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Background Report Renfrewshire Vacant and Derelict Land Supply Renfrewshire Local Development Plan Main Issues Report December 2011 3
This monitoring report details the Vacant and Derelict land supply and provides details of the development take up of this land and the categories of preferred future uses identified for development in Renfrewshire The base date for the analysis of the vacant and derelict land supply is 31 March 2011 Strategic Context and Strategic Urban Renewal Priorities within Renfrewshire The existing Renfrewshire Local Plan 2006 in its strategy approach already identified a number of areas of significant change The Glasgow and Clyde Valley Joint Structure Plan 2006 operative from 29 April 2008 is underpinned by the principle of urban renewal and brownfield development and it identified a number of Strategic Development Priorities within Renfrewshire These include Paisley Town Centre Renewal Priority which includes the former Arnotts department store site North Paisley Urban Renewal Area where a significant number of vacant and derelict land sites are located Johnstone South West and Bishopton Community Growth Areas which includes several former now cleared school sites at Johnstone and the largest derelict land site 2010 within Scotland which comprises most of the former Royal Ordnance Factory ROF and Bishopton Green Network Priority for promotion and Management which again includes the former ROF factory The Glasgow and Clyde Valley Strategic Development Plan 2011 GCVSDP Proposed Plan strengthens the Joint Structure Plan s policy approach through its philosophy of seeking sustainable locations for development taking account of such factors as the low carbon economy and energy sources the Green Network climate change and the water environment The emerging strategic plan s spatial vision identifies a key component of this approach as the Urban Fabric and states that Recycled brownfield land the vacant and derelict land resource will be used as the development priority and environmental priority and will be central to developing a quality of of life needed to attract economic activity talented people and key investors The Spatial Development Strategy confirms Regeneration and Renewal as one key part of its Spatial Vision The Development Corridor a broad band of land lying parallel to to the River Clyde has a significant reserve of vacant and derelict land and the development strategy identifies one its objectives as recycling and reusing brownfield land The Green Network Spatial priorities identify Clyde Waterfront locations such as Renfrew and Erskine and other locations such as the Johnstone Black Cart Corridor all of which include vacant and derelict land The Main Issues Report and emerging Local Development Plan will take account of the findings from this Vacant and Derelict Land Monitoring Report Vacant and Derelict Land Supply Total The urban vacant and derelict land supply for Renfrewshire at March 2011 amounted to a total of 246 3 hectares ha which is a decrease of 10ha from March 2010 The supply comprises of 183 sites the same number as in 2010 as no sites were entirely developed over the last year Appendix 1 consists of fourteen maps which show the locations of the urban vacant and derelict sites and the large derelict rural site at the former ROF factory Bishopton The overall amount of vacant and derelict land within Renfrewshire has remained relatively constant over the period 1999 to 2011 Figure 1 albeit with higher levels in the early part of the decade The total amount of land recorded peaked in 2004 reducing in subsequent years before rising significantly again in the year 2009 A modest increase in the 2010 total occurred however this total remains well below the 2004 peak 1
Figure 1 Renfrewshire s Urban Vacant Derelict Land Total 1999 2011 Source Renfrewshire Council Planning Transport Services 2011 Vacant and Derelict Land Split The survey has identified an urban total of 246ha comprised of 188ha vacant land and 58ha of derelict land which represents 24 of the urban vacant and derelict land total Each of the categories of land vacant and derelict also includes a proportion of buildings The urban total 246ha accounts for 25 of the total vacant and derelict land within the Council area The single rural derelict site which also includes buildings is the former Bishopton Royal Ordnance Factory 708ha This was the largest rural derelict site recorded in the survey in Scotland in 2010 Figure 2 Renfrewshire s Urban Vacant and Derelict Land Supply Split 2011 Source Renfrewshire Council Planning Transport Services 2011 2
