area there is assessed against the requirements of concern that the application proposal located outwith the town centre and

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outwith the village envelope on a site catchment area as a whole this is more which is clearly separate from the retail likely to support smaller convenience store centre would have little connection to the developments and extensions to existing village shopping centre, physically, stores. However, with most residents visually and in a commercial capacity. undertaking food shopping within the This could draw trade away from the wider area mostly at Morrisons in centre and given that one of the key Johnstone or at Asda Phoenix, it is factors that influence the vitality and unlikely that a retail development of the viability of a town centre is pedestrian type proposed would persuade against footfall any diversion of this footfall to a visits to these other stores. It has not been location which is physically and visually demonstrated that there is an overriding distant from the centre could impact need to provide an additional retail offer, significantly on its viability and vitality. of the type proposed through this application, which cannot be met within Demonstrate that proposals are of an the network of existing centres. In this appropriate scale and do not significantly regard, the applicant has not suitably impact upon the function, character and demonstrated compliance with the criteria amenity of the surrounding area - The outlined above. application proposal concerns the erection Thereafter, all development proposals of a large retail store and associated require to be assessed against the development, out with the centre of Bridge relevant criteria detailed in the New of Weir and outwith the village envelope. Development SG, as follows: The application site is located within the greenbelt and is separated from the Due to its location in the green belt commercial uses of the centre both separated both physically and visually physically and visually. The application from Bridge of Weir LSC, it is considered site is in a green belt location bounded to that the proposal would undermine the the north and east by open undeveloped retail function of that centre and would not land which is partially self seeded with be complementary to its existing uses and vegetation and trees and areas of open activities. agricultural land. The green belt in this prominent location has the important Located in the green belt and set apart function of protecting the setting of Bridge from the centre, the proposal neither of Weir and the application site contributes reflects the character and form of the to a defensible boundary. It is considered centre nor the character or form of its that a development of this nature will green belt location. significantly impact on the function of the green belt in this location and the Bridge of Weir's LSC currently provides a character and amenity of the surrounding diverse mix of convenience and area. comparison retailers including specialist and independent uses that contribute to Demonstrate that the development would and meet the needs of Bridge of Weir and tackle deficiencies in qualitative or the neighbouring villages. It is not quantitative terms that cannot be met in considered that the proposal, due to its the network of centres - Bridge of Weir's location outwith Bridge of Weir LSC, and centre provides a diverse mix of specialist separated from it both physically and independent convenience and comparison visually would contribute towards the retailers, as well as local commercial uses inclusiveness or economic viability of the that contribute to and meet the needs of centre while providing a balanced Bridge of Weir and the neighbouring provision to cater for varied needs which villages. Although there are moderate are not already satisfied. levels of space capacity within the

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Application Ref. 16/0423/PP

Although the application is in principle and assessed against the criteria and the details of its siting and design are not guidance set out in the New Development known at this stage, given its location in a SG which sets out a number of criteria prominent green belt site which currently which require to be considered. These contributes to the setting of Bridge of Weir, generally require minimum standards to the nature of the development proposed reduce the risk of flooding in new would neither contribute towards nor developments and to ensure that the risk complement the surrounding area. of flooding is fully considered in the assessment of new development The Director of Community Resources proposals. In this regard, the Director of (Roads) considers that the proposal is Community Resources was satisfied that weak as there is only a single pedestrian an FRA was not required but requested link to the village and a token mention of that an outline Drainage Impact buses and cycles. As such it is considered Assessment be submitted to demonstrate that the scheme illustrated through the that an acceptable drainage scheme could traffic statement is unacceptable and that be achieved, in principle. The applicant it does not provide an acceptable level of has not therefore demonstrated that the inter connectivity. requirements of Policy I5 and the It is concluded therefore that planning associated SG can be achieved. authorities are required to assess and plan to meet the needs of main town In relation to the Infrastructure centre uses in full adopting a town centre Development Criteria it has not been first approach and that the development demonstrated through the Traffic plan should identify gaps and deficiencies Assessment (TA) that appropriate access in the provision of shopping. The LDP is and pedestrian arrangements could be an up to date expression of policy and achieved. The Director of Community does not identify a specific deficiency of Resources considers that a decision on convenience retail provision within Bridge the application should be deferred until of Weir but rather recognises opportunities these issues are addressed. for improvements in the public realm as well as the development of gap sites with The SG on 'Contaminated Land' requires appropriate uses to strengthen the quality sufficient information to be submitted to of the centres environment. The establish whether contamination is present application site is not located within the on an application site so that appropriate Local Service Centre of Bridge of Weir conditions can be attached to ensure that neither is it located within the village the necessary remediation action will be envelope but is located on the edge of the undertaken to prevent unacceptable risks village separated from the centre by to human health or the environment. In intervening residential development, and this regard the Director of Community is within the designated green belt. To Resources (Environmental Services) is release land from the green belt requires satisfied that conditions can be attached special circumstances and the LDP has which will ensure that any potential not identified any quantitative or contamination of the site can be qualitative deficiencies in retail provision adequately addressed. which would justify development of a green belt site. With regard to the issues raised through objection which have not been dealt with Policy I5, 'Flooding and Drainage' in the above assessment, the following considers that new development must not conclusions can be made. have an impact on existing drainage infrastructure or increase the risk of It is acknowledged that the applicant has flooding elsewhere and requires to be submitted two separate applications for

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Application Ref. 16/0423/PP

planning permission (in principle) for retail Although it is indicated that planting is development and for residential proposed it is considered that there would development on adjoining sites, and in so be no robust, established and defensible doing both applications have come within green belt boundary. Development of this the category of 'local' development where site is therefore unacceptable and would there is no statutory requirement that such not comply with the Spatial Development applications be presented to the Planning Strategy of the Approved Strategic and Property Policy Board for Development Plan 2012, Proposed determination. There is no restriction on Strategic Development Plan 2016 and the submission of two separate Adopted Local Development Plan 2014. applications and indeed the applicant may have chosen this route given the differing Recommendation and issues related to both applications. Reasons for Decision Notwithstanding this, given the volume of In light of the above assessment, it is public interest in these applications and concluded that notwithstanding the the wider planning implications of the supporting information submitted with the proposals, the Head of Planning and application and the justification provided Housing Services has referred both for the development, it has not been applications to the Planning and Property demonstrated that this is an appropriate Policy Board for determination. site for retail development, which would not impact unacceptably on the vitality and A large volume of objection relates to viability of Bridge of Weir Local Service matters of the principle of the Centre. Neither has it been demonstrated development, i.e. loss of green belt land that this is an appropriate site for retail and detailed matters which are not known development which would not impact at this time. The site has not been unacceptably on the purposes of the identified through the Adopted Local green belt in this location and which can Development Plan 2014 as a retail be developed with a defensible green belt development site and, for the reasons boundary. The proposal is therefore already outlined, its release from the considered to be contrary Policy ENV1 green belt would not comply with the and C2 and associated New Development Spatial Strategy of the Development Plan. Supplementary Guidance. For these reasons it is considered that the proposal There is concern that the road would not comply with the Spatial Strategy access/roundabout would cut across the of the LDP. cycle track and old single track railway line and make it impossible to plan for the There is no justification for setting aside return of trains to Bridge of Weir and the policies of the SDP and LDP for a site Kilmacolm. The status of the former rail which is in an unsustainable location and line solemn being/not being retained for greater weight should be given to the future rail use is unclear and its status development plan at both strategic and should be confirmed by the applicant. It local levels. has been accepted previously that the rail line plan shape and cross-sectional Recommendation headroom (kinematic envelope) should be retained so as not to prohibit re-opening REFUSE the line to trains. The drawings submitted with the application do not indicate that this is proposed or in principal can be achieved.

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Application Ref. 16/0423/PP

Conditions & Reasons

Reason(s) for Decision.

1. The proposal does not accord with the Spatial Development Strategy and related Spatial Frameworks of the approved Glasgow and the Clyde Valley Strategic Development Plan and Clydeplan's Strategic Development Plan Proposed Plan 2016 in terms of its location and development compatibility and therefore fails to support the Spatial Vision of the Plan.

2. The proposal is contrary to Policy ENV 1 of the Adopted Renfrewshire Local Development Plan in that it would result in development within the designated Green Belt without appropriate justification and due to its location and scale would not be commensurate with the aims of maintaining the identity of settlements and protecting and enhancing the landscape setting of an area. 3. The proposal is contrary to the Adopted Renfrewshire Local Development Plan New Development Supplementary Guidance - Delivering the Environment Strategy as it does not require a specific green belt location and does not maintain or support an established activity which is suitable in the green belt. The proposal would thereby introduce an inappropriate form of development into the Green Belt, result in an unacceptable erosion of the Green Belt and result in an adverse and detrimental impact on its character.

4. The proposal is contrary to Policy C2 of the Adopted Renfrewshire Local Development Plan as it has not been demonstrated that the development will contribute to the area without impacting on the vitality and viability of the centres within the network, that there are other more appropriate sites for a development of this nature, that the proposal would tackle deficiencies in qualitative and quantitative terms that cannot be met in other centres and that the development will not impact on the function, character and amenity of the surrounding area and that due to its scale and location, the proposed development would undermine the Spatial Strategy of the Adopted Renfrewshire Local Development Plan. Local Government (Access to Information) Act 1985 - Background Papers: For further information or to inspect any letters of objection and other background papers, please contact David Bryce on 0141 618 7892.

The site has been visited and the photographs archived.

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AgendaItemA6

Planning Application: Report of Handling

Application No. 16/0571/PP

KEY INFORMATION Report by Director of Development and Housing Services

Ward PROPOSAL: ERECTION OF RESIDENTIAL DEVELOPMENT (IN PRINCIPLE) 9 Houston, Crosslee & Linwood LOCATION: SITE AT WHITELINT GATE, JOHNSTONE ROAD, BRIDGE OF WEIR 10 Bishopton, Bridge of Weir & Langbank APPLICATION FOR: PLANNING PERMISSION IN PRINCIPLE

Applicant

Paterson Partners & Barratt/David Wilson Homes c/o East Dykes Gilmourton Strathaven ML10 6RH

Registered: 15/08/2016

RECOMMENDATION

SUMMARY OF REPORT

x The proposals relate to residential development on land designated as Green Belt in the Adopted Renfrewshire Local Development Plan. x There have been 120 letters of objection and an objection from Bridge of Weir Community Council. FraserCarlin x The proposals are assessed as being contrary to the approved Glasgow HeadofPlanningand and the Clyde Valley Strategic Development Plan 2012 and Clydeplan’s Housing Strategic Development Plan Proposed Plan 2016; and the Adopted Renfrewshire Local Development Plan 2014.

