Following the the recent planning applications lodged by BAE Systems the Residents Association has submitted a formal response to Renfrewshire Council’s planning department for consideration during their decision making process.
Thanks to Stephen McLeod of the Residents Committee for organising the response to the council, a copy of which is reproduced below:
———- Forwarded message ———-
From: Stephen McLeod
Date: Sunday, 9 July 2017
Subject: [Committee] Fwd: Re: Application to amend planning consent related to ROF 06/06022/PP
To: Sharon Marklow <>
Cc:
Dear Sharon
Thanks for your response. Unfortunately the Chairperson and Secretary of the RA are on holiday hence the delay. We have agreed that I submit comments for and on behalf of the Dargavel Residents Association.
1. Dargavel Residents Association have no objections in principle to the change in use of plots planned for small scale industrial use to residential, nor the expansion of the North West Sector for residential development. We do however have concerns about increasing the number of houses in Dargavel from 2500 to 4080. Taken into context with existing houses in Bishopton, this in effect creates a small town from what was previously a village. The RA believe the public service and infrastructure required of a small town must be included in new planning burdens for the developer.
2. The previous section 75 obligations were agreed on the basis of an additional 2500 homes i.e. the development doubled the number of homes in Bishopton. These should be reviewed in the event planning permission is granted and adjusted upwards accordingly.
3. A number of Section 75 obligations have ’slipped’ in timescale from that originally agreed (e.g. M8 Junction, Primary School). We recommend that no further slippage should be accepted and that the LA use its statutory powers to ensure obligations are delivered on time.
4. Our recommended adjustments to Section 75 obligations as a result of the proposed expansion in house numbers are:
(i) The M8 Junction should be completed asap with no further delays being accepted. The assumptions for traffic management and impact on Bishopton and the M8 should be reviewed in the context of an additional 1500 homes.
(ii) The enhancements to the unfinished Birch Road should be completed asap as increased traffic has and will increase the already significant risk to pedestrians. Access and egress from Birch Road to Dargavel should be controlled allowing only emergency vehicles through.
(iii) The Primary School should be completed asap, and at the very latest opening in August 2021 (BAE’s new commitment). There are 3 P1 classes in Bishopton Primary and this is with 700 houses currently occupied in Dargavel.
(iv) BAE’s offer to deliver the commitment to develop a new health centre should be reviewed in the context of another 1500 homes. The current offer of providing a sight and a building for 15% less than the market value (or £1m to the LA) will create significant additional costs of providing primary health care in Bishopton for the NHS. This would undoubtedly lead to reductions in other health care services to meet these costs. The RA believe that there should be no detrimental impact on NHS services as a result of this new development, in particular, the provision of an additional 1500 homes in Bishopton. In our view, BAE should provide the land and build a Health Centre tot he required size and specification with no additional cost to the NHS for land and estate. The NHS will be required to meet the increased demand for services from an expanded population. We believe it’s wrong that the NHS should pay twice.
(v) The transport impact assessment should be reviewed in the context of 1500 x 2 more cars (e.g.) and new roads.
(vi) The public transport plan should be reviewed on the same basis, in particular, park and ride facilities accessible from Dargavel side to avoid increased traffic flow into Bishopton.
(vii) The environmental impact assessment and plan should also be reviewed in light of the increased houses and population, consumption and demand on services (e.g. water, sewage treatment, traffic, footfall etc)
(viii) Proposals for the Village Centre (shops and Health Centre) should be reviewed in the context of an additional 1500 homes (and potentially an additional 3000 people and 3000 cars) i.e. road sizes, parking spaces, public transport and traffic and pedestrian management. There is already concern about the number of cars that are parking on Barangarry and Craigton Road and, as it’s unlikely these roads will be adopted by the LA for some time, parking and speeding restrictions are not currently enforceable. The increase in population and cars, and a new Primary School, will create increased risk of RTAs and pedestrian injury unless sufficient visitor parking is provided within the Village Centre and adjacent to new properties, and parking restrictions are introduced on the main access roads into Dargavel.
5. Rossland woods remains a risk. The multiple gaps in the fencing to Network Rail Property, and the Inverclyde Rail Line, should be repaired asap and the trees and paths made safe for use. This was raised by the RA 3 years ago and remains a risk.
6. The RA have concerns about the maximum height of homes in the new development being increased to 3.5 and 4.5 storeys, particularly as they are adjacent to the planned central park.
Yours sincerely
Stephen McLeod
For and on behalf of
Dargavel Residents Association
