Supporting documents - Renfrewshire Council

Major Mixed Use 

Development, Queen's 

Quay, Clydebank 

EIA Scoping Report 

04 January 2011 

Final for Issue 

Issue No 1 

46374673/EDRP0001

Dawn Developments Ltd/467374673/Queen’s Quay Masterplan EIA/KD 

04/01/2012 

Major Mixed Use Development, Queen's Quay, Clydebank 


Project Title: Major Mixed Use Development, Queen's Quay, Clydebank 

Report Title: EIA Scoping Report 

Project No: 46374673 

Report Ref: EDRP0001 

Status: Draft 

Client Contact Name: Steve McConnell 

Client Company Name: Dawn Group Ltd 

Issued By: 

URS Scott Wilson Ltd 

23 Chester Street 

Edinburgh EH3 7EN 

United Kingdom 

Tel: +44 (0) 131 225 1230 

Fax: +44 (0) 131 225 5582 

www.ursglobal.com 

Document Production / Approval Record 

Issue No: 

1 

Prepared 

by 

Checked 

by 

Approved 

by 

Name Signature Date Position 

Kathryn Dennis 

Jean Curran 

Jean Curran 

Document Revision Record 

Issue No Date Details of Revisions 

1 04.01.2012 Final for Issue 

04.01.12 Principal Consultant 

04.01.12 Associate Director 

04.01.12 Associate Director 

Final for Issue

CONTENTS 


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SECTION PAGE NO 

1. INTRODUCTION.............................................................................................................. 1 

1.1 Background ...................................................................................................................... 1 

1.2 Environmental Impact Assessment.................................................................................. 1 

1.3 Report structure................................................................................................................ 3 

1.4 Limitations ........................................................................................................................ 4 

1.5 Copyright .......................................................................................................................... 4 

2. DEVELOPMENT PROPOSAL DESCRIPTION............................................................... 5 

2.1 Site location...................................................................................................................... 5 

2.2 Site history........................................................................................................................ 6 

2.3 Masterplan proposal......................................................................................................... 7 

3. PLANNING AND POLICY FRAMEWORK...................................................................... 8 

3.1 Extant planning consent for Queen’s Quay ..................................................................... 8 

3.2 Comparison of proposed and consented Masterplan .................................................... 10 

3.3 In-combination development .......................................................................................... 10 

3.4 Planning policy overview and development context ...................................................... 11 

4. EIA SCOPING STUDY METHODOLOGY..................................................................... 16 

4.1 Environmental baseline.................................................................................................. 16 

4.2 Methods.......................................................................................................................... 16 

4.3 Consultation ................................................................................................................... 17 

5. ENVIRONMENTALLY DESIGNATED SITES AND FEATURES.................................. 21 

5.1 European designated sites............................................................................................. 21 

5.2 UK designated sites ....................................................................................................... 21 

5.3 Local designations.......................................................................................................... 23 

5.4 Other designations ......................................................................................................... 24 

6. ECOLOGY & NATURE CONSERVATION ................................................................... 26 

7. LANDSCAPE & VISUAL ............................................................................................... 30 

7.1 Introduction..................................................................................................................... 30 

7.2 Consultation ................................................................................................................... 30 

7.3 Baseline.......................................................................................................................... 30 

7.4 Key issues ...................................................................................................................... 32 

8. WATER RESOURCES .................................................................................................. 34 

8.1 Introduction..................................................................................................................... 34 

8.2 Consultation ................................................................................................................... 34 

8.3 Baseline.......................................................................................................................... 34 

8.4 Potential receptors ......................................................................................................... 38 

8.5 Key issues ...................................................................................................................... 38 

8.6 Proposed studies for EIA ............................................................................................... 38 

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9. GEOLOGY & SOILS...................................................................................................... 40 

9.1 Introduction..................................................................................................................... 40 

9.2 Ground Investigation ...................................................................................................... 40 

9.3 Consultation ................................................................................................................... 40 

9.4 Baseline.......................................................................................................................... 40 


9.6 Key issues ...................................................................................................................... 42 


10. TRAFFIC ........................................................................................................................ 45 

10.1 Introduction..................................................................................................................... 45 

10.2 Traffic Assessment method............................................................................................ 45 

10.3 Consultation ................................................................................................................... 47 

10.4 Baseline.......................................................................................................................... 47 

10.5 Queen’s Quay traffic comparison................................................................................... 50 

11. NOISE & VIBRATION.................................................................................................... 52 

11.1 Introduction..................................................................................................................... 52 

11.2 Consultation ................................................................................................................... 52 

11.3 Baseline.......................................................................................................................... 52 


11.5 Key issues ...................................................................................................................... 53 

11.6 Proposed assessment for EIA........................................................................................ 53 

12. AIR QUALITY ................................................................................................................ 55 

12.1 Introduction..................................................................................................................... 55 

12.2 Consultation ................................................................................................................... 55 

12.3 Baseline.......................................................................................................................... 55 


12.5 Key issues ...................................................................................................................... 56 


13. ARCHAEOLOGY & CULTURAL HERITAGE............................................................... 57 

13.1 Introduction..................................................................................................................... 57 

13.2 Consultation ................................................................................................................... 57 

13.3 Baseline.......................................................................................................................... 57 


13.5 Key issues ...................................................................................................................... 59 


14. SOCIO-ECONOMICS .................................................................................................... 61 

14.1 Introduction..................................................................................................................... 61 

14.2 Consultation ................................................................................................................... 61 

14.3 Baseline.......................................................................................................................... 62 


14.5 Key issues ...................................................................................................................... 63 

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15. FORMAT OF THE ENVIRONMENTAL STATEMENT (ES).......................................... 67 

15.1 Environmental issues to be included within the EIA ...................................................... 67 

15.2 Environmental issues to be “scoped out” of the EIA...................................................... 67 

15.3 EIA team......................................................................................................................... 67 

15.4 Format of the environmental information ....................................................................... 68 

16. ABBREVIATIONS.......................................................................................................... 69 

APPENDIX A SCREENING DECISION 

APPENDIX B FIGURES 

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1. INTRODUCTION 

1.1 Background 


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The Queen’s Quay site is situated in Clydebank on the north bank of the River Clyde (see 

Figure 1, Appendix B). The site is centred on OS Grid reference NS 4950 6990. 

Dawn Group Ltd. and Clydeside Regeneration Ltd. (the Applicants) are seeking planning 

permission in principle for a Masterplan of the Queen’s Quay site (hereafter referred to as 

‘the Development’). The Development site would comprise a mixed land use 

development to include residential areas, offices, and leisure and retail together with 

public realm and greenspace provision. 

1.2 Environmental Impact Assessment 

1.2.1 Screening opinion 

An Environmental Impact Assessment (EIA) screening decision for the Development was 

obtained from the Local Planning Authority (LPA), West Dunbartonshire Council (WDC), 

in October 2011 (see Appendix A). In their response the Council stated that: 

“Under the Regulations the proposal is a Schedule 2 development by 

reason of exceeding the threshold criteria (size of site) and in being 

within a “sensitive area”. On the basis of the selection criteria, the 

guidance in Circular 3/2011 and the consultation response from SNH 

it is considered that the environmental impacts of the development are 

significant and require further assessment. Individually, some of the 

impacts identified could be addressed by other supporting documents 

as part of the planning process, but cumulatively the potential impacts 

are considered to be sufficient to require an EIA in order to allow the 

environmental impacts to be properly addressed.” 

An EIA, under the Environmental Impact Assessment (Scotland) Regulations 2011 

therefore has to be undertaken. 

Furthermore, as part of the site along the waterfront of the River Clyde is designated as a 

Special Protection Area (SPA) (see Chapter 5 and Figure 5, Appendix B), under the 

Conservation (Natural Habitats & c.) Regulations 1994 (as amended) the Competent 

Authority (in this case the LPA, WDC) will also need to undertake a Habitat Regulations 

Assessment (HRA) to assess the impacts of the Development on the conservation 

objectives of the Inner Clyde SPA and its qualifying interest – Redshank (Tringa totanus). 