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Application Ref. 16/0571/PP

Description subsequent appeal dismissed November, Planning permission (in principle) is 2005. sought, for the erection of a residential development on a site located within the Policy and Material Green Belt, on the eastern boundary of Considerations Bridge of Weir. The application site Scottish Planning Policy extends to approximately 1.9 hectares and Scottish Planning Policy highlights the forms part of a larger landholding within primacy of the Development Plan. The the ownership of the applicant a section of extant Development Plan is the Glasgow which, located to the south west of the and the Clyde Valley Strategic application site, is currently subject of a Development Plan 2012, Clydeplan's planning application (in principle) for the Strategic Development Plan Proposed erection of a retail development Plan (2016) and the Adopted (16/0423/PP). Renfrewshire Local Development Plan 2014 as detailed below with relevant While the application seeks planning policies identified. permission in principle, indicative plans and documents submitted in support of Glasgow and the Clyde Valley Strategic the application indicate a residential Development Plan 2012 development of approximately 49 Strategy Support Measure 1: Delivering dwellinghouses. It is proposed that access the Spatial Development Priorities to the site will be via a new roundabout on Strategy Support Measure 8: Green Bridge of Weir Road, which would also Infrastructure: An Economic Necessity provide access to the retail proposal. The Strategy Support Measure 10: Housing new access will cut across the National Development and Local Flexibility Cycle Route path which is in the railway Diagram 3: Spatial Development Strategy trackbed of the former Glasgow to and Indicative Compatible Development Kilmacolm railway in this location. Diagram 4: Sustainable location assessment The site is bounded to the north by agricultural fields and the River Gryffe Clydeplan's - Strategic Development Plan beyond, to the south by an area of open Proposed Plan (2016) cleared land which until recently was The Proposed SDP is a material covered by self seeded trees and bushes consideration as it is the settled view of (site of application for retail development), the Clydeplan Authority. to the east by open self seeded land and Policy 1: Placemaking open agricultural land beyond and to the Policy 7: Joint Action Towards the Delivery west by existing housing. of New Homes Policy 8: Housing Land Requirement History Policy 14: Green Belt 15/0261/NO - Proposal of Application Policy 16: Managing Flood Risk and Notice for the erection of mixed use Drainage development comprising retail Policy 18: Strategic Walking and Cycling development of 25,000 sqft, with ancillary Network petrol filling station, residential Table 1: Placemaking Principles development of 200 dwellings, cycle Schedule 14: Strategic Scales of facilities, landscaping and access. Development Diagram 11: Assessment of Development 04/0547/PP - Removal of landfill material Proposals to create 5.4 hectares of land for housing, with associated 12 hectares of community woodlands. Deemed refusal and Renfrewshire Council Planning and Property Policy Board Page 2

Application Ref. 16/0571/PP

Adopted Renfrewshire Local Development Objections/ Plan 2014 Representations Policy ENV1: Green Belt 120 letters of objection have been Policy P2: Housing Land Supply received and the issues raised have been Policy I5: Flooding and Drainage summarised below.

New Development Supplementary 1. The site is located within the green belt Guidance and is subject to Policy ENV 1 which Delivering the Environment Strategy: states that only appropriate development Green Belt; Housing in the Green Belt; which is compatible with the provisions of Contaminated Land and; the New Development Supplementary Delivering the Places Strategy: Places Guidance is acceptable. Housing is not Development Criteria an acceptable use. Delivering the Infrastructure Strategy: Flooding and Drainage and Infrastructure 2. The site is not in a sustainable location. Development Criteria The site does not have good access to public transport and is not within easy Material considerations walking distance of schools, local shops Renfrewshire's Housing Land Supply and community facilities. Supplementary Guidance 2015 requires to be considered in addressing the Council's 5. Through its spatial strategy, the LDP shortfall in housing land supply. The identifies Bridge of Weir as part of the replacement Renfrewshire Local green network. The proposal does not Development Plan will set out a framework accord with the spatial strategy as the for new and appropriate housing sites for development would not maintain and meeting housing need and demand in enhance the local landscape character Renfrewshire. and have a significant detrimental effect on the village setting. Building a Planning legislation requires that planning roundabout at the entrance to the village decisions are made in accordance with the would impact on the character of the Development Plan unless material village and be inappropriate at the considerations indicate otherwise. In this entrance to the village. case the proposal requires to be considered against the policies and 6. The development proposed would guidance set out above, the supporting significantly undermine the core role of the information submitted, the comments of existing green belt a site with a strong the consultees, any objections received defensible green belt boundary. and any other relevant material considerations. 7. The application proposal does not meet any of the criteria laid down in LDP New Publicity Development SG for housing in the green Neighbour notification has been belt and was not identified as a possible undertaken in accordance with statute. housing development site when the The application was also advertised in the current LDP was prepared. Paisley and Renfrewshire Gazette on 24th August 2016, with a deadline for 9. The local secondary school has no representations to be received by 14th spare capacity and the accessibility issues September 2016. that would arise due to space not being available at the nearest school are not considered.

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Application Ref. 16/0571/PP

10. The proposal would have an 18. A large area of formerly regenerated unacceptable impact on village services land has already been cleared. This land including the medical practice, dentist and was supporting various types of wildlife schools. including bats and deer. Future development in this area will further 11. The applicants have attempted to disrupt local wildlife. mislead both the public and the council by claiming the Council had already 19. There is a 'right of way' path along the approved the concept of a roundabout north boundary of the site. junction off the Bridge of Weir/Johnstone Road during the course of an earlier 20. The granting of either this application planning application. The council rejected or the application for a retail development that application and in so doing rejected will create a precedent for building on this the concept of that previous roundabout area of the green belt. which in any case was in a different location along the road. 21. There is a footpath through this area leading to Johnstone Road, which has 12. The road access/roundabout would been used for more than 20 years, and cut across the cycle track and old single should be considered as a 'right of Way'. track railway line and make it impossible to plan for the return of trains to Bridge of Consultations Weir and Kilmacolm. The Director of Community Resources (Roads) - Has raised a number of 13. The existing road system through the concerns which require to be addressed village and through Brookfield to the A737 and additionally recommends a suite of is totally inadequate for the traffic it has to conditions to deal with detailed matters. carry, and the extra pressure which would be put on it by further car-owning The Director of Community Resources households would be unmanageable. (Design Services) - States that an outline Drainage Impact Assessment is required 14. The increased strain on the railway to demonstrate that the site can be bridge (the bridge over the existing cycle appropriately drained. path/old railway) at the entrance to the village from the east side would have a The Director of Community Resources detrimental effect on the bridge which is (Environmental Services) - It is already under duress. recommended that the application is not determined until the applicant submits and 15. The failure to include the intention to the Planning Authority approves, a noise build up to 50 houses in the 16/0423/PP assessment to determine the impact of application is an attempt to mislead the plant and equipment and delivery vehicle Council and public of the applicants true noise from a retail proposal on an intentions. adjacent site and mitigation measures as appropriate. With regard to contamination 16. The site was for many years a builders it is recommended that a number of dump and any movement of the ground conditions are imposed in relation to site could result in the leaching of dangerous investigation, remediation strategy and/or substances through the soil. method statement and verification reports.

17. The village is already subject to The Director of Education and Leisure - several other housing development States that any development at this site applications if they go ahead it will impact would impact negatively on the on schooling, and community facilities. accommodation and provision of curricular

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Application Ref. 16/0571/PP

and social spaces within Bridge of Weir housing and retail development have been Primary School. separated and see this as an attempt to circumvent the planning process. SEPA - No objection, however, highlight co-locational issues given that the site lies Summary of main issues within the prevailing wind corridor of Environmental Statement - A screening regulated sites including a waste plant, opinion, undertaken as part of this tannery and leather coating/cutting plant. application, determined that although the Express concern that this could result in proposal would fall within Schedule 2 of the residential development experiencing the Town and Country Planning odour nuisance at times. (Environmental Impact Assessment) (Scotland) Regulations 2011, it was not Strathclyde Passenger Transport - It is considered likely that the proposed works stated that it is likely that a bus stop will would have a significant environmental have to be relocated to allow the provision impact which would require an of the roundabout and the amended Environmental Impact Assessment be location of the bus stop should be agreed undertaken on the basis of no significant by SPT and the Councils Roads and long term impacts on the environment Transportation section and internal layout having had regard to the characteristics of should be designed to accommodate a the development, the location of the MyBus service. development, and the characteristics of the potential impact. Scottish Water - No response. Appropriate Assessment - N/A Bridge of Weir Community Council - The Community Council (CC) object on Design Statement & Access Statement - the basis that the proposal is contrary to N/A Policy ENV 1 'Green Belt' of the LDP and consider that premature clearance of the Other Assessments site by the applicant appears to be an attempt to redefine the green belt Transport Assessment – The traffic boundary. The CC state that this proposal statement claims that the site is located in combined with the earlier retail proposal close proximity to well established would be an inappropriate erosion of the pedestrian routes and a significant green belt resulting in a substantial and number of measures will be provided to adverse impact on the setting of the edge connect the site with them effectively. It is of the village. Concern has been stated that a national cycle route passes expressed over the potential for leaching to the south of the site and development of chemicals to the River Gryffe. The CC proposals include an intention to link the state that the proposed access fails to site directly to the route and to provide integrate the development with the village additional connections that will be and that the roundabout would impact the accessible for cyclists. It is claimed that setting of the village and lead to further existing bus stops are located within pressure for housing in the green belt. walking distance of the proposal providing access to a range of services. In addition, there is concern that the engineering works required for the Planning Statement - It is stated within roundabout would compromise the old the report that Renfrewshire Council does railway trackbed and any future not have an effective 5 year supply of opportunity to bring back rail travel housing land as required by SPP, made between Glasgow and Kilmacolm. The CC clear by the 2015 Housing Land Audit and is concerned that the proposals for through the recommendations and

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Application Ref. 16/0571/PP

conclusions of the Reporter subsequent to hedge, to provide early screening. The the Examination in Public of the Local report states that this will provide a robust, Development Plan. It is further stated by long term defensible edge to Bridge of the applicant that published figures and Weir greenbelt. The report further states calculations suggest that Renfrewshire that along the River Gryffe corridor Council has only a 2 year effective landscape management will be housing land supply and that there is a undertaken to thin scrub and remove non- necessary requirement to address this native invasive vegetation to open up the shortfall by the release of effective river’s edge and that high quality open housing sites in accordance with the key spaces will be provided within the objectives of the Strategic Development development which will form green Plan (SDP). corridor connections between habitats. With regard to pedestrian and cycle links, It is further claimed that; the spatial policy it is stated that new path linkages to of the SDP focuses on sustainable existing housing, to the NCN 75 cycle path development and that the premise is that and to Crosslee road will be created. It is brownfield sites within settlement also stated within the report that the boundaries are to be released for housing, southern boundary will be strengthened by particularly where they are proven to be additional planting. effective; the next sequence is for brownfield sites within the green belt and Ecological Constraints Survey - The lastly greenfield sites; substantial report states that surveys have concluded information has been submitted in support that the site was suitable for foraging and of the application confirming the previous commuting bat species and for otters, use of the site and its brownfield badgers and nesting birds but that no character; the site is sustainable and can protected species were recorded. The be effectively developed; the site, in report states that the site is dominated by landscape terms, is well contained and broad-leaved woodland and dense scrub, through additional planting and design to which are not complex and have limited complement the mature trees to the east ground flora, primarily dominated by there would be enhanced connectivity to bramble and rank grasses. The report also the green network with footpath links to notes that foxes, rabbits and deer are the cycle route and beyond. using the site. The report recommends that further survey for bats is required prior The applicant has stated within the to the removal of any mature trees during Planning Statement submitted in support the optimum season (May to September). of the proposal that the site would be built It is further recommended that should it be within a 12 month period, with the likely confirmed that there is a bat roost on site, time line being the receipt of a detailed a licence from SHN will be required before consent, RCC and associated consents by the tree is removed and the level of the end of 2017, with a site start at the mitigation will depend on the species beginning of 2018 and completion by the found, the type of roost and extent of work end of 2018. The applicant submits that proposed. The report recommends that a this complies with the requirement to precautionary method of working provide effective housing by 2019. statement is produced and followed to prevent harm to reptiles that are Landscape Statement - The report sets potentially present on the site. With regard out landscape principles for development to mammals, the report recommends that of the site, including that a new native pre construction surveys are undertaken woodland belt 50m wide will be planted to and should include a dedicated badger the east at the highest part of the site and and otter survey. The report discusses bounded by a mixed native species enhancement and considers that the