Development Take Up Changes in the Urban Vacant and Derelict Land Area 2008 2011 Whilst the urban vacant and derelict land total may only vary marginally on an annual basis there may be significant underlying changes occurring annually Figure 3 These changes include development take up land falling out of use minor adjustments to the classification of sites caused by definitional changes in the survey methodology which all contribute to the net change to the annual total Although development take up was relatively small for 20102011 no land falling out of use was identified either from new sites or enlargements to existing sites This resulted in an improvement to the overall total reducing it by 10ha The year 2008 illustrates that a net change of a similar scale in the overall total may be comprised of major underlying change in terms of land falling from use and land being developed Land falling out of use has decreased over the last two years zero in 2011 which may point to the fact that the restructuring of the industrial base and public sector housing stock has peaked Figure 3 Changes in Renfrewshire s Urban Vacant and Derelict Land Area 2008 2011 Source Renfrewshire Council Planning Transport Services 2011 In terms of new development Figure 4 the category Residential although being significantly below the level of previous years continues to be an essential feature of urban regeneration This category maintained relatively high levels towards the end of the decade however 2011 in common with the two previous years has seen the contribution from this category achieve only half of those annual levels The construction of a major retail unit for the garden centre firm Dobbies at Braehead accounted for the Others figure being higher than in the previous two years This illustrates that a single large site can have a significant effect on the overall annual total The zero figures for the categories of Industrial and Business development and Environmental Improvement reflect the poor state of the 3
economy and the fact that public sector bodies have a lack of resources for improving the environment The average development take up figure of 22ha for all categories over the past decade Figure 4 has not been achieved during the last three years Figure 3 Figure 4 Renfrewshire s Development Take Up of Urban Vacant and Derelict Land 1999 00 2010 11 Source Renfrewshire Council Planning Transport Services 2011 4
Age Profile of Urban Vacant Derelict Land Sites No new sites were added to the survey in 2011 The age profile of the sites in 2011 shows that 51 of the land ha has been recorded since 2001 whilst 22 was recorded between 1991 2000 and 27 was recorded between 1981 90 This 27 figure which accounts for 46ha shows the long term nature of a significant proportion of the vacant and derelict land within Renfrewshire with most of these sites being located in the older established urban areas of Paisley Renfrew and Linwood Johnstone has seen a significant increase in the total of vacant and derelict land within the last five years with the addition of three former school sites and the former Patons Mill Recent development take up has occurred on a range of age of sites although few are commonly earlier than the year 1990 Figure 5 Vacant and Derelict Land by Date of Entry to Survey within Renfrewshire 2011 Source Renfrewshire Council Planning Transport Services 2011 5
Main Preferred Future Use of Vacant and Derelict Land at 2011 The main preferred future use category is Residential 100ha closely followed by Industrial and Business 92ha Together these two preferred future uses account for 78 of the land recorded on the survey A number of the Mixed Use category sites also include residential use As previously indicated residential development has played a major role in urban regeneration however at current rates of take up the amount of land in this category would take a significant period of time to reduce At current rates of take up the land preferred for future industrial and business use is unlikely to see much reduction The summary category of Others includes individual categories such as Retailing and Recreation Leisure The preferred use for a number of sites recorded on the survey reflect historic policy zonings from the existing Renfrewshire Local Plan Some of these zonings are likely to change as a consequence of the current policy review and preparation of the new Renfrewshire Local Development Plan Figure 6 Main Preferred Future Use of Vacant and Derelict Land within Renfrewshire 2011 Source Renfrewshire Council Planning Transport Services 2011 6