A stand alone report to inform the HRA will require to be submitted to the Council (the 

Competent Authority) with the planning application 

This report will also be used to inform the EIA and will be included as technical appendix 

within the Environmental Statement (ES). 

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1.2.2 EIA scoping 


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EIA scoping is the process of determining which environmental issues should be covered 

within the environmental information to be submitted to the Competent Authority within 

the ES and the scope of the assessments to be undertaken. This scoping report has 

been produced to inform the Council’s formal scoping opinion for the proposed Queen’s 

Quay Masterplan EIA. The purpose of the report is to: 

• provide a description of the proposed Development (Masterplan); 

• outline the baseline environmental characteristics of the area potentially affected by 

the Development; 

• identify the environmental themes (e.g. ecology, landscape, noise etc.) that will 

require to be addressed within the environmental information submitted within the 

ES; and 

• specify the proposed scope, extent and methods of environmental studies to be 

carried out as part of the EIA to identify potential environmental effects caused by 

the Masterplan proposals and to assess the magnitude and significance of these 

effects. 

In accordance with the Environmental Impact Assessment (Scotland) Regulations 2011, 

this Scoping Report together with a request for a formal scoping opinion will be issued to 

the West Dunbartonshire Council (WDC). To inform their decision, WDC is statutorily 

obliged to consult with a number of EIA consultees, which for the proposed Development 

will include: 

• BAA Glasgow Airport; 

• Crown Estates; 

• Health and Safety Executive; 

• Historic Scotland; 

• Marine Scotland; 

• Scottish Environment Protection Agency (SEPA); 

• Scottish Government; 

• Scottish Natural Heritage (SNH); 

• Scottish Water; 

• Transport Scotland; and 

• West Dunbartonshire Council (WDC). 

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The statutory consultees are invited to comment on the environmental baseline, the 

planned content of the EIA and the proposed assessment methods and to provide 

additional relevant environmental information where available. 

All comments and information received from the statutory consultees will be used to 

inform the EIA process, the content of the final ES, and the scope, extent and methods 

used to carry out the various environmental assessments required. A statutory 

consultation period of 28 days is allowed for the return of the scoping opinion to the 

Applicant(s). 

1.3 Report structure 

The structure of the remainder of the Scoping Report is as follows: 

2. DEVELOPMENT PROPOSAL DESCRIPTION: Provides a general overview of the site 

location, context and history; gives a description of the history of the Masterplan area; 

and provides details of the Masterplan proposals. 

3. PLANNING AND POLICY FRAMEWORK: Describes the recent planning history of the 

Development site; identifies in-combination development that will be considered as part of 

the EIA; and details the planning policy relevant to the Development that will be examined 

within the EIA policy review. 

4. EIA SCOPING STUDY METHODOLOGY: Sets out the methods used to undertake the 

EIA Scoping Study. 

5. ENVIRONMENTALLY DESIGNATED SITES AND FEATURES: Identifies the 

environmentally designated sites and protected features within 5km of the site boundary. 

6 – 14. ENVIRONMENTAL BASELINE AND PROPOSED EIA SCOPE: For each 

environmental discipline the relevant chapter provides a description of the existing 

environmental baseline; documents the consultation undertaken to date; identifies key 

environmental issues to be considered during the EIA process; and outlines the proposed 

scope and methods of environmental studies to be undertaken to assess the nature, 

extent, magnitude and significance of these effects. 

The individual environmental disciplines examined within this Scoping Study are: 

• 6. ECOLOGY & NATURE CONSERVATION 

• 7. LANDSCAPE & VISUAL 

• 8. WATER RESOURCES 

• 9. GEOLOGY & SOILS 

• 10. TRAFFIC 

• 11. NOISE & VIBRATION 

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• 12. AIR QUALITY 



• 13. ARCHAEOLOGY & CULTURAL HERITAGE 

• 14. SOCIO-ECONOMIC IMPACTS 

15. FORMAT OF THE ENVIRONMENTAL STATEMENT (ES): Introduces the EIA team, 

summarises the environmental topics for inclusion within the EIA, and describes the 

format of the final ES. 

16. ABBREVIATIONS 

APPENDICES A - C 

1.4 Limitations 

URS Infrastructure & Environment UK Ltd (URS) has prepared this Report for the sole 

use of Dawn Group Ltd in accordance with the Agreement under which our services were 

performed. No other warranty, expressed or implied, is made as to the professional 

advice included in this Report or any other services provided by us. This Report may not 

be relied upon by any other party without the prior and express written agreement of 

URS. Unless otherwise stated in this Report, the assessments made assume that the 

sites and facilities will continue to be used for their current purpose without significant 

change. The conclusions and recommendations contained in this Report are based upon 

information provided by others and upon the assumption that all relevant information has 

been provided by those parties from whom it has been requested. Information obtained 

from third parties has not been independently verified by URS, unless otherwise stated in 

the Report. 

1.5 Copyright 

© This Report is the copyright of URS Infrastructure & Environment UK Ltd. Any 

unauthorised reproduction or usage by any person other than the addressee is strictly 

prohibited. 

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2. DEVELOPMENT PROPOSAL DESCRIPTION 

2.1 Site location 


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The Development site is situated in the town of Clydebank on the north bank of the River 

Clyde. The site is centred on OS Grid reference NS 4950 6990 (see Figure 1, Appendix 

B). 

The site is bounded by the River Clyde to the south-west; Queen’s Quay Enterprise and 

Learning District/ Queen’s Gate residential development to the south-east; undeveloped 

land and light industry/ commercial properties along Cable Depot Road to the north; and 

the A814 Glasgow Road/ residential, commercial and civic properties along Dumbarton 

Road to the northeast and east. 

The site is generally flat but there is a gentle gradient (typically falling south-east to northwest) 

from Dumbarton Road down towards the River Clyde. Ground levels range 

between 8.7m above ordnance datum (AOD) (in the north-eastern corner of the site at 

the Dumbarton Road boundary) and 4.5m AOD (at the quayside). The majority of the site, 

north-west of the Queen’s Dock, is lower than 5.7m AOD. 

The site is underlain by made ground deposited in the 19 th century during the original 

development of the greenfield site to raise the existing ground level and accommodate 

the dock infrastructure. The natural drift deposits below the made ground comprise 

alluvium overlying glacial till. The bedrock is mudstone, believed to be part of the 

Lawmuir Formation (sandstones and mudstones with thin bands of limestone and coal 

measures). 

Plate 1: Queen’s Quay cleared site looking north-west 

The majority of the Development site has been cleared and has been predominantly 

vacant over the past 10 years. Two major features within the site are the Queen’s Quay 

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dock and the Titan Crane. A purpose-built education centre was opened at the base of 

the crane in June 2011. 

2.2 Site history 

Historical mapping suggests that the Development site was used for agricultural pasture 

until it was first developed in 1871 by J & G Thomson as a shipbuilding and engineering 

yard. The yard was bought by John Brown and Co. in 1899 and became one of the most 

important shipyards on the Clyde. Famous ships associated with the yard include the 

Lusitania, Aquitania, the Royal Yacht Britannia and the Queen Elizabeth the 2 nd . The 

shipyard operated at the Queen’s Quay site up until its closure in the 1970s. 

Plate 2: John Brown’s Shipyard 

Plate 3: The Queen Elizabeth II at Clydebank 

The shipyard was purchased by Marathon Manufacturing in 1972 and was used for the 

manufacture of oil drilling rigs and platforms. The site was subsequently bought by 

UiE/Kvaerner in 1980 and continued to manufacture oil rigs until 1999. 

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Since its closure in 1999, the Development site has been completely cleared, with the 

exception of the Titan Crane structure. The Crane was refurbished and opened as a 

tourist attraction in 2007. The Titan Enterprise visitor centre, located to the south-east of 

the dock and outwith the Development site boundary, was opened in June 2011. 

2.3 Masterplan proposal 

2.3.1 Overview 

The Development area is approximately 24.08 Ha. The Masterplan proposes a mixed use 

development on the Queen’s Quay site that may include the following development 

classes: 

• Residential (including affordable housing and care homes); 

• Retail (including a large format superstore with petrol filling station); 

• Offices; 

• Leisure; 

• Food and drink and/or public house; 

• Hotel development; 

• Creche/ Nursery; 

• Car parking; and 

• Public realm. 