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Application Ref. 16/0571/PP

retention and improvement of hedgerows in accordance with the Development Plan could help compensate for the loss of unless material considerations indicate trees and that the retention and otherwise. In this case, the Development enhancement of plant species along the Plan comprises the Approved Glasgow river bank could benefit the wildlife and Clyde Valley Strategic Development corridor. The report states that the Plan (GCVSDP) 2012 and the Adopted installation of bat boxes in the adjacent Renfrewshire Local Development Plan habitat or the incorporation of bat bricks 2014 and associated New Development into the design should be considered and Supplementary Guidance, including the that bird boxes could be used to provide Housing Land Supply Supplementary further nesting habitats for birds. Guidance. The proposal also requires to be assessed taking account of the Desk Study: Geological, Mining and Scottish Planning Policy and the Proposed Environmental Appraisal - The report Strategic Development Plan 2016 summarises various remediation (Clydeplan). In addition, the comments of measures required for contamination and consultees and the issues raised through in relation to gas. It concludes that the representations are material constraints at this site include: made considerations in the assessment of the ground chemical contamination, gas application. emissions, shallow abandoned mine workings, mine shafts, poor ground The determining issues in this case are conditions, quarrying, former landfill and whether there is a need for this site to be that the proposed remediation measures developed for housing in the short term; should allow the development of either the ability of the proposed development to residential or commercial land uses to meet this need; and whether the benefits take place. of doing so would justify the use of green belt land and the effects on the With regard to mining activity the report surrounding area having regard to the states that there are records of at least 3 development plan and other material former quarries located within the site and considerations. that the site is located in an area of known previous mining activity. The report claims Scottish Planning Policy that there is no current mining within Scottish Planning Policy (SPP) sets out influencing distance, and although national planning policies which reflect reserves of coal and related minerals may Scottish Ministers' priorities for the exist beneath the site, the possibility of operation of the planning system and for future exploitation is at present considered the development and use of land. SPP to be unlikely. The report concludes that aims to support sustainable development there is therefore potential for mining and the creation of high quality places. It constraints at the site and the available sets out two overarching policy principles plans indicate at least three mine shafts to namely a presumption in favour of be present on the site. development that contributes to sustainable development; and Planning Obligation Summary - N/A placemaking which seeks the creation of high quality places. It considers that the Scottish Ministers Direction - N/A planning system should support economically, environmentally and socially sustainable places by enabling Assessment development that balances the costs and Section 25 of the Town and Country benefits of a proposal over the longer Planning (Scotland) Act 1997, requires term. The aim is to achieve the right that planning applications are determined

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Application Ref. 16/0571/PP

development in the right place. It is not to Renfrewshire and that the LDP did not allow development at any cost. identify sufficient land to meet the housing need and demand. In response, three The presumption in favour of sustainable additional green belt housing sites, development does not change the identified by the Reporter, were released statutory status of the development plan to address the potential shortfall in for decision making. For proposals that do housing land supply. Furthermore, the not accord with development plans, the Housing Land Supply Supplementary primacy of the plan is maintained. The Guidance 2015 (HLSSG) was produced in presumption in favour of development that order to provide a framework to assess contributes to sustainable development is sites which could come forward in the a material consideration. The proposal short term to contribute to the housing subject of this application comprises a land supply. The application site under significant housing development on green consideration is not one of those sites belt land with no defensible green belt identified by the Reporter for release and boundary and neither comprises neither does it meet all of the sustainable development nor will it requirements set out in HLSSG. enhance the existing village of Bridge of Weir. Glasgow and the Clyde Valley Strategic Development Plan 2012 In relation to Placemaking, it is difficult to The Approved Glasgow and the Clyde see how this development will Valley Strategic Development Plan 2012 complement the local features such as provides the framework for local authority landscape, topography and skylines when development management decisions and development of this site will have an outlines a Spatial Vision for the city-region adverse impact on these features, to 2035 along with a Spatial Development particularly at the gateway into this village. Strategy (SDS) to deliver that vision. The Approved SDP establishes the principle of On Enabling the Delivery of New Homes development where development SPP indicates that the planning system proposals conform to its policy direction should identify a generous supply of land and provisions. Strategy Support Measure within the plan area to support the 1 ‘Delivering the Spatial Development achievement of the housing land Priorities' states that the Spatial requirement across all tenures, Development Strategy is clear and maintaining at least a 5 year supply of consistent in its intent, to support effective housing land at all times; enable sustainable economic growth and provision of a range of attractive, well- development. designed, energy efficient, good quality housing, contributing to the creation of The Fundamental Principles of the successful and sustainable places. Strategic Development Plan include the acceptance that development and In this regard the LDP identified land investment proposals whose location and across the Renfrewshire area to meet the development compatibility accords with housing land requirements with the focus the Spatial Development Strategy and its on brownfield land to meet the majority of related frameworks, will be deemed to the housing land requirements along with support the Spatial Vision and Strategy. a number of green belt release sites to Diagram 3 sets out the range and type of help stimulate supply in the short term. development which the Authority would However, following the examination of expect as part of the Spatial Development Renfrewshire's Local Development Plan, Strategy and with regard to Green Belt the Reporter concluded that there was a indicative forms of development potential shortfall in housing land in considered to be in line with the strategy

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Application Ref. 16/0571/PP

include: green infrastructure; woodland on the development of the application site. creation; sustainable access and natural The application site currently comprises leisure facilities; biodiversity and biomass an area of cleared land which had planting. This proposal for a significant regenerated from its former use as a residential development within the green landfill site and contained a range of belt is therefore not a development vegetation and trees until its recent considered to conform to the Spatial clearance. Other areas of land Development Strategy. surrounding the site and in the ownership of the applicant contain a range of It further considers that new strategic vegetation and trees. Therefore the development proposals which do not development of this site would neither reflect the Spatial Development Strategy support sustainable economic and its related frameworks are deemed competitiveness, new environmental not supportive of the Spatial Vision and technology sectors nor farming and the Strategy. Where this is the case, it states rural economy. that proposals will require to be assessed upon their own merits by the relevant local Sustainable Transport - Supporting authority adopting the sustainable location sustainable access and active assessment set out in Diagram 4. When travel/providing appropriate public the proposal is assessed against Diagram transport access/supporting future public 4, the following conclusions can be made: transport services - The application was accompanied by a Transport Assessment Climate Change -Minimising the which generally demonstrates that access Development footprint of the city- to public transport provision from the site region/minimising the carbon footprint of is currently substandard but can be the city- region/mitigating greenhouse gas improved and there is capability to emissions - The development of the site strengthen and form additional linkages to subject of this application, due to its size, the village, schools, local shops and and location in the green belt will not community facilities. contribute toward the aims of minimising the development footprint or carbon Green Network - Developing green footprint of the city-region or mitigating infrastructure/supporting green belt greenhouse gas emissions. objectives/ supporting biodiversity Notwithstanding this, Renfrewshire networks and designations - Paragraph Council accepts that additional sites are 4.48 of the Approved SDP and Strategy required to facilitate the development of Support Measure 8 ‘ Green Infrastructure: new homes to meet identified need and an economic necessity' establishes that that there may be a requirement for the green belt is central to the sustainable development of green belt land, however, planning of the city-region, that it is an the application proposal, due to its size important strategic tool and has a and location is not considered to be a significant role to play in achieving key sustainable development. environmental objectives by directing planned growth to the most appropriate Low Carbon Economy - Supporting locations, supporting regeneration, sustainable economic creating and safeguarding identity through competitiveness/supporting key economic place-setting and protecting the sectors and new environmental separation between communities. technology sectors/supporting the farming Although the application site is located on and rural economy - Although it is widely the edge of Bridge of Weir close to accepted that the housebuilding industry existing areas of housing, it comprises, in makes a significant contribution to the the main, of a large area of regenerated Scottish economy, this is not dependant land now partially cleared, in a prominent

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green belt location on one of the most developing green energy or that it would important approaches to Bridge of Weir, contribute to a low carbon energy and which currently adds to the local technology future. landscape character and setting of Bridge of Weir. In this regard while it is noted that Taking all of the above considerations the site has had a variety of previous together leads to the conclusion that the uses including as a landfill site, these uses application site is not a sustainable ceased approximately 20 years ago and location, and as such the set tests under the site has remained in the green belt Diagram 4 are not satisfied. through two successive local plan reviews. Over that time the site had become re- With regard to housing land supply the established with trees and vegetation and Approved SDP indicates that Local although was cleared of vegetation Development Plans should allocate recently, it remains undeveloped and as sufficient land which is effective, or likely such makes an important contribution to to be capable of becoming effective, so as the natural setting of Bridge of Weir. to deliver the scale of house completions Additionally, the majority of the site has no required across all tenures both in the obvious spatial connection to the village period to 2020, and from 2020 to 2025. and no defensible green belt boundary, especially to the south and east. The It is stated in Strategy Support Measure application site is not considered to be an 10 that where the supply needs to be infill site as much of it is not well contained augmented, priority should be given to and could set an undesirable precedent to bringing forward for earlier development extend development further east. The any sites which have been allocated in the development of this site does not Local Development Plan for construction therefore support the green belt objectives in the period 2020 to 2025. It continues of maintaining the identity of settlements that if further sites are needed, their and protecting and enhancing their identification for release should be guided landscape setting. by the criteria in Diagram 4 to find the most suitable locations. It considers that Water Environment - Managing flood- these sites must be absent of risk/improving and safeguarding water insurmountable infrastructure constraints quality - The Director of Community and be of a scale which is capable of Resources has commented that an outline delivering its house completions in the DIA is required. An outline DIA has not next five years. Such sites should also be been submitted and therefore it has not compatible with the vision and planning been adequately demonstrated that an principles of both the Strategic acceptable drainage scheme can be Development Plan and the Local provided. It is not evident that there will Development Plan. It is accepted that be an unacceptable impact on water there remains a potential Housing Land quality. Supply shortfall within Renfrewshire and that additional housing sites are required. Network of Centres - The application is for However, such sites require to be in residential development and it is not sustainable locations. therefore considered that this part of the assessment criteria is directly relevant. The application site as part of a larger site was submitted for consideration as a Low Carbon Energy - Developing green housing development site during the energy and/or energy smart- preparation of the Renfrewshire Local grids/contributing to a low carbon energy Development Plan 2014, and was and technology future - It is not evident rejected. It was concluded that although that the proposal would contribute to the site adjoins existing residential units

