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Planning Application: Report of Handling Agenda Item A4 Planning Application: Report of Handling Application No. 17/0666/PP KEY INFORMATION Report by Director of Development and Housing Services Ward PROPOSAL: ERECTION OF (NON-FOOD) RETAIL DEVELOPMENT COMPRISING THREE UNITS, SPRINKLER 1 Renfrew North and TANK, SUB-STATION AND PUMP ROOM, WITH ASSOCIATED Braehead PARKING, ACCESS, LANDSCAPING AND PUBLIC REALM. LOCATION: BRAEHEAD RETAIL PARK, KINGS INCH DRIVE, Applicant RENFREW Braehead Glasgow Ltd APPLICATION FOR: PLANNING PERMISSION - FULL 40 Broadway London SW1H 0BU Registered: 08/09/2017 RECOMMENDATION Disposed to Grant subject to conditions/Section 75 Agreement. © Crown Copyright and database right 2013. All rights reserved. Ordnance Survey Licence number 100023417. SUMMARY OF REPORT • The proposals accord with the approved Strategic Development Plan ‘Clydeplan 2017’ and the Adopted Renfrewshire Local Development Plan. • The proposal is not considered to unacceptably conflict with retail policy and the proposals are considered to enhance the existing Braehead Fraser Carlin Commercial Centre. Head of Planning and • Housing There have been two letters of objection the substance of which relates to retail impact and retail policy. • West Dunbartonshire Council have objected on the basis of the perceived impact on centres within their administrative area. • The form, design, layout and external finish of the development are considered to be acceptable; and all major infrastructure requirements have been appropriately considered. Renfrewshire Council Communities, Housing and Planning Policy Board Page 1 Application Ref. 17/0666/PP Description entrances would be finished in aluminium Planning permission is sought for the curtain walling with transparent opaque erection of a retail development, glazing panels. comprising three units, with an ancillary sprinkler tank, substation and pump room. An indicative landscaping layout has been In association with the development, the submitted with the application which applicant also proposes the provision of demonstrates that an enhanced road parking, access, landscaping and a public frontage can be created. realm to serve the development. The site itself currently accommodates parking The application site is bounded to the provision associated with the established north and east and west by car parking retail park and McDonalds drive through associated with a range of uses within the restaurant and is flat in nature. Overall the overall Braehead development and to the application site extends to 1.2 hectares, south by a whisky distillery. Immediately to with the gross floor area of the units the south east of the proposed proposed not exceeding 4800 sq m. development lies McDonalds restaurant and drive through. The proposal would see the erection of further non-food retail development The applicant has submitted a number of opposing the current Braehead Retail supporting documents with the Park parade of stores to the north east, application. These include reports in across the car parking area. Access respect of retail impact, traffic, arrangements would accord with the accessibility and connectivity and currently established routing system at this drainage. These are summarised below in location, with servicing to the rear of the the 'Summary of Main Issues' section. proposed stores. History Whilst mezzanine floor space has not 87/260/RF & 87/0977/GG (original outline been applied for specifically through this applications) – Erection of retail mall, retail current application, sufficient head room warehousing, leisure, heritage, has been demonstrated within the warehousing, workshop, hotel, and proposals to accommodate this at a later business park. Approved on Appeal June date and the applicant has provided 1990. supporting details within their Planning and Retail Statement to consider the 93/0570/PP - Erection of development potential impact of creating such space. comprising (A) shopping, retail As the application has not been submitted warehousing, distribution, leisure, as a ‘major’ development it is considered managed workshops, hi-tech park, prudent to restrict the assessment of the riverside park, and (B) hotel. Approved application to local development, with floor December 1994. space creation of 4800 sq m only. Any consent given therefore shall be subject of 96/0581/PP – Erection of mixed use a restrictive condition prohibiting the development comprising shopping, formation of mezzanine levels within the leisure, high tech park, riverside park and units without prior application to and associated parking and landscaping. written approval from the Planning Approved March 1997. Authority. 