The zoning of these development categories within the site is highlighted on Figure 2, 

Appendix B. The Development would also include hard and soft landscaping works and 

repairs to the existing quayside. 

Vehicular access to and from the site will be taken from the existing site access points: 

Cable Depot Road and Cart Street. 

Construction of the Development is likely to occur in up to six phases (see Figure 3, 

Appendix B). 

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3. PLANNING AND POLICY FRAMEWORK 


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This chapter describes the planning history of the site and the extant planning 

permissions thereon and identifies other development projects currently being proposed 

in the local Clydebank area that will need to be considered “in combination” with the 

Queen’s Quay Masterplan proposals. 

The chapter also examines the national and local planning policy framework and 

identifies the planning policies and guidance that will need to be considered as part of the 

EIA planning policy review and assessment. 

3.1 Extant planning consent for Queen’s Quay 

In July 2005, Clydeside Regeneration Ltd obtained outline planning consent for a mixed 

use development Masterplan of the Queen’s Quay site. 

Plate 4: Extant Masterplan for Queen’s Quay 

The primary planning permissions in relation to the Development site are as follows: 

• DC02/283 – mixed use development, granted 1 July 2005; 

• DC07/334/FUL – S42 to amend some of the conditions in the above permission; 

• DC07/333/REM – reserved matters application in relation to DC02/283 for housing 

element; 

• DC10/084/FUL – S42 to extend timescales of above permission. 

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3.1.1 Environmental statement 


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An EIA was carried out by McInally Associates Ltd in 2003 1 to inform the 2005 planning 

consent. The EIA covered a number of environmental themes including: traffic, noise, 

visual amenity, contaminated land, ecology, hydrology and hydrogeology, industrial 

archaeology and pollution control. A chapter on flood risk and another on sustainable 

urban drainage systems (SUDS) were also included. 

Detailed survey work was carried out to inform the EIA including: 

• junction surveys (traffic flow), November 2002; 

• baseline noise survey, March 2003; 

• viewpoint analysis (visual impact); 

• ground investigation, 2001; 

• phase 1 habitat survey, March 2003; 

• bat roost potential survey, 2003; and 

• archaeology walkover survey. 

3.1.2 Queen’s Quay Enterprise and 

Learning District 

In March 2005, Clydebank Property 

Company (a subsidiary of Clydebank Re- 

Built) acquired 16 acres of the Queen’s 

Quay site (located to the south-east of the 

current Development site boundary). The 

site was named the Queen’s Quay 

Enterprise and Learning District (QQELD) 

and a series of new developments have 

now been completed in this area including: 

• Refurbishment of the quayside; 

• Provision of a new pontoon; 

• Clydebank College; 

• Purser’s Office 

(Titan Crane Visitor’s Centre); 

1 Clydeside Regeneration Ltd. June 2003. Proposed Redevelopment of Queen’s Quay, Clydebank: 

Environmental Statement. 

Plate 5: Titan Enterprise building 

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• Titan Enterprise 

(office development); 

• Aurora House 

(office development). 



3.2 Comparison of proposed and consented Masterplan 

The proposed Masterplan covers a smaller area than the currently consented Queen’s 

Quay Masterplan (ref: DC10/084/FUL – S42) as the south-eastern portion of this site has 

been developed out since 2005 (see QQELD description above). There is also a slight 

difference in the line of the north-western boundary of the site with the new Masterplan 

boundary not extending as far downstream along the river bank as the current 

Masterplan. 

Other than the changes to the red line boundary, the proposed Masterplan is very similar 

to the consented Masterplan in that it comprises mixed use development which includes 

residential, office, leisure, and retail development. The key difference is that the new 

Masterplan includes provision for a large format supermarket development within the 

eastern corner of the site. The proposed petrol station associated with the supermarket 

plot mirrors the proposals for a new petrol station on Cart Street within the consented 

Masterplan. 

3.3 In-combination development 

In order to assess in-combination environmental effects, the planning department of WDC 

was approached for information on other developments in the local area that have either 

been given planning consent or which are currently being taken forward for consideration 

through the planning application process. Table 3.1 below provides details of the incombination 

developments that have been identified to date: 

Table 3.1: In-combination development 

Ref No. Site Development Decision Built 

DC04/512 Cable Depot 

Road 

DC11/119/FUL 

Cable Depot 

Road 

DC03/346 Tesco site at 

Argyll Road/ 

Abbotsford Road 

Erection of residential 

development with associated road 

works & landscaping (outline). 

Variation of conditions 1 & 2 of 

DC04-512 to extend time period for 

commencement of residential 

development. 

Erection of class 1 food store 

(84,000 square feet (sqft)) retail 

units (2,500 sqft) petrol filling 

station parking and relocation of 

Credit Union building (outline). 

GRA – 

18/04/06 

N 

Pending N 

GRA – 

16/06/04 

N 

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Ref No. Site Development Decision Built 

DC10/102/FUL Tesco site at 

Argyll Road/ 

Abbotsford Road 

Erection of a Class 1 food store 

(84,000 sqft) retail units (2,500 

sqft) petrol filling station parking 

and relocation of credit union 

building (variation of conditions 1 

and 2 of permission DC03/346 to 

extend time limits for 

commencement of development 

and submission of matters 

specified in conditions). 

DC04/354 Cart Street Erection of business enterprise 

pavilion office building with 

associated infrastructure parking & 

landscaping. 

DC07/197/OUT Land to east of 

Golden Jubilee 

Hospital, Cable 

Depot Road 

DC09/060/FUL Land to east of 

Golden Jubilee 

Hospital, Cable 

Depot Road 

DC08/072/FUL Stanford Street, 

Whitecrook 

Erection of Class 4 Office 

Accommodation (11,115 m²) with 

associated parking formation of 

new roundabout & realignment of 

Cable Depot road formation of 

riverside walkway and landscaping 

(outline). 

GRA – 

01/06/10 

GRA – 

30/11/04 

GRA – 

05/11/07 

Erection of office/day nursery. GRA – 

02/10/09 

Erection of 92 flats with associated 

parking. 

3.4 Planning policy overview and development context 

GRA – 

03/06/08 

N 

Under 

construction 

The ES for the Queen’s Quay Masterplan will provide a detailed planning policy overview 

that will outline the policies relevant to the proposed Development and examine how 

compliant the proposals are within a national and local development planning context. 

The documents that will be used to inform the planning review chapter are listed in 

Sections 3.4.1 to 3.4.3 below. 

3.4.1 National Planning Policy 

The Scottish Government’s planning policies are set out in the National Planning 

Framework for Scotland 2 (NPF2), Scottish Planning Policy (SPP), Policy Statements, 

Planning Advice Notes (PANs) and Circulars. 

N 

Y 

N 

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3.4.1.1 National Planning Framework for Scotland 2 


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The NPF2 was published in June 2009 with the aim of guiding Scotland’s development 

until 2030 by setting out the Government’s strategic development priorities for achieving 

sustainable economic growth. The aims of the strategy for Scotland’s spatial 

development to 2030 are to: 

• contribute to a wealthier and fairer Scotland by supporting sustainable economic 

growth and improved competitiveness and connectivity; 

• promote a greener Scotland by contributing to the achievement of climate change 

targets and protecting and enhancing the quality of the natural and built 

environments; 

• help build safer, stronger and healthier communities, by promoting improved 

opportunities and a better quality of life; and 

• contribute to a smarter Scotland by supporting the development of the knowledge 

economy. 

NPF2 recognises the Clyde Corridor as a national regeneration priority with the Clyde 

Waterfront and Clyde Gateway areas highlighted as the main foci for redevelopment in 

the medium term. 

3.4.1.2 Scottish planning policy (2010) 

The SPP document sets out the Scottish Government’s policy on nationally important 

land use planning matters. The document comprises: 

• a statement on the purpose of planning; 

• core principles for the operation of the planning system and objectives for key parts 

of the system; 

• guidance on sustainable development; 

• a series of concise subject planning policies; and 

• a statement of the Government’s expected planning outcomes. 