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Application Ref. 16/0571/PP

on the edge of the village and also account of the Placemaking Principles set contains an element of previously used out in Table 1, including maintaining and land, it had developed into a woodland enhancing an areas’ landscape character area on the edge of the settlement, and supporting the objectives of the creating a ready-made natural setting for Glasgow and Clyde Valley Green Belt. the western edge of the village and that The application proposal would neither development of the site would remove maintain nor enhance the landscape most, if not all of the existing vegetation character of Bridge of Weir nor support the requiring establishment of a defensible objectives of the Green Belt in this location green belt boundary. Even recognising and therefore does not comply with Policy that the current proposal concerns a 1 Placemaking. smaller site, it is considered that allowing the development of this site has the The Proposed SDP advocates a potential to present pressure on further consistent approach to the consideration future development and there continues to of development proposals across the city be no defensible green belt boundary to region and considers that proposals which the east of the site. The application site are in locations or at a scale or of a nature has been assessed against the criteria of not identified in the SDP could undermine Diagram 4 but fails to satisfy the set tests. the Vision and Spatial Development It is considered that the proposal does not Strategy. To assist in the development contribute to sustainable development nor management process Section 10 of the accord with the Vision and Spatial Plan 'Implementing the Plan and Development Strategy of the Approved Development Management' sets out SDP. 'thresholds for strategic scales of development ', within Schedule 14. With Proposed Strategic Development Plan regard to Greenfield Housing Schedule 14 2016(SDP) considers that 10 or more units outwith the The Proposed SDP 2016 was submitted to Community Growth Areas or sites outwith the Scottish Ministers for Examination on those identified in LDP's are considered to 26th May 2016 and represents the settled be strategic. Given that the proposal view of Clydeplan, the Strategic comprises a housing development where Development Planning Authority of which an indicative number of 49 dwellings is Renfrewshire is a constituent part and proposed on a site located within the therefore it has to be considered in the Green Belt designated through the assessment of this proposal. Adopted LDP, it is considered to fall within the definition of strategic scale of The Proposed SDP 2016 sets out a development. Spatial Development Strategy which supports a presumption in favour of The Proposed SDP states that Diagram sustainable development that contributes 11: 'Assessment of Development to economic growth. It acknowledges the Proposals' should to be used by local city region's legacy of development and authorities when assessing strategic scale infrastructure and recognises that development proposals or other proposals maximising the benefit of those resources that may impact on the Plan Strategy. is fundamental to ensuring the long term This Diagram will determine whether success of the city region. Through Policy strategic scale development proposals 1 ‘Placemaking’, it seeks to embed the comply with the policies, schedules and creation of high quality places firmly as diagrams of the SDP, and Box 1, sets out part of its Vision and Spatial Strategy. the considerations relevant to each It considers that in support of the Vision development type which will ascertain and Spatial Development Strategy, new whether it supports the Vision, Spatial development proposals should take Development Strategy and Placemaking

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Policy. When the proposal is assessed the LDP as an appropriate location for against the relevant policies and planned growth. schedules, the following conclusions can be made. Supporting regeneration- the application site is located within the designated Green Policy 8 'Housing Land Requirement', Belt and will not therefore support the states that Local Authorities should make regeneration of Renfrewshire or the city- provisions in Local Development Plans for region as a whole. the Housing Land Requirement set out in Schedule 8 and Schedule 9, allocate a Creating and safeguarding identity range of sites which are effective or through place-setting and protecting the expected to become effective in the plan separation between period to meet the housing land communities/landscape setting and requirements, provide for a minimum of 5 identity of settlements - the application years effective land supply at all times, site is a large green belt site in a undertake annual monitoring of prominent green belt location, which, completions and through Section 10 of the notwithstanding its previous use as a Plan 'Development Management' take landfill site/ builders yard some 20 years steps to remedy any shortfalls through the ago, currently adds to the local landscape granting of planning permissions that character and setting of Bridge of Weir. contribute to sustainable development and Development of the site would not accord with the Vision and Spatial therefore safeguard the setting of Bridge Development Strategy, Local of Weir. Additionally, much of the site has Development Plans and other local no obvious spatial connection to the strategies. It is accepted that there is a village and no defensible green belt shortage in the effective housing land boundary, especially to its eastern edge. supply in Renfrewshire and therefore the application proposal is being assessed Protecting open space and sustainable against Section 10, of the Plan. access and opportunities for countryside recreation - the application proposal will Policy 14 'Green Belt' states that in not result in the protection of open space support of the Vision and Spatial nor would it protect sustainable access Development Strategy, Local Authorities opportunities for countryside recreation. should designate within Local Development Plans, the boundaries of the Maintaining the natural role on the Green Belts to ensure that the objectives environment - the proposal for a large set out in paragraph 8.15 are achieved. housing development will not maintain the Paragraph 8.15 considers that the Green natural role of the environment in this Belt is an important strategic tool which location but will impact on the setting of has a significant role to play in supporting Bridge of Weir and the surrounding the delivery of the Spatial Development agricultural landscape. Strategy and achieving the objectives set out below. When the potential impact of Supporting the farming economy of the the application proposal is considered city region - the proposal is for housing against these objectives, the following development and will not support the conclusions can be made: farming economy of the city-region.

Directing planned growth to the most Meeting requirements for the sustainable appropriate locations - the application site location of rural industries including is located within the designated Green renewable energy, mineral extraction and Belt and has not been identified through timber production - the application

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Application Ref. 16/0571/PP

proposal does not comprise a rural whether this Departure is acceptable, the industry. proposal requires to be assessed against the criteria of Box 2. When the proposal is The application site is designated as assessed against these criteria, the Green Belt within the Adopted LDP and following conclusions can be made: currently performs the functions set out in paragraph 8.15 of the Proposed SDP. Given its location in the designated Green Development of the site for housing would Belt, with no defensible green belt undermine many of these functions boundary, the proposal will not make a including protection of the identity of significant or positive contribution to Bridge of Weir, and its landscape setting sustainable development through either a and would not therefore support the modal shift or contribution to carbon delivery of the Spatial Development reduction; Strategy. The proposal will not provide significant Policy 16 'Improving the Water Quality economic benefit which would otherwise Environment and Managing Flood Risk be lost to the city region or Scotland; and Drainage'. This policy seeks to support the Vision and Spatial The proposal would not respond to Development Strategy and to achieve the economic issues, including the protection objectives set out in paragraph 8.28 which of jobs or create a significant number of include securing improvements to water net additional permanent jobs to the city and drainage capacity and reducing flood region; risk. The Director of Community Resources (Design Services) had There is no specific locational need for the requested that it be demonstrated, proposal; through the submission of an outline DIA, that an appropriate drainage scheme can The proposal would not enhance nor be provided, however, this has not been promote natural or cultural heritage, submitted. It has not been demonstrated including green infrastructure, landscape therefore, that an acceptable drainage and the wider environment. scheme is achievable in principle. It is not evident that there will be an unacceptable The proposal would not improve health impact on water quality. The objectives and well-being by offering opportunities for set out in paragraph 8.28 are not therefore social interaction and physical activity, met and the proposal does not support the including sport and recreation. Vision and Spatial Development Strategy. It is not evident that the proposal would Policy 18 'Strategic Walking and Cycling support the digital connectivity to a rural Network' requires that development area which does not presently benefit from proposals should maintain and enhance such connectivity. the strategic walking and cycling network. The application proposal will not impact on It can be concluded therefore that the the strategic network but neither will it development proposal is an unacceptable enhance it. departure from the Strategic Development Plan and it is therefore deemed contrary to Taking all of the above considerations the Proposed Strategic Development Plan together leads to the conclusion that the 2016. application proposal does not meet the relevant criteria in Box 1 and is therefore regarded as a Departure from the Strategic Development Plan. To ascertain

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Adopted Renfrewshire Local Development It is demonstrated that there is a need for Plan 2014 the residential use to be located out with When the proposal is assessed against the settlement; It has not been the relevant policies of the LDP and New demonstrated that there is a need for the Development Supplementary Guidance, residential use to be located outwith a the following conclusions can be made. settlement.

The application site is located in the green The proposal demonstrates outstanding belt and is subject to assessment against quality of design; The application is in Policy ENV1 'Green Belt'. Policy ENV 1 principle only and it has not been states that, amongst others, the green demonstrated that the proposal will belt in Renfrewshire aims to identify constitute outstanding quality of design. appropriate locations to support planned growth, where required, as well as The proposal integrates with, maintaining the identity of settlements and complements and enhances the protecting and enhancing the landscape established character of the area and has setting of an area. It states that no significant impact on the landscape appropriate development within the green character. The applicant has not provided belt will be acceptable where it can be any Landscape and Visual Impact demonstrated that it is compatible with the Assessment in justification of development provisions of the New Development SG. at this location and has not demonstrated that there will be no significant impact on The New Development SG ‘Delivering the landscape character. The site is in a Environment Strategy – Green Belt’ prominent location at the eastern edge of considers that development within the the village with little containment on its green belt is appropriate in principle where northern and eastern boundaries which it is for the purposes of or in support of a could be identified as an appropriate and use which requires a green belt location defensible edge to the green belt. It is not including agriculture, forestry and considered therefore that the proposal recreational uses. The application integrates with, complements or enhances proposal for residential development does the established character of the area but not support one of these purposes and is would have a significant adverse impact. not an acceptable form of development in the green belt. The proposal is therefore considered to be contrary to the provisions of policy ENV 1. The New Development SG ‘Delivering the Environment Strategy – Housing in the Policy P2 'Housing Land Supply' states Green Belt’, sets out a number of criteria that the Council will maintain a 5 year against which proposals for residential use supply of effective housing land at all in the green belt require to be assessed times and prepare Supplementary and considers that the majority of the Guidance including a framework to guide criteria must be met. When the the release of additional housing land application proposal is assessed against where a 5 year supply of effective housing these criteria the following conclusions land is not being maintained. It is can be made: accepted that there is a potential shortfall in the supply of effective housing land and The development is required to maintain the Housing Land Supply Supplementary and support an established activity that is Guidance was approved in 2015. suitable in the green belt; The application proposal is not required to maintain or Policy P2 further states that the Council support an established activity that is will grant planning permission in suitable in the green belt. accordance with the detailed guidance

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Application Ref. 16/0571/PP

provided that a number of criteria are met. therefore these details would require to be When the application proposal is assessed through the submission of assessed against these criteria the further planning applications. following conclusions can be made. It is concluded therefore that the The site is shown to be effective and can application proposal does not comply with be delivered to address the identified Policy P2 - Housing Land Supply. shortfall - The applicant has stated within the Planning Statement submitted in The Housing Land Supply Supplementary support of the proposal that the site would Guidance 2015 (HLSSG) provides a be built within a 12 month period, with the framework for release of further housing likely time line being the receipt of a land against which residential planning detailed consent, RCC and associated applications are to be assessed. The consents by the end of 2017, with a site HLSSG sets out the circumstances within start at the beginning of 2018 and which the additional release of land for completion by the end of 2018. The housing will be supported but demands applicant submits that this complies with that those sites meet the "main" and the requirement to provide effective "other" considerations. housing by 2019. This timetable would appear to be achievable and to For the reasons set out earlier in this demonstrate that the site can be delivered report, the proposals are not considered to to address the identified potential shortfall. satisfy the first three 'Main Considerations' set out in the HLSSG with reference to (1) It will not undermine the spatial strategy of Scottish Planning Policy - Sustainability the plan – With regard to the criteria of the and Placemaking Principles; (2) Spatial Strategy, it has been compliance with the Glasgow and the demonstrated above that the proposed Clyde Valley Strategic Development Plan - development will not contribute positively Spatial Development Strategy, sustainable to the character and appearance of Bridge location assessment (Diagram 4) or of Weir nor will it protect its setting or the Strategy Support Measure10; nor the natural environment. The proposal does adopted Renfrewshire Local Development not accord with the adopted LDP Spatial Plan - including the Spatial Strategy, Strategy the focus of which is on the Policy P2 - Housing Land Supply, Policy development of previously used sites, ENV1 - Natural Heritage or Policy I5 - concentrating on existing built-up areas Flooding and Drainage. and key redevelopment sites, aiming to facilitate sustainable development and a Similarly, the proposals are not considered low carbon economy. It is acknowledged to have satisfied all of the HLSSG 'Other that the site was used previously as a Considerations' and in particular with landfill site and builders yard but this was reference to failing to create or be some 20 years ago and the site has contained within robust defensible naturally regenerated in parts and remains boundaries, setting a precedent for further undeveloped. It is also acknowledged that expansion, by having a significant effect sites have been identified outwith on the character and amenity of the Renfrewshire's urban areas but these surrounding area and the potential to have been of a scale which are able to be impact on the prior provision of supported by existing infrastructure, infrastructure required by existing housing services and facilities. land allocations which are either not yet consented or are committed. Its design would comply with the criteria for implementing the spatial strategy – The It is concluded therefore that the application is in principle only and application proposal does not comply with