Developability of Vacant and Derelict Land in 2011 Sites within the vacant and derelict land survey have been assessed according to the survey guidance methodology issued by the Scottish Government to ascertain the timescale within which they are likely to be developed The categorization is intended to combine a factual appreciation of the recorded information and planning status of a site with a considered view of the likelihood of its development However this methodology was devised prior to the current economic recession and it assumed similar patterns of investment in development to previous years This assessment shows that 38 of the land recorded is considered to be likely to be developed within five years Nevertheless this appraisal is potentially optimistic in the current economic climate and therefore the proportion of land identified as being capable of development within a five to ten year period is more than likely to exceed 51 Figure 6 Main Preferred Future Use of Vacant and Derelict Land within Renfrewshire 2011 Source Renfrewshire Council Planning Transport Services 2011 7
Ownership of Urban Vacant and Derelict Land Sites in 2011 Ownership details are recorded for each site from known planning information The Land Registry for Scotland has not been consulted In general details of publicly owned sites are accurate as are those for the private owners of the former public utilities However there are few details of private owners outwith the aforementioned groups Sites held within private ownership account for 69 of the urban land recorded for Renfrewshire whilst sites in public ownership account for 30 of the total Appendix 2 lists the vacant and derelict sites within local authority ownership Figure 7 Ownership of Urban Vacant and Derelict Land Sites within Renfrewshire 2011 Source Renfrewshire Council Planning Transport Services 2011 8
Size Range of Urban Vacant and Derelict Land Sites in 2011 The total vacant and derelict land area is 246ha with half of this land being comprised of sites in the size range 1 to 4 99ha 54 sites Smaller sites less than 1ha comprise 58ha 119 sites of land whilst the next largest size of site those in the range 5 to 9 99ha comprise 65ha 10 sites of land Figure 8 Size Range of Urban Vacant and Derelict Land Sites within Renfrewshire 2011 Source Renfrewshire Council Planning Transport Services 2011 9
Percentage of Urban Vacant and Derelict Land in Settlements In geographic terms Paisley has the largest amount of land recorded on the survey at 43 comprising 108ha and 108 sites Renfrew and Linwood together total almost as much land with Renfrew being slightly larger at 21 comprising 52ha and 19 sites and Linwood recording almost 19 comprising 46ha and 16 sites Hillington and Johnstone record much lower proportions of vacant and derelict land at 8 and 6 respectively comprising 19ha and 8 sites in Hillington and 14ha and 18 sites in Johnstone Figure 9 Percentage of Urban Vacant and Derelict Land in Settlements 2011 Source Renfrewshire Council Planning Transport Services 2011 Royal Ordnance Factory Bishopton This was the largest rural derelict site 708ha recorded in the survey in Scotland in 2010 The site was first identified as a Community Growth Area in the approved Glasgow and the Clyde Valley Joint Structure Plan in 2006 Planning permission for a mixed use development was granted in 2009 as part of a masterplan The development will be constructed in five phases over twenty years and will eventually incorporate 2500 homes 150000sqm of commercial and employment space within a business park a community woodland recreation and open space areas community facilities including a village centre and market place local services retail and educational provision The substantial reclamation costs associated with the remediation and redevelopment of the site including infrastructure improvements and community facilities are to be borne by the private sector Work commenced in 2011 on a new access route at Georgetown to provide access to the construction compound to enable the site s remediation and land reclamation 10
2010 2011 Overview The urban total for vacant and derelict reduced by 10ha and is recorded as 246ha No new land was added to the survey for 2011 and the main characteristics of the survey have seen no significant changes over the past two years Despite the economic downturn the residential redevelopment of vacant and derelict sites has continued albeit at a much reduced scale A new Dobbies retail garden centre was the single significant development There is no significant change to the preferred future use categories of sites Although the annual assessment shows that 38 of the urban land recorded is considered to be likely to be developed within five years this remains an optimistic view in the current economic climate The only derelict rural site the Royal Ordnance Factory Bishopton has seen the initial stage of work on its reclamation commence APPENDIX 1 Vacant and Derelict Land Maps 15 APPENDIX 2 Vacant and Derelict Land Sites in Local Authority Ownership 11