The key subject planning policies within the SPP relevant to the Queen’s Quay 

development are: 

• economic development 

• town centres and retailing 

• housing 

• historic environment 

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• landscape and natural heritage 

• open space and physical activity 

• transport 

• flooding and drainage 

3.4.1.3 Policy statements 



To date the Scottish Government has published three policy statements on design: 

‘Designing Places’ (2001); ‘Designing Streets’ (2010); and ‘Green Infrastructure: Design 

and Placemaking’ (2011). These policy statements set out the Government’s aspirations 

for architectural design in Scotland and outline the role of the planning system in 

delivering good quality and sustainable designs. 

3.4.1.4 National Planning Advice 

The Scottish Government’s Planning Advice Notes (PANs) and Circulars relevant to the 

proposed Development will also be considered within the planning review including: 

• PAN 1/2011:Planning and Noise; 

• PAN 2/2011: Planning and Archaeology; 

• PAN 33: Contaminated Land; 

• PAN 44: Fitting New Housing Development into the Landscape 

• PAN 51: Planning, Environmental Protection and Regulation; 

• PAN 52: Planning and Small Towns; 

• PAN 59: Improving Town centres; 

• PAN 58: Environmental Impact Assessment; 

• PAN 60: Planning for Natural Heritage; 

• PAN 61: Planning and Sustainable Urban Drainage Systems; 

• PAN 63: Waste Management Planning; 

• PAN 65: Planning and Open Space; 

• PAN 67: Housing Quality; 

• PAN 69: Planning and Building Standards Advice on Flooding; 

• PAN 75: Planning for Transport; 

• PAN 75: Designing Safer places; 

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• PAN 78: Inclusive Design; 

• PAN 79: Water and Drainage; 

• PAN 83: Masterplanning; 



• Development Planning Appendix 1: The Habitats Regulations (Circular 1/2009 

Appendix 1); 

• Environmental Impact Assessment (Scotland) Regulations 2011 (circular 3/2011); 

• Environmentally Sensitive Areas (Circular 17/1997); and 

• National Planning Policy Guideline (NPPG) 8: Retailing (Circular 16/1996). 

3.4.2 Development Plan 

The development plan that covers the Clydebank areas comprises the Glasgow & Clyde 

Valley Joint Structure Plan 4th Alteration (approved 2009) and the West Dunbartonshire 

Local Plan (adopted 2010). 

3.4.2.1 Structure Plan 

The approved Structure Plan sets out a common strategy for the long term planning and 

development of Glasgow and the Clyde Valley. Underpinning this strategy is an agenda 

for ‘Sustained Growth’ and to achieve this, the Structure Plan identifies four inter-related 

aims: 

• increase economic competitiveness; 

• promote greater social inclusion and integration; 

• sustain and enhance the natural and built environment; and 

• increase the integration of land use and transportation. 

To achieve these aims a number of shared targets are identified. The targets which are 

relevant to the proposed Queen’s Quay development are: 

• economic performance closer to the national average by 2011, with reduced outmigration; 

• a further 200ha of land provided in brownfield locations in existing employment 

areas, to encourage firms to relocate to and to improve access to jobs in ‘priority 

areas’ (Clydebank is listed as a priority area); 

• improving the range of local employment opportunities; 

• improving urban brownfield housing opportunities particularly within ‘priority areas’; 

• 33% increase in the rate at which urban brownfield land is developed; 

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• the maintenance and, if possible, increase of existing levels of public transport use; 

• a doubling of the proportion of the population with access to dedicated / prioritised 

public transport routes. 

3.4.2.2 Emerging planning policy 

3.4.2.3 Local Plan 

The adopted structure plan is due to be replaced by the Glasgow and the Clyde Valley 

Strategic Development Plan (GCVSDP). The GCVSDP was sent to the Scottish Ministers 

for their approval on the 31 st October 2011. 

Although not yet the adopted plan for the area, the GCSVSDP will be an important 

consideration for future development and planning management in Glasgow and the 

Clyde Valley and therefore it will be reviewed as part of the EIA planning policy review 

exercise. 

The West Dunbartonshire Local Plan was adopted in 2010 and provides an up to date 

policy document on issues affecting the local authority area. The key aims of the Local 

Plan are to: 

• promote sustainable development and communities; 

• create economic well-being and a sustainable and competitive place through the 

development of strategic locations; and 

• maintain and enhance the natural and built environment. 

It is also important to note that the Local Plan contains policies specific to the Queen’s 

Quay Development site. 

The proposed development will be reviewed against relevant policies within the plan 

within the detailed policy review in the ES. 

3.4.3 Other plans and strategic guidance 

Other plans and guidance that will be reviewed as part of the EIA policy assessment of 

the proposed Development will include: 

• Clyde Waterfront Green Network Strategy (2010); and 

• Scottish Historic Environment Policy (SHEP) (2009). 

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4. EIA SCOPING STUDY METHODOLOGY 

4.1 Environmental baseline 

4.2 Methods 


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Establishing the environmental baseline is an important part of the EIA process as it 

provides the starting point for identifying the types of impacts that could potentially occur 

as a result of a proposed development and for determining the magnitude and 

significance of the resulting environmental effects. 

An environmental baseline comprises a description of the present nature of the 

environment within development site and the wider area (hereafter referred to as the 

‘Study Area’) and an inventory of the features and receptors located. The extent of the 

Study Area for EIA is not a fixed width buffer but is tailored at the outset of the project to 

cover the area over which the Development may have significant environmental effects. 

An EIA baseline description often includes a valuation (which can be quantitative or 

qualitative) of the features and/or receptors within a study area or indeed the Study Area 

as a whole. 

The environmental baseline is described differently across the spectrum of EIA 

disciplines (e.g. noise, water resources) because the environmental features and 

receptors can vary from theme to theme. The spatial extent of the environmental baseline 

can also differ for each discipline as a result of the varying extents/ ranges of potential 

impacts caused by a development. 

Chapters 6 to 14 of this report describe the environmental baseline for each of the EIA 

disciplines being considered in relation to the Queen’s Quay Development. Each chapter 

also: 

• indicates gaps within the baseline data available; 

• provides a high level preliminary appraisal of potential environmental effects that 

may be caused as a result of implementing the development; and 

• outlines the proposed scope, method and spatial extent of the environmental studies 

that will be undertaken to update or provide further information on the environmental 

baseline and enable the assessment of the magnitude and significance of the 

environmental effects. 

For the purposes of the Scoping Report, the environmental baseline for the Development 

has been established through desk study, walkover survey and consultation. 

4.2.1 Desk study 

A desk study was undertaken to identify environmentally sensitive sites, features and 

receptors within 5km of the site Boundary (the Study Area) that may be affected by the 

proposed Development and highlight potential environmental issues that could place 

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constraints on the Masterplan design and require further consideration/ detailed study. 

The 5km Study Area boundary is demarcated on Figure 4, Appendix B. 

4.2.2 Site visits and surveys 

As outlined in Section 3.1.1, a number of surveys were carried out at the site in 2002 – 

2003 as part of an EIA 2 to inform the planning application of the extant Masterplan, which 

received consent in 2005 (extended in 2010). 

Various ground investigations of the site were undertaken between 2001 and 2007. 

A site walkover was undertaken by the current EIA project manager on the 7 th November 

2011 as part of this scoping exercise. 

4.3 Consultation 

Consultation is an important part of the EIA process for a number of reasons: 

• an important source of environmental baseline information; 

• a good method of identifying key environmental concerns/ issues (both factual and 

perceived); 

• can highlight new information/ concepts not previously considered and thereby 

inform the design process; 

• influences the scope of the EIA process, the methods used to undertake the 

environmental assessments, and the content of the ES; 

• a way of gauging the overall acceptability of a proposed development or a 

preference for a particular scheme option(s). 

4.3.1 Design consultation 

Over the course of the redesign of the Masterplan, the Project Team has undertaken 

consultation with various bodies and third parties including: 

• Architecture and Design Scotland (25 th October 2011); 

• Clydebank East Community Council (23 rd August 2011 & 3 rd October 2011); 

• Parkhall, North Kilbowie and Central Community Council (23 rd August 2011 & 3 rd 

October 2011); and 

• WDC (various dates). 