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the framework for release as required by Policy I5, 'Flooding and Drainage' the HLSSG. considers that new development must not have an impact on existing drainage The New Development Supplementary infrastructure or increase the risk of Guidance 2014, Places Development flooding elsewhere and requires to be Criteria, sets out a number of criteria assessed against the criteria and which new residential developments are guidance set out in the New Development required to meet. It considers that SG which sets out a number of criteria development proposals require to ensure which require to be considered. These that the layout, built form, design and generally require minimum standards to materials of all new developments will be reduce the risk of flooding in new of a high quality; density will require to be developments and to ensure that the risk in keeping with the density of surrounding of flooding is fully considered in the areas; surrounding land uses should not assessment of new development have an adverse effect on the proposed proposals. In this regard, the Director of residential development and that Community Resources was satisfied that a development proposals should create FRA was not required but requested that attractive and well connected street an outline Drainage Impact Assessment networks which will facilitate movement. be submitted to demonstrate that an acceptable drainage scheme could be Although the supporting information states achieved, in principle. The applicant has that the development will be set within not therefore demonstrated that the landscaping including landscaped edges requirements of Policy I5 and the comprising existing wooded areas and associated SG, can be achieved. proposed landscaping, there is no robust, well defined or established defensible In relation to the Infrastructure green belt edge and it is considered that Development Criteria it has been generally to allow development in this location demonstrated through the Traffic could encourage further encroachment Assessment (TA) that appropriate access, into the designated green belt. Given parking and pedestrian arrangements that the application is in principle only, it is could be achieved. The Director of not possible to make an assessment in Community Resources maintains that a relation to density, design and materials, number of conditions are necessary to other than that a development of a similar ensure this. density to surrounding areas could be accommodated within the site and design The SG on 'Contaminated Land' requires and materials could be reflective of the sufficient information to be submitted to surrounding area. establish whether contamination is present on an application site so that appropriate With regard to surrounding uses there is conditions can be attached to ensure that some concern over the residential amenity the necessary remediation action will be of new residents due to the proposal for a undertaken to prevent unacceptable risks retail development to the south and to human health or the environment. In associated noise generated from such a this regard the Director of Community use. In this regard, the Director of Resources (Environmental Services) is Community Resources (Environmental satisfied that conditions can be attached Services) has recommended that the which will ensure that any potential application is not determined until the contamination of the site can be impact of the noise sources on adequately addressed. development is known through the submission of a Noise Assessment. With regard to the issues raised through objection which have not been dealt with

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in the above assessment, the following with the application do not indicate that conclusions can be made. this is proposed or in principal can be achieved. It is acknowledges that the applicant has submitted two separate applications for With regard to issues raised in relation to planning permission (in principle) for retail educational capacity and other service development and for residential provision, it is noted that the Director of development on adjoining sites, and in so Education has highlighted that the existing doing both applications have come within primary school provision within the area the category of 'local' development where will require to be addressed. there is no statutory requirement that such applications be presented to the Planning The developer sets out a case to suggest and Property Policy Board for that this site could be both deliverable and determination. There is no restriction on effective. However, greater weight should the submission of two separate be given to the potential for the proposal applications and indeed the applicant may site to set an undesirable precedent for have chosen this route given the differing further green belt development in the issues related to both applications. surrounding area and applications for Notwithstanding this, given the volume of development at Sandholes Road, public interest in these applications and Brookfield, Branscroft, Kilbarchan and a the wider planning implications of the site to the west of Gryffe Castle, Bridge of proposals, the Head of Planning and Weir have recently been considered Housing Services has referred both unacceptable. applications to the Planning and Property Policy Board for determination. Although it is indicated that planting is proposed it is considered that there would A large volume of objection relates to be no robust, established and defensible matters of the principle of the green belt boundary. Development of this development, i.e. loss of green belt land site is therefore unacceptable and would and detailed matters which are not known not comply with the Spatial Development at this time. The site has not been Strategy of the Approved Strategic identified through the Adopted Local Development Plan 2012, Proposed Development Plan 2014 as a housing site Strategic Development Plan 2016 and and, for the reasons already outlined, its Adopted Local Development Plan 2014. release from the green belt would not Nor does it represent an exception which comply with the Spatial Strategy of the can be justified through the Housing Land Development Plan. Supply Supplementary Guidance 2015.

There is concern that the road Recommendation and access/roundabout would cut across the Reasons for Decision cycle track and old single track railway line In light of the above assessment, it is and make it impossible to plan for the concluded that notwithstanding the return of trains to Bridge of Weir and potential shortfall of an effective land Kilmacolm. The status of the former rail supply, as set out in the Housing Land line solemn being/not being retained for Supply Supplementary Guidance 2015, future rail use is unclear and its status the supporting information submitted with should be confirmed by the applicant. It the application and the justification has been accepted previously that the rail provided for the development, it has not line plan shape and cross-sectional been demonstrated that this is an headroom (kinematic envelope) should be appropriate site for residential retained so as not to prohibit re-opening development, which would not impact the line to trains. The drawings submitted unacceptably on the purposes of the

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green belt in this location and which can Development Supplementary Guidance - be developed with a defensible green belt Delivering the Environment Strategy as it does boundary. not require a specific green belt location and does not maintain or support an established The proposal is therefore considered to be activity which is suitable in the green belt. The proposal would thereby introduce an contrary to Policy ENV1 and associated inappropriate form of development into the New Development Supplementary Green Belt, result in an unacceptable erosion Guidance. For these reasons it is of the Green Belt and result in an adverse and considered that the proposal cannot detrimental impact on its character. satisfy the requirements of Policy P2 and the Housing Land Supply Supplementary 4. The proposal is contrary to Policy P2 of the Guidance 2015, as the residential Adopted Renfrewshire Local Development development of this site would not comply Plan and the Housing Land Supply with the Spatial Strategy of the LDP. Supplementary Guidance 2015, and due to its scale and location, the proposed development would undermine the Spatial Strategy of the There is no justification for setting aside Adopted Renfrewshire Local Development the policies of the SDP and LDP for a site Plan. The proposal would thereby introduce an which is in an unsustainable location and inappropriate form of development into the greater weight should be given to the Green Belt, result in an unacceptable erosion development plan at both strategic and of the Green Belt and result in an adverse and local levels. detrimental impact on its character.

Recommendation

REFUSE

Conditions & Reasons

Reason(s) for Decision.

2. The proposal is contrary to Policy ENV 1 of the Adopted Renfrewshire Local Development Plan in that it would result in development within the designated Green Belt without appropriate justification and due to its location and scale would not be commensurate with the aims of maintaining the identity of settlements and protecting and enhancing the Local Government (Access to Information) Act 1985 - landscape setting of an area. Background Papers: For further information or to inspect any letters of objection and other background papers, please contact David Bryce on 0141 618 7892. 3. The proposal is contrary to the Adopted Renfrewshire Local Development Plan New The site has been visited and the photographs archived.

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AgendaItemA7

Planning Application: Report of Handling

Application No. 16/0568/PP

KEY INFORMATION Report by Director of Development and Housing Services

Ward PROPOSAL: ERECTION OF RESIDENTIAL DEVELOPMENT (IN PRINCIPLE) 10 Bishopton, Bridge of Weir & Langbank LOCATION: RESIDENTIAL SCHOOL ACCOMMODATION, THE GOOD SHEPHERD CENTRE, GREENOCK ROAD, BISHOPTON PA7 5PF Applicant APPLICATION FOR: PLANNING PERMISSION IN PRINCIPLE The Good Shepherd Centre Greenock Road Bishopton PA7 5PF

Registered: 19/08/2016

RECOMMENDATION

Refuse.

SUMMARY OF REPORT x The proposals relate to residential development in principle on a site which FraserCarlin is designated as Green Belt within the Adopted Renfrewshire Local Development Plan. HeadofPlanningand Housing x There have been six letters of objection and an objection from Bishopton Community Council.

x The applicants suggest that the proposals comprise of enabling development to assist in financing further investment in the Good Shepherd Centre.

x The proposals are assessed as being contrary to the approved Glasgow and the Clyde Valley Strategic Development Plan 2012 and Clydeplan’s Strategic Development Plan Proposed Plan 2016; and the Adopted Renfrewshire Local Development Plan 2014.

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Description are currently under consideration. The Planning permission (in principle) is Good Shepherd Centre comprises Cora sought by The Good Shepherd Centre, for House which is the administrative and the erection of a residential development conference centre for the CORA Group, a on a site located within the Green Belt, charity organisation who operate centres approximately 0.4km to the north west of which house young people with a variety the built up area of Bishopton and of social problems. The Good Shepherd approximately 0.4km to the south east of Centre currently has a secure The Good Shepherd Centre, an establishment based at this location which institutional use set within open manages the needs of 20 young people. countryside to the north west of Bishopton. Expansion proposals include the The application site extends to development of an external sports pitch, approximately 1.9 hectares and forms part changing areas, skills academy, swimming of a larger land-holding within the pool and specialist care units. It is stated ownership of the applicant which extends that the receipts generated from the to approximately 61 hectares. residential site would generate funds for this expansion. The application site comprises part of a field on the south eastern edge of the Whilst the application site is not land-holding currently utilised for immediately adjacent to the existing agricultural purposes, separated from centre, it is claimed that this is the most Bishopton by other agricultural fields. appropriate site, within the larger land- Access will be taken from Greenock Road holding, in which to locate a main stream via an existing private road known as housing development. Chestnut Avenue which currently provides access to four dwellinghouses (detached History and semi-detached). Although the 16/0285/PP - Erection of skills application seeks planning permission in centre/swimming pool/, provision of an principle, indicative plans submitted in external ports pitch, all with associated support of the application illustrate a facilities. This application is currently development of 29 detached under consideration. dwellinghouses formed around a distributor road with two access points 15/0163/EO - Request for a screening onto Chestnut Avenue. It is indicated that opinion in respect of 2MWp solar farm. the development will be set within a Environmental Impact Assessment not scheme of landscaping which would required. include a degree of landscaping to the site frontage with Chestnut Avenue. Limited Policy and Material tree planting is illustrated around the Considerations edges of the development. Scottish Planning Policy The site is bounded to the north, south Scottish Planning Policy highlights the and east by open agricultural land and to primacy of the Development Plan. The the west by a wooded area and open extant Development Plan is the Glasgow agricultural land beyond that. and the Clyde Valley Strategic Development Plan 2012, Clydeplan's A statement submitted in support of the Strategic Development Plan Proposed application claims that the residential Plan (2016) and the Adopted development is required to enable the Renfrewshire Local Development Plan existing Good Shepherd Centre to expand 2014 as detailed below with relevant and two separate planning applications policies identified. seeking an expansion of existing facilities