APPENDIX 1 12
APPENDIX 2 13
SCHEDULE OF VACANT AND DERELICT LAND SITES 2011 MAIN PREF INTEND USE DEVT STATUS 1 short 5yrs 2 med 5 10yrs 3 4 unecon 3 SITE SITE CODE OWNER STREET TOWN 8510066 Local Authority Newton Terrace Elderslie Residential 3 1 08 1981 8510481 Local Authority Kilpatrick Drive Erskine Passive Open Space 1 0 89 1990 350886 Local Authority Houstonfield Road Houston Residential 2 0 57 2010 350887 Local Authority Fleming Road Houston Residential 2 0 3 2010 350772 Local Authority Maple Drive 2 Johnstone Residential 1 0 96 2003 350825 Local Authority Highcraig Avenue east Johnstone Residential 1 1 63 2008 350885 Local Authority Hallhill Road ex St Cuthberts Johnstone Residential 2 2 54 2010 350824 Local Authority Highcraig Avenue west Johnstone Residential 1 1 59 2008 350788 Local Authority North Road East Johnstone Residential 1 0 88 2004 350774 Local Authority Holly Place Johnstone Passive Open Space 2 0 16 2003 350835 Local Authority off Beith Road Bentt Rd Flats Johnstone Residential 2 0 56 2009 8510321 Local Authority Low Barholm Residential 2 0 15 1983 350863 Local Authority Middleton Rd sth ex school Linwood Residential 2 3 75 2009 350830 Local Authority West Campbell Street Paisley Central Residential 1 0 33 2008 350878 Local Authority Sutherland Street Paisley Central Residential 2 0 13 2010 8510505 Local Authority Oakshaw Brae West Paisley Central Residential 2 0 4 1990 350806 Local Authority Cartha Crescent Paisley East Residential 2 1 37 2006 350858 Local Authority Barrhead Road Paisley East Residential 1 0 78 2009 350795 Local Authority St Ninian s Crescent Paisley East Residential 2 0 62 2005 02 September 2011 Kilbarchan YEAR SIZE HA RECORDED Page 1 of 3
MAIN PREF INTEND USE DEVT STATUS 1 short 5yrs 2 med 5 10yrs 3 4 unecon 2 SITE SITE CODE OWNER STREET TOWN 350816 Local Authority Seedhill Road Auchentorlie Paisley East Residential 2 1 12 2007 350755 Local Authority Thrushcraig Crescent Paisley East Residential 2 3 2002 350678 Local Authority Candren Road South Paisley Ferguslie Passive Open Space 4 0 62 1999 350770 Local Authority Drums Crescent Paisley Ferguslie Other general industry 2 0 57 2003 350827 Local Authority Millarston Drive Paisley Ferguslie Residential 2 2 86 2008 350695 Local Authority Candren Road East Paisley Ferguslie Residential 3 0 94 2000 8510609 Local Authority Craigielea Drive North Paisley Ferguslie Recreation Leisure 1 0 63 1996 350883 Local Authority Crawfurd Drive Paisley Ferguslie Residential 1 0 67 2010 350884 Local Authority Blackstoun Road Paisley Ferguslie Residential 1 0 52 2010 633 Local Authority Ferguslie Park Avenue North Paisley Ferguslie Passive open space 4 4 26 1997 350720 Local Authority Beltrees Crescent Paisley Ferguslie Passive Open Space 4 2 69 2001 350721 Local Authority Bankfoot Road Paisley Ferguslie Residential 3 2 19 2001 350723 Local Authority Drums Avenue East Paisley Ferguslie Mixed Use 2 0 91 2001 350724 Local Authority Drums Avenue West Paisley Ferguslie Mixed Use 2 0 38 2001 8510611 Local Authority Blackstoun Road Paisley Ferguslie Residential 3 1 65 1996 8510559 Local Authority Dee Drive Paisley Foxbar Residential 1 1 2 1992 8510561 Local Authority Dee Drive Paisley Foxbar Residential 1 1 95 1992 350826 Local Authority Mannering Road North Paisley Foxbar Residential 2 0 88 2008 350808 Local Authority Mannering Road south Paisley Foxbar Residential 2 0 75 2007 350779 Local Authority Almond Crescent Paisley Foxbar Residential 1 1 26 2004 8510560 Local Authority Don Drive Paisley Foxbar Residential 1 0 41 1992 02 September 2011 YEAR SIZE HA RECORDED Page 2 of 3
MAIN PREF INTEND USE DEVT STATUS 1 short 5yrs 2 med 5 10yrs 3 4 unecon 1 SITE SITE CODE OWNER STREET TOWN 350799 Local Authority Montrose Road Paisley Foxbar Residential 1 0 55 2005 350796 Local Authority Lomond Crescent Paisley Glenburn Residential 3 0 73 2005 350767 Local Authority Iona Bute Crescent Paisley Glenburn Residential 1 3 31 2003 350800 Local Authority Fleming Street Shortroods Paisley North Mixed Use 1 1 12 2006 350846 Local Authority MacDowall Street Paisley North Other general Industry 2 1 44 2009 350749 Local Authority Shortroods Avenue 4 6 Paisley North Residential 2 0 52 2002 350728 Local Authority Marchfield Avenue Paisley North Business Class 1 0 8 2001 8510536 Local Authority Wallneuk Road Paisley North Retailing 1 0 32 1992 350705 Local Authority Fullerton Street Central Paisley North Residential 2 3 35 2000 655 Local Authority Brown Street North Renfrew Residential 2 0 33 1998 350867 Local Authority Brown Street South Renfrew Residential 2 0 3 2009 02 September 2011 YEAR SIZE HA RECORDED Page 3 of 3
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