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4.3.2 Public exhibition 


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Plate 6: Public exhibition 



A public exhibition, to present the draft Masterplan to the general public, was held on the 

site between the 1 st and the 3 rd September 2011. 

4.3.3 EIA consultation 

4.3.3.1 Scoping 

The EIA team is undertaking/ has undertaken a number of consultation exercises with the 

statutory EIA consultees, relevant departments within WDC and other third parties. The 

purpose of these consultations has been to: 

• inform the scope of the EIA; 

• gather baseline environmental data; 

• allow consultees to raise environmental issues and concerns (factual or perceived); 

• identify in combination developments for assessment; and 

• highlight potential conflicts of interest. 

To date, pre-scoping consultations have been undertaken with the following 

organisations: 

• Scottish Natural Heritage (SNH); 

• WDC (various departments including: planning, environmental health, access, and 

roads); 

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• West of Scotland Archaeological Society (WoSAS). 

A number of statutory EIA consultees will be formally consulted by WDC as part of the 

EIA Scoping request process and asked to provide written comment on this Scoping 

Report document. These consultees will include: 

• BAA Glasgow Airport; 

• Crown Estates; 

• Health and Safety Executive; 

• Historic Scotland; 

• Marine Scotland; 

• Scottish Environmental Protection Agency (SEPA); 

• Scottish Government; 

• SNH; 

• Scottish Water; 

• Transport Scotland; and 

• WDC. 

Glasgow City Council and Renfrewshire Council will also be approached by WDC for 

comment on the scoping exercise. 

4.3.4 Additional EIA consultation 

As part of the EIA process, a formal consultation letter was issued to a number of 

additional consultees on the 9 th November 2011. The purpose of this consultation 

exercise was to provide an opportunity for non-statutory consultees, with a potential 

environmental or operational interest in the proposals, to: comment on the proposed 

Masterplan; highlight potential environmental issues/ concerns; and provide the project 

team with environmental data for the site and its environs. The following consultees were 

contacted as part of this exercise: 

• Association of Salmon Fisheries Boards; 

• British Waterways; 

• Civil Aviation Authority; 

• Clyde River Foundation; 

• Clydebank Local History Society; 

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• Clydebank Restoration Trust; 

• Clydebelt; 

• Clydeport; 

• Coal Authority; 



• Glasgow & Clyde Valley Green Network Partnership; 

• National Air Traffic Services (NATS); 

• Royal Society for the Protection of Birds (RSPB); and 

• Strathclyde Police. 

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5. ENVIRONMENTALLY DESIGNATED SITES AND FEATURES 

This chapter identifies and describes the designated sites and features located within 

5km of the Development site boundary (the Search Area). The location of each of the 

sites and features identified is highlighted on Figures 4 to 9, Appendix B. 

5.1 European designated sites 

5.1.1 Inner Clyde Special Protection Area and Ramsar Site 

The River Clyde adjacent to the Development site boundary is designated as part of the 

Inner Clyde Special Protection Area (SPA) and Ramsar site. The designated area incurs 

into the Development site in two places. The spatial extent of the SPA and Ramsar site 

boundary in relation to the Development site is highlighted on Figure 5, Appendix B. 

The site designation is due to the importance of the extensive intertidal mudflat habitats 

within the River Clyde estuary; which support large numbers of overwintering wildfowl. 

The site qualifies as an SPA because it regularly supports an internationally important 

wintering population of redshank (Tringa tetanus). 

5.1.2 Black Cart SPA 

The Black Cart SPA is situated along a 3km reach of the Black Cart Water, a tributary of 

the River Clyde. The SPA boundary is located approximately 1.6km south of the 

Development site (see Figure 5, Appendix B). The site has been designated because it 

regularly supports an internationally important wintering population of Icelandic whooper 

swan (Cygnus cygnus). 

5.2 UK designated sites 

5.2.1 Air Quality Management Areas 

The development site is not located within or adjacent to an Air Quality Management 

Area (AQMA). Within the Study Area, the closest designated AQMA is located 

approximately 4.2km north east of the Development site along the A809 in East 

Dunbartonshire (see Figure 7, Appendix B). 

5.2.2 Conservation Areas 

The Development site is not located within or adjacent to a Conservation Area. 

5.2.3 Gardens and Designed Landscapes 

There are no Gardens and Designed Landscapes (GDL) within or with views to the 

Development site. 

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5.2.4 Listed Buildings 


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The Titan Crane, located within the Development site, is an A listed structure. There are a 

further seven B listed structures and a C(s) listed structure within 500m of the 

development site boundary (see Figure 6, Appendix B). 

Reference Description/ Address Listing 

Category 

22986 Municipal Buildings, 49 Dumbarton Road B 

22987 Public Library, Dumbarton Road B 

22988 Clydebank Riverside Station B 

22989 Hall Street former Fire Station B 

22990 Church of our Holy Redeemer, Glasgow Road B 

22991 2 Sylvania Way South/ Chalmers Street B 

22992 11 Hume Street B 

22993 Titan Cantilever Crane A 

51432 Bruce Street, former Public Baths and Swimming Pool C(s) 

5.2.5 National Scenic Areas 

There are no National Scenic Areas (NSAs) designated within the Study Area. 

5.2.6 Rights of Way 

Formal rights of way/ core paths located on or immediately adjacent to the Development 

site are highlighted on Figure 8, Appendix B. 

The River Clyde adjacent to the development site is classed as a core path on water. 

The Clydebank College core path (ref 158) runs along the north bank of the River Clyde 

between the Queen’s Dock in the south-east corner of the Development site and the 

college. 

Core Paths 170 and 178 skirt around the eastern site boundary along Cart Street. 

Core Paths 119 and 120, although within 60m of the site boundary, are located along the 

canal tow path and will not be directly affected by the proposed Development. The canal 

itself is designated as a core path on water. 

Core paths Ren/1 and Ren/2 are located on the south bank of the River Clyde, opposite 

the Development site. Although the neither of these footpaths would be directly impacted 

by the proposed development of the site, both have views into the site and there is 

potential for the development to cause visual impacts on the core path users (either 

positive or negative). 

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5.2.7 Scheduled Monuments 


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There are no Scheduled Monuments located within the Development site boundary; 

however, the Forth and Clyde Canal (ref 6778) is located approximately 60m north of the 

Development site boundary. 

5.2.8 Sites of Special Scientific Interest (SSSI) 

5.2.8.1 Inner Clyde SSSI 

The Inner Clyde SPA is underpinned by the site’s designation as an SSSI. The SSSI 

designation relates to the importance of the saltmarsh, swamp and grassland habitats for 

non-breeding wintering wildfowl and wading bird populations. The notified features of the 

site are: 

• Saltmarsh habitat; 

• Cormorant (Phalacrocorax carbo); 

• Eider (Somateria mollissima); 

• Goldeneye (Bucephala clangula); 

• Oystercatcher (Haematopus ostralegus); 

• Red-breasted merganser (Mergus serrator); 

• Red-throated diver (Gavia stellata); and 

• Redshank (Tringa totanus). 

The Inner Clyde SSSI boundary is coincident with the SPA and Ramsar Site boundary 

(see Figure 5, Appendix B). 

5.2.8.2 Black Cart SSSI 

The Black Cart SPA is also underpinned by its SSSI designation. As with the SPA, the 

SSSI designation relates to the site’s importance as an overwintering habitat for Icelandic 

whooper swans. The boundary of the Black Cart SSSI is coincident with the SPA 

boundary (see Figure 5, Appendix B). 

5.3 Local designations 

5.3.1 Local Nature Conservation Sites 

There are no Local Nature Conservation Sites (LNCS) within or immediately adjacent to 

the Development site; however there are several within the Study Area. The closest 

LNCS to the Queen’s Quay site is a disused railway corridor located approximately 720m 

north-west of the Development site boundary. The proposed Development would have no 

impact on this site. 