00/988/PP - Mixed use development The proposed buildings are of a modern comprising hotel and leisure uses design, with flat roofs, comprising metal (including indoor snow slope, cinema, cladding panels in a colour to match the health club, nightclub and family wider retail park development. Public entertainment centre) with ancillary retail, Renfrewshire Council Communities, Housing and Planning Policy Board Page 2 Application Ref. 17/0666/PP restaurant and bar facilities, business New Development Supplementary development, residential development and Guidance associated works including the raising of Delivering the Centre Strategy: Centre ground levels and landscape and highway Development Criteria and Commercial infrastructure. Outline planning permission Centres granted subject to conditions, September Delivering the Infrastructure Strategy: 2003. Connecting Places; Fastlink; and Drainage and Flooding 13/0049/PP - Erection of mixed use Delivering the Environment Strategy: development comprising Class 1 (retail Contaminated Land use), Class 2 (financial, professional and other services), Class 3 (food & drink use), Material considerations Class 7 (hotel use), Class 11 (assembly & Scottish Government Planning Policy leisure), including an events arena and (SPP) other ancillary uses; construction of transport interchanges and route for Planning legislation requires that planning Fastlink bus service, car parking, roads & decisions are made in accordance with the accesses, footpaths and covered Development Plan unless material walkways, public realm works (including considerations indicate otherwise. In this provision of open space & civic square), case the proposal requires to be together with landscaping, all associated considered against the above policies and works and necessary infrastructure ; and guidance, the comments of the demolition of some buildings. Granted consultees, any representations received, subject to conditions June 2016. the planning history of the site and the potential economic benefits of developing Policy and Material the site. Considerations Publicity Clydeplan's - Approved Strategic Development Plan 2017 Neighbour notification has been carried The recently approved SDP is a material out in accordance with statute with a consideration as it is the settled view of deadline for representations to be the Clydeplan Authority. received of 9 October 2017. Policy P1: Placemaking Objections/ Table 1: Placemaking Principles Representations Schedule 14: Strategic Scales of Two letters of objection have been Development received, the substance of which can be Diagram 10: Assessment of Development summarised as follows:- Proposals Policy 4: Network of Strategic Centres 1. Concern is raised at the cumulative Schedule 2: Network of Strategic Centres impact both this application and extant Diagram 3: Network of Strategic Centres consents for the expansion of Braehead would have on the vitality and viability of Adopted Renfrewshire Local Development Glasgow City Centre, particularly given the Plan 2014 unrestricted nature of the units proposed. Policy C1: Renfrewshire Network of Centres - Commercial Centres 2. Clydeplan has identified a need for Policy I1: Connecting Places analysis to be undertaken on the potential Policy I4: Fastlink impact on town centres as a result of the Policy I5: Flooding and Drainage Braehead expansion. Permitting further retail floorspace in advance of this Renfrewshire Council Communities, Housing and Planning Policy Board Page 3 Application Ref. 17/0666/PP analysis being undertaken is considered Glasgow City Council - No comments to be premature. received with statutory consultation period. 3. The applicant's Retail Assessment is West Dunbartonshire Council - Object to considered to be based on outdated and the proposals as the location is limited data. considered to be less preferred for new retail development than designated town 4. A planning condition should be attached centres; the proposals do not consider relating to the public transport interchange towns out with Renfrewshire in terms of as per the planning permission in principle impact on the Network of Centres; sites (PPP) consent. are considered to be sequentially preferable to Braehead Retail Park; and 5. The application proposals fail the unrestricted retail floorpsace at Braehead sequential test as it is possible to Retail Park does not accord with accommodate the proposed development Clydeplan. Should Renfrewshire Council at an alternative location either within continue to restrict the proposed units to Renfrewshire or Glasgow. 'bulky goods' in accordance with the original consent for the Retail Park, West Consultations Dunbartonshire Council would withdraw its Director of Community Resources objection to the current proposals as this (Environmental Services) - No objections, is unlikely to result in an adverse impact
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