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Glasgow and the Clyde Valley Strategic Material considerations Development Plan 2012 Renfrewshire's Housing Land Supply Strategy Support Measure 1: Delivering Supplementary Guidance 2015 requires to the Spatial Development Priorities be considered in addressing the Council's Strategy Support Measure 8: Green shortfall in housing land supply. The Infrastructure: An Economic Necessity replacement Renfrewshire Local Strategy Support Measure 10: Housing Development Plan will set out a framework Development and Local Flexibility for new and appropriate housing sites for Diagram 3: Spatial Development Strategy meeting housing need and demand in and Indicative Compatible Development Renfrewshire. Diagram 4: Sustainable location assessment Planning legislation requires that planning decisions are made in accordance with the Clydeplan's - Strategic Development Plan Development Plan unless material Proposed Plan (2016) considerations indicate otherwise. In this The Proposed SDP is a material case the proposal requires to be consideration as it is the settled view of considered against the policies and the Clydeplan Authority. guidance set out above, the supporting Policy 1: Placemaking information submitted, the comments of Policy 7: Joint Action Towards the Delivery the consultees, any objections received of New Homes and any other relevant material Policy 8: Housing Land Requirement considerations. Policy 14: Green Belt Policy 16: Managing Flood Risk and Publicity Drainage Neighbour notification has been Policy 18: Strategic Walking and Cycling undertaken in accordance with statute. Network The application was also advertised in the Table 1: Placemaking Principles Paisley and Renfrewshire Gazette on 14th Schedule 14: Strategic Scales of September 2016, with a deadline for Development representations to be received by 28th Diagram 11: Assessment of Development September 2016. Proposals Objections/ Adopted Renfrewshire Local Development Representations Plan 2014 Six letters of objection have been received Policy ENV1: Green Belt and the issues raised have been Policy P2: Housing Land Supply summarised below. Policy I5: Flooding and Drainage 1. The site is located outwith the village New Development Supplementary boundary on agricultural land within the Guidance green belt used recently for the production Delivering the Environment Strategy: of crops and for grazing. The proposal is Green Belt; Housing in the Green Belt; contrary to the green belt policy of the Contaminated Land and; Local Development Plan (LDP). Delivering the Places Strategy: Places Development Criteria 2. As stated in the Adopted Renfrewshire Delivering the Infrastructure Strategy: Local Development Plan, the boundaries Flooding and Drainage and Infrastructure of the green belt were reviewed and small Development Criteria amounts of green belt land were released to fulfil the needs and demands of housing requirements to 2025. The application site has not been identified and therefore has Renfrewshire Council Planning and Property Policy Board Page 3

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not been released from its green belt primary school children resident in the status. proposed new development would also have to be provided with school transport. 3. There is no justification for the This would have ongoing budgetary development of housing in this location, implications for Renfrewshire Council. the development is not associated with agriculture, woodland or forestry, 11. The road from which access to the horticulture, recreational use that are site will be taken is a private road in appropriate to a green belt location. multiple ownership and it is unlikely that owners consent will be given to access 4. The application site, outwith the village this development. envelope is in a location which is not sustainable in terms of linkages to 12. The existing road infrastructure will be surrounding development, infrastructure, incapable of accommodating a services, transport. development of this size.

5. The application site is part of a field 13. It is not evident that appropriate currently utilised for agricultural purposes. sightlines will be achievable at the junction of Chestnut Avenue and Greenock Road. 6. This area is popular with the wider population of Bishopton for informal 14. There will be a loss of habitat due to recreation and the application would have the development and a reduction in the a significant detrimental impact on the attractiveness, for wildlife, of the area provision of an open space facility contrary surrounding the development due to light to the LDP pollution and noise.

7. There are a number of sites within or Consultations on the edge of Bishopton which could Bishopton Community Council - Object potentially fulfil housing land supply on similar grounds to those set out in the requirements. individual representations noted above and also express concern that the 8. The horse chestnut trees on Chestnut proposals, if approved, could set an Avenue are subject of a tree preservation undesirable precedent for further order and 16 trees would be lost if this encroachment into the green belt. development were to proceed. The Director of Community Resources 9. The proposed developments location (Roads) - Recommend that a decision on will generate more vehicular movements the application be deferred as it has not than a similar development within a village been demonstrated that appropriate or town envelope and is in contravention access can be achieved. of the Scottish Government's stated aim of reducing reliance on private cars and The Director of Community Resources prioritising sustainable active travel (Design Services) - Has requested the choices such as walking, cycling and submission of an outline Drainage Impact public transport. Assessment.

10. Footpath provision in the vicinity is not The Director of Community Resources of an appropriate standard to enable (Environmental Services) - No objection children to walk to school and as a result subject to conditions requiring site children from Chestnut Avenue have been investigation. provided with school transport. It is therefore reasonable to assume that any

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The Director of Education and Leisure - creation of an inclusive environment for No objection. the children in care and as a means of integrating the centre with the local Scottish Water - No response. community. It is stated within the report that the application for mainstream West of Scotland Archaeology Service - residential development would enable this No objection subject to conditions. expansion. It is recognised within the report that while the proposed site is not Summary of main issues immediately adjacent to the existing Environmental Statement - A screening centre, the site is considered to be the opinion, undertaken as part of this most appropriate location within the application, determined that although the applicants landholding for a new proposal would fall within Schedule 2 of mainstream residential development. The the Town and Country Planning applicants claim that the dwellinghouses (Environmental Impact Assessment) proposed will assist in meeting the (Scotland) Regulations 2011, it was not identified shortfall of effective housing considered likely that the proposed works sites within Renfrewshire. would have a significant environmental impact which would require an Planning Obligation Summary - N/A Environmental Impact Assessment be undertaken on the basis of no significant Scottish Ministers Direction - N/A long term impacts on the environment having had regard to the characteristics of Assessment the development, the location of the Section 25 of the Town and Country development, and the characteristics of Planning (Scotland) Act 1997, requires the potential impact. that planning applications are determined in accordance with the Development Plan Appropriate Assessment - N/A unless material considerations indicate otherwise. In this case, the Development Design Statement & Access Statement - Plan comprises the Approved Glasgow N/A and Clyde Valley Strategic Development Plan (GCVSDP) 2012 and the Adopted Other Assessments Renfrewshire Local Development Plan 2014 and associated New Development Background Statement - The report states Supplementary Guidance, including the that the site lies within the ownership of Housing Land Supply Supplementary the Good Shepherd Centre and forms part Guidance. The proposal also requires to of a larger land-holding. The Good be assessed taking account of the Shepherd has a secure unit based at this Scottish Planning Policy and the Proposed location which manages the needs of Strategic Development Plan 2016 young people who are placed in care. (Clydeplan). In addition, the comments of The centre wishes to expand to add consultees and the issues raised through additional facilities for the use of the representations are material children in its care including an external considerations in the assessment of the sports pitch, changing areas, skills application. academy, swimming pool and specialist units (currently the subject of planning The determining issues in this case are applications). It is claimed that the whether there is a need for this site to be intention would be for the recreational developed for housing in the short term; facilities to be open for public access at the ability of the proposed development to various times. The report considers that meet this need; whether the claims of the these facilities will contribute towards the applicant in relation to enabling

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development have been justified and landscape, topography and skylines when whether the benefits of releasing the site development of this site would have an for residential development would justify adverse impact on these features, the use of green belt land and the effects particularly given its isolated location set on the surrounding area having regard to apart from any surrounding village or built the development plan and other material up area. considerations. On Enabling the Delivery of New Homes Scottish Planning Policy SPP indicates the planning system should Scottish Planning Policy (SPP) sets out identify a generous supply of land within national planning policies which reflect the plan area to support the achievement Scottish Ministers' priorities for the of the housing land requirement across all operation of the planning system and for tenures, maintaining at least a 5 year the development and use of land. SPP supply of effective housing land at all aims to support sustainable development times; enable provision of a range of and the creation of high quality places. It attractive, well-designed, energy efficient, sets out two overarching policy principles good quality housing, contributing to the namely a presumption in favour of creation of successful and sustainable development that contributes to places. sustainable development; and placemaking which seeks the creation of In this regard the LDP identified land high quality places. It considers that the across the Renfrewshire area to meet the planning system should support housing land requirements with the focus economically, environmentally and socially on brownfield land to meet the majority of sustainable places by enabling the housing land requirements along with development that balances the costs and a number of green belt release sites to benefits of a proposal over the longer help stimulate supply in the short term. term. The aim is to achieve the right However, following the examination of development in the right place. It is not to Renfrewshire's Local Development Plan, allow development at any cost. the Reporter concluded that there was a potential shortfall in housing land in The presumption in favour of sustainable Renfrewshire and that the LDP did not development does not change the identify sufficient land to meet the housing statutory status of the development plan need and demand. In response, three for decision making. For proposals that do additional green belt housing sites, not accord with development plans, the identified by the Reporter, were released primacy of the plan is maintained. The to address the potential shortfall in presumption in favour of development that housing land supply. Furthermore, the contributes to sustainable development is Housing Land Supply Supplementary a material consideration. The proposal Guidance 2015 (HLSSG) was produced in subject of this application comprises a order to provide a framework to assess significant housing development on an sites which could come forward in the isolated site within the green belt with no short term to contribute to the housing defensible green belt boundary and land supply. The application site under neither comprises sustainable consideration is not one of those sites development nor will it enhance the identified by the Reporter for release and existing village of Bishopton located some neither does it meet all of the 0.4 km to the some east. requirements set out in HLSSG.

In relation to Placemaking, it is difficult to Glasgow and the Clyde Valley Strategic envisage how this development would Development Plan 2012 complement the local features such as

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The Approved Glasgow and the Clyde the proposal is assessed against Diagram Valley Strategic Development Plan 2012 4, the following conclusions can be made: provides the framework for local authority development management decisions and Climate Change - Minimising the outlines a Spatial Vision for the city-region Development footprint of the city- to 2035 along with a Spatial Development region/minimising the carbon footprint of Strategy (SDS) to deliver that vision. The the city- region/mitigating greenhouse gas Approved SDP establishes the principle of emissions - The development of the site development where development subject of this application, due to its size, proposals conform to its policy direction and location in the green belt will not and provisions. Strategy Support Measure contribute toward the aims of minimising 1 ‘Delivering the Spatial Development the development footprint or carbon Priorities' states that the Spatial footprint of the city-region or mitigating Development Strategy is clear and greenhouse gas emissions. consistent in its intent, to support Notwithstanding this, Renfrewshire sustainable economic growth and Council accepts that additional sites are development. required to facilitate the development of new homes to meet identified need and The Fundamental Principles of the that there may be a requirement for Strategic Development Plan include the development of green belt land, however, acceptance that development and the application proposal, due to its size investment proposals whose location and and location is not considered to be a development compatibility accords with sustainable development. the Spatial Development Strategy and its related frameworks, will be deemed to Low Carbon Economy - Supporting support the Spatial Vision and Strategy. sustainable economic Diagram 3 sets out the range and type of competitiveness/supporting key economic development which the Authority would sectors and new environmental expect as part of the Spatial Development technology sectors/supporting the farming Strategy and with regard to Green Belt and rural economy - Although it is widely indicative forms of development accepted that the housebuilding industry considered to be in line with the strategy makes a significant contribution to the include: green infrastructure; woodland Scottish economy, this is not dependant creation; sustainable access and natural on the development of the application site. leisure facilities; biodiversity and biomass The application site currently comprises of planting. This proposal for a significant agricultural land and could be utilised for residential development within the green farming purposes. Although it is claimed, belt is therefore not a development in supporting information submitted as part considered to conform to the Spatial of the application, that the development is Development Strategy. seen as enabling development which could finance an expansion of the facilities It further considers that new strategic at The Good Shepherd Centre, this development proposals which do not justification does not override land use reflect the Spatial Development Strategy planning considerations. Therefore the and its related frameworks are deemed development of this site would neither not supportive of the Spatial Vision and support sustainable economic Strategy. Where this is the case, it states competitiveness, new environmental that proposals will require to be assessed technology sectors nor farming and the upon their own merits by the relevant local rural economy. authority adopting the sustainable location assessment set out in Diagram 4. When Sustainable Transport - Supporting sustainable access and active