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5.3.2 Local Nature Reserves 


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There are currently three Local Nature Reserves (LNRs) within the Study Area (see 

Figure 5, Appendix B): 

• Gascadden Wood LNR is located approximately 3.6km north-east of the 

Development site. There will be no impact on this site as a result of the proposals. 

• The Saltings LNR is located approximately 4.2km north-west of the Development 

site at Old Kilpatrick. As this site is located downstream of the Development and 

comprises flood meadow habitat situated along the north bank of the River Clyde 

site, there may be potential for impacts on the ecology and geomorphology of the 

site as a result of accidental pollution events/ operational discharges and/ or 

changes to the geomorphological response of the river. 

• Paisley Moss LNR is located approximately 4.7km south south-west of the 

Development site and will not be affected by the proposals. 

A new LNR designation is currently being proposed at Newshot Island, which is located 

on the south bank of the River Clyde

5.4.4 Salmonid waters 


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The River Clyde adjacent to the Development site is not classified as a Salmonid Water. 

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6. ECOLOGY & NATURE CONSERVATION 

6.1 Introduction 


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The Development has the potential to impact upon the terrestrial and marine habitats and 

species of the site and the Inner Clyde Estuary. This chapter presents the proposed 

methods that will be used to assess the potential ecological impacts of the Development. 


Early consultation has been undertaken with West Dunbartonshire Council and SNH 

regarding the requirement for a Habitat Regulations Assessment (HRA) to assess the 

impacts of the Development on the conservation objectives of the Inner Clyde SPA and 

its qualifying interest – Redshank (Tringa totanus). The Council, in consultation with SNH, 

has determined that an HRA will be required. A stand alone report to inform the HRA will 

require to be submitted to the Council (the Competent Authority) with the planning 

application. 

Further consultations regarding the scope of the EIA and the HRA were undertaken with 

Scottish Natural Heritage (SNH) on the 14 th October. SNH highlighted that they would 

expect the potential for impacts on the following species to be assessed within the EIA for 

the Development: 

• Inner Clyde SPA redshank; 

• Inner Clyde SSSI birds; 

• Otters; 

6.3 Baseline 

• River Clyde fish (salmon). 

SNH stated that due to the distance of the south bank redshank roosts from the 

development, it may be possible to avoid/ mitigate potential for adverse impacts on 

redshank at the source. Using this approach, a revised wintering bird survey would not be 

necessary as existing data (e.g. a 2005/6 redshank survey for an adjacent site, WeBS 

count) and a few basic assumptions could be relied upon to undertake the assessment. 

Additional consultation will be held with bodies such as the Royal Society for the 

Protection of Birds (RSPB), The British Trust for Ornithology (BTO) and the Clyde 

Ringing Group to determine if additional records (primarily of Redshank adjacent to the 

development site) are available. 

A number of designated sites for nature conservation are located within and adjacent to 

the Development site. These have been described in Chapter 5. 

All of the former shipyard buildings have now been demolished and cleared from the site. 

During the demolition works the ground was stripped of hardstanding and vegetation 

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leaving a bare earth surface. Since the demolition works, the bare earth has been 

colonised by early establishing plant species and today the site typically comprises rank 

grassland interspersed with short perennial and tall ruderal habitat and large patches of 

bare ground. The ecological value of the site is considered to be low. 

6.3.1 Existing ecological data 

A wintering redshank survey was undertaken in 2005/ 2006 to inform the HRA of the 

development at Hospital Gate. The report contains information on the local population 

and important habitat adjacent to the site. 

If available, additional data will be obtained the RSPB, the BTO and the local ringing 

group. 

The data gathered from these sources will be used to inform the ecological baseline 

description of the site. 

6.4 Potential receptors 

The proposed development is likely to impact (positively or negatively) on the following 

ecological receptors: 

• The Inner Clyde SPA and the qualifying interests (Redshank); 

• The Inner Clyde SSSI and the qualifying interests(see section 6.3); 

• Otter (Lutra lutra); and 

• Salmon (Salmo salar). 

As the Black Cart SPA is 1.6km from the proposed development, it is deemed that the 

proposed development will not have an impact on the qualifying interest of the SPA. 

6.5 Key issues 

The key issues to be considered with respect to the ecological assessment are: 

• The conservation objectives of the Inner Clyde SPA 

• The status of the otter within the development site; 

• The potential impact of the proposed development to migrating salmon, especially 

during the peak period of March – May (when young salmon are leaving the rivers 

as smolts) and July (when adults are returning to the rivers); and 

• Cumulative impacts of the proposed development with other, neighbouring 

developments. 

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6.6 Proposed studies for EIA 


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The ecological baseline will be established through a combination of desk study and field 

surveys. Key to the assessment process will be the collation of historical ecological 

records through a desk study. Existing data and information to determine the known 

presence of nationally notable or protected species, habitats and/or designations will be 

sought from the following sources (and others as appropriate): 

• The National Biodiversity Network; 

• UK Biodiversity Action Plan; 

• SNH’s Sitelink; 

• BTO WeBS data; 

• RSPB; 

• The Dunbartonshire Local Biodiversity Action Plan; and 

• The West Dunbartonshire Local Plan. 

Field studies on the site will be limited to an Extended Phase 1 Habitat Survey and an 

otter survey. 

The Extended Phase 1 Habitat Survey will be undertaken to concisely describe the nature and 

extent of the habitats on the site with the objective of producing: 

• a habitat map; 

• a constraints map for employment at the design stage of the development; 

• target notes that describe the habitats and locate and describe point features too small 

to map; 

• a plant species list, including the detection of protected species; and 

• evidence for the potential or definitive presence of notable fauna. 

The survey will be undertaken according to the standard method developed by the Joint 

Nature Conservancy Committee (JNCC) 3 as well as the best practice guidelines produced by 

the Institute of Ecology and Environmental Management 4 . 

The otter survey will be carried out in accordance with standard methods 5 . 

The methods used to undertake the Ecological Impact Assessment (EcIA) will be based 

on Institute of Ecological and Environmental Management (IEEM) Guidelines 6 . The EcIA 

3 

JNCC ,2003. Handbook for Phase I habitat survey: a technique for environmental audit 

(revised reprint). England Field Unit, Nature Conservancy Council. 

4 

IEEM guidance on undertaking surveys. Available on-line at: 

http://www.ieem.net/surveymethods.asp. 

5 

Chanin, P (2003). Monitoring the Otter Lutra lutra. Conserving Natura 2000 Rivers. 

Monitoring Series No.10. English Nature, Peterborough. 

6 

Institute of Ecology and Environmental Management (IEEM) Guidelines of Ecological 

Impact Assessment in Britain and Ireland: Coastal and Marine 

(http://www.ieem.net/marine-ecia/introduction.html). 

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will seek to evaluate habitats and species and place them into context based on 

consultation and published guidance. The source, nature and magnitude of each impact 

will be identified and an assessment of the significance of the impact on valued ecological 

receptors will be made. 

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7. LANDSCAPE & VISUAL 



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A Landscape and Visual Impact Assessment (LVIA) will be undertaken as part of the EIA 

of the Development to determine the impact of the proposals on landscape character and 

key views of the site. 


An initial consultation response on the scope of the LVIA has already been received from 

Scottish Natural Heritage and it is expected that the comments made will be repeated 

formally within the Council’s written Scoping Opinion. The following key points were 

raised by SNH during the consultation exercise: 

“LANDSCAPE OBJECTIVES 

We consider that the creative challenge is how the development would incorporate a 

robust and high quality green network (contributing to the wider green network 

beyond) which enhances local landscape features and particularly the connectivity of the 

Clyde waterfront for people and wildlife. This should ensure that ‘personality’ in the 

landscape is an integral part of the development design, meeting Scottish Government 

objectives for increased quality of place. Relevant guidelines are in PAN 83- Good 

practice advice on master planning, and in the Government publications “Designing 

Places” and "Designing streets”. 

DETAILS RE LVIA 

7.3 Baseline 

Analysis within the LVIA should include landform, views in and out, historical features, 

surrounding built forms, local architectural styles and materials, and existing and potential 

connections with the Clydebank townscape, the riverside, and adjoining sites. It should 

highlight positive aspects of the location and visual relationships, which the design should 

strive to relate to. It should also take account of the following: 

• the site forms a key part of Clydebank's urban boundary, and its landscape 

character has a rural element, visually influenced by the farmland (and wooded 

drumlins behind) south-west of the Clyde; 

• the site is set within a complex landscape defined by strong topographical 

contrasts, vegetation patterns (including absence!) and man-made divisions created 

by transportation corridors.” 

The Development site is a particularly urban area and it is expected that this type of site 

would be fairly simple to assess; however, the previous shipyard was home to widely 

diverging areas. It will be necessary to establish, and consider, the landscape and urban 

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characters of each of the constituent components of the proposed development area. 

For the purposes of describing the baseline the site is split into four areas: 

• Area 1: the western end of the Development site facing the river; 

• Area 2: Queen’s Dock; 

• Area 3: Supermarket plot; and 

• Area 4: East of Queen’s Dock. 

7.3.1 Area 1: West end 

Area 1 comprises the western portion of the Development site from the site boundary 

east to Queen’s Dock. It is separated from the rest of Clydebank by the buildings along 

Glasgow Road; however, it can clearly be seen from both the River Clyde and the south 

bank. As in the days when the shipyard was operational, it will be a key part of the views 

of those going “doon the water” and will need to be assessed as a key feature on the 

water route from Glasgow to Greenock. 

At the same time, there is a need to open up views from Clydebank to the river. The 

opportunity for views from the town out to the river is a key element of the potential of this 

development. 

7.3.2 Area 2: Queen’s Dock 

Area 2 comprises the Queen’s Dock basin. This was originally formed to launch the large 

ocean liners and so has a strong historic context. It is a very insular part of the site which 

can be seen from both the river and the south bank. 

The large Titan Crane, an important attraction and also an important landmark, is located 

in the next to the basin and the Queen’s Dock now has major potential as a tourist 

attraction and as a focal point for the whole development. 

There are opportunities to link Area 2 visually and physically with the rest of Clydebank. 

7.3.3 Area 3: Supermarket plot 

The proposed location for the supermarket is on the main Glasgow Road. This is the 

principal road link through Clydebank connecting Glasgow and Dumbarton. The 

supermarket will impact on the perception of Clydebank held by all of those who pass 

along this route. It will also affect the sense of place experienced by the residents of 

Clydebank. 

7.3.4 Area 4: East of Queen’s Dock 

Area 4 encompasses the parcel of land south of Area 3 between the Queen’s Dock and 

Clydebank College. It has a different character from the other areas described and 

provides a crucial link between Clydebank College, the supermarket site, and the 

Queen’s Dock basin. 

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The four areas all have a different landscape character and each plays a different role in 

linking the wider Clydebank to the River Clyde. At the same time, they are being 

developed as one unit, so the combined impact is important. 

7.3.5 Potential receptors 

Within the Development site each component area will generate its own receptors. The 

receptors will be established by production of a computer-generated Zone of Visual 

Influence plan and through detailed site visits to establish which specific viewers are the 

receptors, how sensitive the view is that they have, and what potential impact on that 

view that the proposed Development might have. 

The main the receptors are likely to be: 

• Clydebank; 

• users of the River Clyde; 

• the south bank; and 

• the Titan Crane. 

It is clear that the potential for visual links to the river, the shopping centre and other key 

locations within Clydebank need to be explained. The impact of the Development on the 

Glasgow Road and the perception of local residents and persons passing through the 

town will be considered. 

The River Clyde is, as yet, an untapped recreational and tourist resource. As this 

becomes a more active area, it is important that Clydebank contributes positively to this 

opportunity. 

The south bank of the river is mainly rural with Erskine set back from the edge of the river 

and largely out of view. Although the receptors are not likely to be particularly sensitive, it 

is still important that they should be considered. 

It is essential to ensure that the proposed development does not affect the majestic 

setting of the Titan Crane. 


The possibility of bringing urban Clydebank closer to the River Clyde is a key issue for 

this development. The town was established because of the river and was made famous 

around the world because of its connection to it. If this development can re-establish a 

visual and physical link between Clydebank and the River Clyde it will be a major 

contribution to the perception of the town. 

The Glasgow Road is the main transport link through and to the town. Any development 

along this route must be seen to contribute to its quality. The development would also 

impact on the three main arterial routes north into the conurbation of Clydebank. The 

impact of the Development on these routes will be closely considered within the EIA. 

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Clydebank’s river frontage stretches from Clydebank College in the east to the Golden 

Jubilee Hospital in the west. The proposed development covers a major part of that 

stretch, so this must also be considered as a key issue for assessment. 

The Titan Crane has now become established as an important part of the town. It is 

important that views of the crane are not affected in either short or long distance and that 

its setting retains its current prominence. 


The LVIA will be carried out in accordance with the “Guidelines for Landscape and Visual 

Impact Assessment second edition”. 


A full computer-generated Zone of Visual Influence plan covering a 30km diameter area 

based on Area 1 will be prepared. A further similar plan will be prepared based on Area 

3. These plans will establish where the potential receptors are for not only Areas 1 and 3 

but also Areas 2 and 4. 

7.5.2 Field study 

It will be necessary to look carefully at the constituent areas of the Development site to 

establish their landscape and urban character. 

Following establishment of the baseline, the wider area will be considered taking account 

of the ZVI plan. The ZVI plans are based on the Ordnance Survey maps and relate to 

contours and they assume no building or tree cover. It is therefore necessary to 

undertake detailed field studies to establish whether a view is present. 

Where a view is established as present, an assessment of its sensitivity will be made and 

the magnitude and significance of potential impacts on it will be determined. 

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8. WATER RESOURCES 



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The Water Resources chapter of the EIA will consider the potential impacts of the 

proposed Development upon the water environment. In addition, it will identify the 

potential for existing groundwater contamination conditions that may affect sensitive 

receptors during construction and operational phases. 


8.3 Baseline 

Consultation will be held with relevant stakeholders such as the SEPA, WDC, Scottish 

Water and the British Geological Society (BGS) in order to obtain all relevant water 

resource quality and water use related information. This may include information such 

as: 

• Key aquifers and water bodies which should be safeguarded, 

• Current water quality classification status and associated ecological potential, 

These discussions will also be informed by pre-planning consultations undertaken as part 

of the development of the Queens Quay area. 

8.3.1 Surface waters 

The Queens Quay development site covers an area of some 23.6 ha and is situated on 

the northern hinterland of the River Clyde. 

The southern boundary of the site extends approximately 1.1km along the bank of the 

River Clyde. This boundary and its river front structures generally comprise a combination 

of quay walls and rock armour type embankments that extend into the existing Queens 

Quay Flotation Basin. The river channel width adjacent to the site at mean low water 

springs is approximately 280m. 

The River Clyde flows east to west along the site boundary. Through review of the SEPA 

water quality classification data it can be identified that the River Clyde is classed as 

‘transitional waters’ at this location. Transitional waters are defined as bodies of surface 

water in the vicinity of river mouths that are partially saline in character as a result of their 

proximity to coastal waters but which are substantially influenced by freshwater flows. 

This classification identifies that the section of the River Clyde adjacent to the 

Development site is influenced by both fresh and coastal waters. 

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No other known surface water bodies are located within or immediately adjacent to the 

Development site; however, other water bodies can be noted within the general vicinity of 

the site: 

• The River Cart (downstream of the confluence between the Black Cart and the White 

Cart) flows into the River Clyde from the south approximately 430m upstream of the 

development site. 

• A second unnamed watercourse/ channel flows north-westwards along the line of the 

former River Clyde channel, south west of Newshot Island located adjacent to the 

southern embankment circa 1.3km downstream. 

• The Forth and Clyde Canal is present circa 120m to 800m north of the site. Given the 

difference in level and distance from the site in it not expected that the Canal will be 

directly affected by the proposals. Historically, a junction canal provided a link 

between the Forth and Clyde Canal and the River Clyde that ran through the eastern 

edge of the Development site but this has been infilled. 

8.3.1.1 Water quality 

Waterbody water quality classifications are defined by SEPA under the River Basin 

Management Plan (RBMP) database. This information also details target water quality 

objectives for a range of target years as defined in support of the Water Framework 

Directive (WFD). 