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travel/providing appropriate public been submitted to demonstrate that the transport access/supporting future public buildings and persons occupying the transport services - The application was proposed development will not be put at not accompanied by a Transport risk from flooding. It is not evident that Assessment and it has not been there will be an unacceptable impact on demonstrated that access to services can water quality. The Director of Community be achieved in a sustainable manner, that Resources (Design Services) has there would be access to public transport requested the submission of an outline or that appropriate public transport DIA to demonstrate that a suitable services are available. It is however drainage scheme can be achieved. evident that the site is not within easy walking distance of, nor does it link Network of Centres - The application is for effectively to, the existing transport residential development and it is not network. It is a green belt location where therefore considered that this part of the public transport services are limited. The assessment criteria is directly relevant. site is not in close proximity to nor within easy walking distance of schools, local Low Carbon Energy - Developing green shops and community facilities. energy and/or energy smart- grids/contributing to a low carbon energy Green Network - Developing green and technology future - It is not evident infrastructure/supporting green belt that the proposal would contribute to objectives/ supporting biodiversity developing green energy or that it would networks and designations - Paragraph contribute to a low carbon energy and 4.48 of the Approved SDP and Strategy technology future. Support Measure 8 ‘ Green Infrastructure: an economic necessity' establishes that Taking all of the above considerations the green belt is central to the sustainable together leads to the conclusion that the planning of the city-region, that it is an application site is not a sustainable important strategic tool and has a location, and as such the set tests under significant role to play in achieving key Diagram 4 are not satisfied. environmental objectives by directing planned growth to the most appropriate With regard to housing land supply the locations, supporting regeneration, Approved SDP indicates that Local creating and safeguarding identity through Development Plans should allocate place-setting and protecting the sufficient land which is effective, or likely separation between communities. The to be capable of becoming effective, so as application site comprises a large isolated to deliver the scale of house completions agricultural field in a prominent green belt required across all tenures both in the location, which currently adds to the local period to 2020, and from 2020 to 2025. landscape character of the area and setting of Bishopton. It has no obvious It is stated in Strategy Support Measure spatial connection to the village and no 10 that where the supply needs to be defensible green belt boundary. The augmented, priority should be given to development of this site does not bringing forward for earlier development therefore support the green belt objectives any sites which have been allocated in the of maintaining the identity of settlements Local Development Plan for construction and protecting and enhancing their in the period 2020 to 2025. It continues landscape setting. that if further sites are needed, their identification for release should be guided Water Environment - Managing flood- by the criteria in Diagram 4 to find the risk/improving and safeguarding water most suitable locations. It considers that quality - No supporting documents have these sites must be absent of

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insurmountable infrastructure constraints creation of high quality places firmly as and be of a scale which is capable of part of its Vision and Spatial Strategy. delivering its house completions in the next five years. Such sites should also be It considers that in support of the Vision compatible with the vision and planning and Spatial Development Strategy, new principles of both the Strategic development proposals should take Development Plan and the Local account of the Placemaking Principles set Development Plan. It is accepted that out in Table 1, including maintaining and there remains a potential Housing Land enhancing an areas’ landscape character Supply shortfall within Renfrewshire and and supporting the objectives of the that additional housing sites are required. Glasgow and Clyde Valley Green Belt. However, such sites require to be in The application proposal would neither sustainable locations. maintain nor enhance the landscape character of Bishopton nor support the The application site has not been objectives of the Green Belt in this location identified as a housing development site and therefore does not comply with Policy through the preparation and adoption of 1 ‘Placemaking’. the Local Development Plan or as one of the additional housing sites identified by The Proposed SDP advocates a the Reporter following the Examination of consistent approach to the consideration the Local Development Plan. The of development proposals across the city application site has been assessed region and considers that proposals which against the criteria of Diagram 4 but fails are in locations or at a scale or of a nature to satisfy the set tests. It is considered not identified in the SDP could undermine that the proposal does not contribute to the Vision and Spatial Development sustainable development nor accord with Strategy. To assist in the development the Vision and Spatial Development management process Section 10 of the Strategy of the Approved SDP. Plan 'Implementing the Plan and Development Management' sets out Proposed Strategic Development Plan 'thresholds for strategic scales of 2016(SDP) development ', within Schedule 14. With The Proposed SDP 2016 was submitted to regard to Greenfield Housing Schedule 14 the Scottish Ministers for Examination on considers that 10 or more units outwith the 26th May 2016 and represents the settled Community Growth Areas or sites outwith view of Clydeplan, the Strategic those identified in LDP's are considered to Development Planning Authority of which be strategic. Given that the proposal Renfrewshire is a constituent part and comprises a housing development where therefore it has to be considered in the an indicative number of 29 dwellings is assessment of this proposal. proposed on a site located within the Green Belt designated through the The Proposed SDP 2016 sets out a Adopted LDP, it is considered to fall within Spatial Development Strategy which the definition of strategic scale of supports a presumption in favour of development. sustainable development that contributes to economic growth. It acknowledges the The Proposed SDP states that Diagram city region's legacy of development and 11: 'Assessment of Development infrastructure and recognises that Proposals' should be used by local maximising the benefit of those resources authorities when assessing strategic scale is fundamental to ensuring the long term development proposals or other proposals success of the city region. Through Policy that may impact on the Plan Strategy. 1 ‘Placemaking’, it seeks to embed the This Diagram will determine whether strategic scale development proposals

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comply with the policies, schedules and Directing planned growth to the most diagrams of the SDP, and Box 1, sets out appropriate locations - the application site the considerations relevant to each is located within the designated Green development type which will ascertain Belt and has not been identified through whether it supports the Vision, Spatial the LDP as an appropriate location for Development Strategy and Placemaking planned growth. Policy. When the proposal is assessed against the relevant policies and Supporting regeneration- the application schedules, the following conclusions can site is located within the designated Green be made. Belt and will not therefore support the regeneration of Renfrewshire or the city- Policy 8 'Housing Land Requirement', region as a whole. states that Local Authorities should make provisions in Local Development Plans for Creating and safeguarding identity the Housing Land Requirement set out in through place-setting and protecting the Schedule 8 and Schedule 9, allocate a separation between range of sites which are effective or communities/landscape setting and expected to become effective in the plan identity of settlements - the application period to meet the housing land site is a large green belt site in a requirements, provide for a minimum of 5 prominent green belt location, which years effective land supply at all times, currently adds to the local landscape undertake annual monitoring of character and setting of Bishopton. completions and through Section 10 of the Development of the site would not Plan 'Development Management' take therefore safeguard the setting of steps to remedy any shortfalls through the Bishopton. Additionally, it has no obvious granting of planning permissions that spatial connection to the village and no contribute to sustainable development and defensible green belt boundary in any accord with the Vision and Spatial direction. Development Strategy, Local Development Plans and other local Protecting open space and sustainable strategies. It is accepted that there is a access and opportunities for countryside shortage in the effective housing land recreation - the application proposal will supply in Renfrewshire and therefore the not result in the protection of open space application proposal is being assessed nor would it protect sustainable access against Section 10, of the Plan. opportunities for countryside recreation.

Policy 14 'Green Belt' states that in Maintaining the natural role on the support of the Vision and Spatial environment - the proposal for a large Development Strategy, Local Authorities housing development will not maintain the should designate within Local natural role of the environment in this Development Plans, the boundaries of the location but will impact on the setting of Green Belts to ensure that the objectives Bishopton and the surrounding agricultural set out in paragraph 8.15 are achieved. landscape. Paragraph 8.15 considers that the Green Belt is an important strategic tool which Supporting the farming economy of the has a significant role to play in supporting city region - the proposal is for housing the delivery of the Spatial Development development and will not support the Strategy and achieving the objectives set farming economy of the city-region. out below. When the potential impact of the application proposal is considered Meeting requirements for the sustainable against these objectives, the following location of rural industries including conclusions can be made: renewable energy, mineral extraction and

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timber production - the application Strategic Development Plan. To ascertain proposal does not comprise a rural whether this Departure is acceptable, the industry. proposal requires to be assessed against the criteria of Box 2. When the proposal is The application site is designated as assessed against these criteria, the Green Belt within the Adopted LDP and following conclusions can be made: currently performs the functions set out in paragraph 8.15 of the Proposed SDP. Given its location in the designated Green Development of the site for housing would Belt, with no defensible green belt undermine many of these functions boundary, the proposal will not make a including protection of the identity of significant or positive contribution to Bishopton, and its landscape setting and sustainable development through either a would not therefore support the delivery of modal shift or contribution to carbon the Spatial Development Strategy. reduction;

Policy 16 'Improving the Water Quality The proposal will not provide significant Environment and Managing Flood Risk economic benefit which would otherwise and Drainage'. This policy seeks to be lost to the city region or Scotland; support the Vision and Spatial Development Strategy and to achieve the Notwithstanding that it is claimed, through objectives set out in paragraph 8.28 which supporting information submitted as part include securing improvements to water of the application, that the development is and drainage capacity and reducing flood seen as enabling development which risk. The Director of Community could finance an expansion of the facilities Resources (Design Services) had at The Good Shepherd Centre and thus requested that it be demonstrated, maintain a number of existing jobs and through the submission of an outline DIA, facilitate the creation of others, the that an appropriate drainage scheme can proposal would not in itself respond to be provided, however, this has not been specific economic issues, including the submitted. It has not been demonstrated protection of jobs or create a significant therefore, that an acceptable drainage number of net additional permanent jobs scheme is achievable in principle. It is not to the city region; evident that there will not be an unacceptable impact on water quality. There is no specific locational need for the The objectives set out in paragraph 8.28 proposal; are not therefore met and the proposal does not support the Vision and Spatial The proposal would not enhance nor Development Strategy. promote natural or cultural heritage, including green infrastructure, landscape Policy 18 'Strategic Walking and Cycling and the wider environment. Network' requires that development proposals should maintain and enhance The proposal would not improve health the strategic walking and cycling network. and well-being by offering opportunities for The application proposal will not impact on social interaction and physical activity, the strategic network but neither will it including sport and recreation. enhance it. It is not evident that the proposal would Taking all of the above considerations support the digital connectivity to a rural together leads to the conclusion that the area which does not presently benefit from application proposal does not meet the such connectivity. relevant criteria in Box 1 and is therefore regarded as a Departure from the

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It can be concluded therefore that the minimum necessary to secure the future of development proposal is an unacceptable the centre. Therefore, it has not been departure from the Strategic Development adequately demonstrated that the Plan and it is therefore deemed contrary to proposal is necessary and as such it is not the Proposed Strategic Development Plan an acceptable form of development in the 2016. green belt.

Adopted Renfrewshire Local Development The New Development SG ‘Delivering the Plan 2014 Environment Strategy – Housing in the When the proposal is assessed against Green Belt’, sets out a number of criteria the relevant policies of the LDP and New against which proposals for residential use Development Supplementary Guidance, in the green belt require to be assessed the following conclusions can be made. and considers that the majority of the criteria must be met. When the The application site is located in the green application proposal is assessed against belt and is subject to assessment against these criteria the following conclusions Policy ENV1 'Green Belt'. Policy ENV 1 can be made: states that, amongst others, the green belt in Renfrewshire aims to identify The development is required to maintain appropriate locations to support planned and support an established activity that is growth, where required, as well as suitable in the green belt; Although it is maintaining the identity of settlements and claimed that the application proposal for protecting and enhancing the landscape residential development is required as an setting of an area. It states that enabling development to finance the appropriate development within the green expansion of an institutional use, as belt will be acceptable where it can be outlined above, it has not been adequately demonstrated that it is compatible with the demonstrated that this is the only viable provisions of the New Development SG. and justifiable option. In such circumstances it has not been The New Development SG ‘Delivering the demonstrated that the residential Environment Strategy – Green Belt’ development proposed is required to considered that development within the maintain and support this institutional use. green belt is appropriate in principle where it is for the purposes of or in support of a It is demonstrated that there is a need for use which requires a green belt location the residential use to be located out with including agriculture, forestry, recreational the settlement; Other than the application uses, the extension/expansion of existing site being within the ownership of the industrial and business premises and the applicant, it has not been demonstrated re-use/redevelopment of institutional that there is a need for the residential use premises. Although it is claimed that the to be located outwith a settlement. application proposal for residential development is required as an enabling The proposal demonstrates outstanding development to finance the expansion of quality of design; The application is in an institutional use, it has not been principle only and it has not been demonstrated that either the development demonstrated that the proposal will it claims to finance is necessary to resolve constitute outstanding quality of design. existing problems experienced at the centre, is required to ensure the future of The proposal integrates with, the centre, that funds for the expansion complements and enhances the plans cannot be achieved by other established character of the area and has fundraising means and that the amount of no significant impact on the landscape enabling development proposed is the character. The applicant has not provided

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any Landscape and Visual Impact Spatial Strategy, it has been Assessment in justification of development demonstrated above that the proposed at this location and has not demonstrated development will not contribute positively that there will be no significant impact on to the character and appearance of landscape character. The site is in a Bishopton nor will it protect its setting or prominent isolated location set the natural environment. The proposal approximately 0.4 km to the north west of does not accord with the adopted LDP Bishopton with little containment on its Spatial Strategy the focus of which is on boundaries which could be identified as an the development of previously used sites, appropriate and defensible edge to the concentrating on existing built-up areas green belt. It is not considered therefore and key redevelopment sites, aiming to that the proposal integrates with, facilitate sustainable development and a complements or enhances the established low carbon economy. It is acknowledged character of the area but would have a that sites have been identified outwith significant adverse impact. Renfrewshire's urban areas but these have been of a scale which are able to be The proposal is therefore considered to be supported by existing infrastructure, contrary to the provisions of policy ENV 1. services and facilities.

Policy P2 'Housing Land Supply' states Its design would comply with the criteria that the Council will maintain a 5 year for implementing the spatial strategy – The supply of effective housing land at all application is in principle only and times and prepare Supplementary therefore these details would require to be Guidance including a framework to guide assessed through the submission of the release of additional housing land further planning applications. where a 5 year supply of effective housing land is not being maintained. It is It is concluded therefore that application accepted that there is a potential shortfall proposal does not comply with Policy P2 - in the supply of effective housing land and Housing Land Supply. the Housing Land Supply Supplementary Guidance was approved in 2015. The Housing Land Supply Supplementary Guidance 2015 (HLSSG) provides a Policy P2 further states that the Council framework for release of further housing will grant planning permission in land against which residential planning accordance with the detailed guidance applications are to be assessed. The provided that a number of criteria are met. HLSSG sets out the circumstances within When the application proposal is which the additional release of land for assessed against these criteria the housing will be supported but demands following conclusions can be made. that those sites meet the "main" and "other" considerations. The site is shown to be effective and can be delivered to address the identified For the reasons set out earlier in this shortfall - The applicant has not provided report, the proposals are not considered to any supporting information to demonstrate satisfy the first three 'Main Considerations' that the proposal could comply with the set out in the HLSSG with reference to (1) requirement to provide effective housing Scottish Planning Policy - Sustainability by 2019. It is not clear therefore that this and Placemaking Principles; (2) site can be delivered to address the compliance with the Glasgow and the identified potential shortfall. Clyde Valley Strategic Development Plan - Spatial Development Strategy, sustainable It will not undermine the spatial strategy of location assessment (Diagram 4) or the plan – With regard to the criteria of the Strategy Support Measure10; nor (3) the

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adopted Renfrewshire Local Development possible to make an assessment in Plan - including the Spatial Strategy, relation to density, design and materials, Policy P2 - Housing Land Supply, Policy other than that a development of this ENV1 - Natural Heritage or Policy I5 - nature would appear incongruous in the Flooding and Drainage. open countryside.

Similarly, the proposals are not considered Policy I5, 'Flooding and Drainage' to have satisfied all of the HLSSG 'Other considers that new development must not Considerations' and in particular with have an impact on existing drainage reference to failing to create or be infrastructure or increase the risk of contained within robust defensible flooding elsewhere and requires to be boundaries, setting a precedent for further assessed against the criteria and expansion, by having a significant effect guidance set out in the New Development on the character and amenity of the SG which sets out a number of criteria surrounding area and the potential to which require to be considered. These impact on the prior provision of generally require minimum standards to infrastructure required by existing housing reduce the risk of flooding in new land allocations which are either not yet developments and to ensure that the risk consented or are committed. of flooding is fully considered in the assessment of new development It is concluded therefore that the proposals. In this regard, the Director of application proposal does not comply with Community Resources has not required the framework for release as required by the submission of an FRA but requested the HLSSG. that an outline Drainage Impact Assessment be submitted to demonstrate The New Development Supplementary that an acceptable drainage scheme could Guidance 2014, Places Development be achieved, in principle. The applicant Criteria, sets out a number of criteria has not submitted an outline DIA and has which new residential developments are not demonstrated compliance with Policy required to meet. It considers that I5 and the associated SG. development proposals require to ensure that the layout, built form, design and In relation to the Infrastructure materials of all new developments will be Development Criteria it has not been of a high quality; density will require to be adequately demonstrated that appropriate in keeping with the density of surrounding access, parking and pedestrian areas; surrounding land uses should not arrangements could be achieved. The have an adverse effect on the proposed Director of Community Resources (Roads) residential development and that maintains that any decision on the development proposals should create application be deferred. attractive and well connected street networks which will facilitate movement. The SG on 'Contaminated Land' requires sufficient information to be submitted to Although the supporting information states establish whether contamination is present that the development will be set within on an application site so that appropriate landscaping including landscaped edges, conditions can be attached to ensure that there is no robust, well defined or the necessary remediation action will be established defensible green belt edge undertaken to prevent unacceptable risks and it is considered that to allow to human health or the environment. In development in this location could this regard the Director of Community encourage further encroachment into Resources (Environmental Services) is the designated green belt. Given that satisfied that conditions can be attached the application is in principle only, it is not which will ensure that any potential

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contamination of the site can be Strategic Development Plan 2016 and adequately addressed. Adopted Local Development Plan 2014. Nor does it represent an exception which With regard to the issues raised through can be justified through the Housing Land objection which have not been dealt with Supply Supplementary Guidance 2015. in the above assessment, the following conclusions can be made. Recommendation and Reasons for Decision A substantial focus of the objections In light of the above assessment, it is relates to matters of the principle of the concluded that notwithstanding the development, i.e. loss of green belt land. potential shortfall of an effective land The site has not been identified through supply, as set out in the Housing Land the Adopted Local Development Plan Supply Supplementary Guidance 2015, 2014 as a housing site and, for the the supporting information submitted with reasons already outlined, its release from the application and the justification the green belt would not comply with the provided in relation to enabling Spatial Strategy of the Development Plan. development, it has not been demonstrated that this is an appropriate Any detailed application could ensure that site for residential development, which any layout could protect any existing trees would not impact unacceptably on the and hedgerows worthy of protection and purposes of the green belt in this location, that they form the basis of any can become effective by 2019 and which landscaping scheme. Impact on existing can be developed with a defensible green wildlife could be considered as part of any belt boundary. The proposal is therefore detailed application and could ensure that considered to be contrary to Policy ENV1 mitigation measures are undertaken and associated New Development where justified. Supplementary Guidance. For these reasons it is considered that the proposal With regard to issues raised in relation to cannot satisfy the requirements of Policy the ownership of the access road, it would P2 and the Housing Land Supply be a matter for any prospective developer Supplementary Guidance 2015, as the to secure ownership of all land required to residential development of this site would carry out their development, whether for not comply with the Spatial Strategy of the road works, parking, landscaping, LDP. drainage or any other aspects. There is no justification for setting aside With regard to issues raised in relation to the policies of the SDP and LDP for a site educational capacity and other service which is in an unsustainable location and provision, it is noted that the Director of greater weight should be given to the Education has no objection to the development plan at both strategic and proposal and has advised that there would local levels. be no significant impact on catchment area schools. Recommendation

Although it is indicated that planting is REFUSE proposed it is considered that there would be no robust, established and defensible green belt boundary. Development of this Conditions & Reasons site is therefore unacceptable and would not comply with the Spatial Development Reason for Refusal. Strategy of the Approved Strategic Development Plan 2012, Proposed 1. The proposal does not accord with the Spatial Development Strategy and related Renfrewshire Council Planning and Property Policy Board Page 15

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Spatial Frameworks of the approved Glasgow and the Clyde Valley Strategic Development Plan and Clydeplan's Strategic Development Plan Proposed Plan 2016 in terms of its location and development compatibility and therefore fails to support the Spatial Vision of the Plan.

2. The proposal is contrary to the Adopted Renfrewshire Local Development Plan New Development Supplementary Guidance - Delivering the Environment Strategy as it does not require a specific green belt location and does not maintain or support an established activity which is suitable in the green belt. The proposal would thereby introduce an inappropriate form of development into the Green Belt, result in an unacceptable erosion of the Green Belt and result in an adverse and detrimental impact on its character.

3. The proposal is contrary to Policy ENV1 of the Adopted Renfrewshire Local Development Plan and New Development Supplementary Guidance, and due to its scale and location, the proposed development would undermine the Spatial Strategy of the Adopted Renfrewshire Local Development Plan. The proposal would thereby introduce an inappropriate form of development into the Green Belt, result in an unacceptable erosion of the Green Belt and result in an adverse and detrimental impact on its character.

4. The proposal is contrary to Policy P2 of the Adopted Renfrewshire Local Development Plan and the Housing Land Supply Supplementary Guidance 2015, and due to its scale and location, the proposed development would undermine the Spatial Strategy of the Adopted Renfrewshire Local Development Plan. The proposal would thereby introduce an inappropriate form of development into the Green Belt, result in an unacceptable erosion of the Green Belt and result in an adverse and detrimental impact on its character.

The site has been visited and the photographs archived.

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