The RBMP database defines various water bodies and is based on an ecological 

classification system with five quality classes. These classifications are further split into 

sub sections to define areas which are heavily modified or have been artificially altered. 

The classification system has been devised in accordance with European Union (EU) and 

UK guidance and is underpinned by a range of biological quality elements supported by 

chemistry, hydrology (changes to levels and flows) and morphology (changes to the 

shape and function of water bodies). 

The classification of a length of river is calculated from the monitoring point and the 

results are then broken down into the following main categories: 

• High 

• Good 

• Moderate 

• Poor 

• Bad 

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8.3.1.1.1 River Clyde (Inner Clyde Estuary) 

8.3.1.1.2 Black Cart 


04/01/2012 



SEPA has classified the section of the Inner Clyde Estuary as having an overall status of 

Moderate ecological potential with Medium confidence in 2008. 

SEPA also set environmental objective targets for a range of RBMP timeframes cycles. 

These are specific to the Inner Clyde Estuary and are detailed in the table below. 

Year 2015 2021 2027 

Status Moderate Moderate Good 

Under the WFD, the long term goal under the WFD is to achieve ‘good’ ecological 

potential by 2027. 

The lower reach of the Cart is included within the Inner Clyde Estuary reach and there is 

no separate classification for this reach. 

8.3.1.1.3 Unnamed watercourses 

No separate classification is made for these small tributaries. 

8.3.1.1.4 The Forth and Clyde Canal 

Designated as an AWB, the Forth and Clyde (Mountblow to Maryhill) is currently 

classified as having ‘Good ecological potential’ with medium confidence. 

8.3.2 Hydrogeology 

BGS mapping indicates that the underlying solid geology of the area comprises rocks of 

the Lower Limestone Formation of Carboniferous age, consisting predominantly of 

sandstones, siltstones, mudstones with sub-ordinate siltstones, ironstone and occasional 

marine limestones and coal horizons. Bedrock is classified as a minor aquifer. 

The shallow aquifer beneath the site is recorded within the alluvial sand and gravel 

deposits. The glacial till deposits overlying bedrock act as an aquitard restricting recharge 

to the underlying bedrock aquifer. The bedrock and sand and gravel aquifers have been 

assigned to the Clydebank and Kirkintilloch Drinking Water Protection Zone. 

Inferred groundwater flow direction is southwards towards the River Clyde. Previous 

groundwater monitoring results indicated groundwater fluctuations between monitoring 

visits indicating that the site is likely to be subject to tidal fluctuation in groundwater level. 

8.3.2.1 Aquifer productivity 

In order to assist in implementing the requirements of the Water Framework Directive 

(WFD) to characterise all groundwater bodies, the SEPA and the BGS have produced 

maps of aquifer productivity for groundwater bodies in bedrock and superficial deposits 

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throughout Scotland, together with supporting technical documentation 7 . All 

Carboniferous formations (except mudstones and the Passage Group) have been 

assigned a moderate productivity rating. Carboniferous mudstones are assigned a low 

productivity rating. Groundwater flow within these Carboniferous rocks is predominantly 

through fractures and other discontinuities. Intergranular flow may be important. 

Alluvial sand and gravel is assigned a high productivity rating. Alluvial clays and the low 

and moderate permeability glacial tills of Central Scotland are classified as non-aquifers. 

8.3.2.2 Water quality 

Within SEPA’s RBMP groundwater within bedrock and localised sand and gravel aquifers 

in the vicinity of the site is assigned to overall status classification ‘poor’ based on its poor 

chemical quality, which is attributed to diffuse pollution impacts associated with chemical 

production and historical mining activity. 

8.3.3 Flood risk 

A Flood Risk Assessment (FRA) for the Queens Quay development area was undertaken 

on behalf of URS Corporation Ltd by Dr JF Riddell in February 2006 8 . This identified that 

the critical flood risk to the Development site is flooding associated with extreme coastal 

and tidal events and not from high fluvial flow within the River Clyde. 

Estimates of coastal and tidal flood levels during extreme flood events at Queens Quay 

are: 

• 4.8m AOD during the 200 year event 

• 5.1m AOD during the 500 year event. 

These figures are based on still water levels and do not account for wave action or 

allowance for climate change. 

Based on these figures and topographic data available for the site, there is localised area 

of the brownfield site which sits below the estimated 1 in 200 year flood level. This portion 

of the site will therefore be defined as at flood risk. As the duration of flooding events 

would be linked to tidal movements, flooding of the site is unlikely to last more than an 

hour. 

Flood risk from tidal and coastal flooding is likely to be mitigated at the site as part of the 

proposed Development. This may include land raising sections of the site which currently 

sit below the 1 in 200 year event flood level and has been addressed in the FRA. 

No other flooding issues were identified within the FRA for the Queens Quay 

Development. 

7 Macdonald AM, Ball DF, and O Dochartaigh BE (2004). A GIS of Aquifer Productivity in Scotland: 

Explanatory Notes. British Geological Survey Commissioned Report CR/04/047W. 

8 Dr John Riddell. 2006. Proposed Development, Queens Quay, Clydebank. Flood Risk Assessment. 

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The water environment receptors include: 



• River Clyde (downstream of the site and upstream to the tidal limit); 

• The River Cart (within its tidal limit); and 

• groundwater beneath the site. 


The proposed Development has the potential to result in a number of effects on water 

quality. Water quality effects will relate to the exposure to/ prevention of exposure to 

pollutants. 

During the construction works there is potential for works activities to cause pollution of 

soils, surface waters and groundwaters. The release of potentially polluting material (e.g. 

silts, organics, salts, concrete, fuels, greases, oils and other chemicals/ compounds) 

during the construction phases has the potential to result in significant adverse impacts to 

the water environment. The magnitude and significance of such an event will depend 

upon the scale of the pollution incident and the type of pollutant released. 

Given the immediate proximity of the works to the River Clyde, if appropriate measures 

are not implemented then polluting material may directly or indirectly enter the Inner 

Clyde estuary. Pollutants can also result in adverse impacts on aquatic and riparian flora 

and fauna. 

Due to the large channel volume of the River Clyde adjacent to the site and its tidal 

nature, there is liable to be immediate dilution of any polluting material entering the 

watercourse. The result is that a small magnitude polluting event would not be anticipated 

to have a significant effect on the water quality of the Inner Clyde Estuary. Having said 

this, there is potential for polluting material to be carried upstream and downstream and 

into the smaller tributaries of the Clyde. In these smaller watercourses, the magnitude of 

polluting effects on water chemistry and aquatic/ riparian habitats could potentially be 

much greater. 

The hydraulics and hydromorphology of the River Clyde will not be significantly affected 

by the proposed Development. Works to the river banks and river front structures will 

comprise a like for like replacement of the existing quay walls and the only direct water 

inputs from the site to the River Clyde will be routed via an appropriately designed 

Sustainable Urban Drainage System (SUDS). 


A description of the water environment baseline (hydrology, flood risk, water quality and 

hydrogeology) will be provided within the ES. This baseline will be derived by undertaking 

a detailed desk study and review of water quality, flood risk and hydrogeomorphological 

data available for the site and the Inner Clyde Estuary. A review of relevant ground 

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investigation reports will be undertaken to assess the potential for contamination and to 

derive baseline groundwater quality across the site. 

Consultation will be carried out with SEPA, WDC, Scottish Water and the BGS in order to 

obtain all relevant water resource quality and water use related information. 

The desk-based study will be supplemented by a site walkover to assess the current 

condition of the site and to obtain more information on potential site sources of 

contamination. During the site walkover detailed site notes, photographs and sketches 

will be taken and used to compliment the desk based information. The data obtained will 

include assessment of general site conditions, with particular focus on identification of 

waterlogged areas and obvious signs of contamination (e.g. oily sheen). 

A full assessment of the potential for the scheme to impact upon the identified water 

resources will be made and reported within the ES. The assessment will be based on the 

description of the proposed works, phasing and construction methods available at the 

time of the assessment. Risk to the water environment (surface waters) will be assessed 

with respect to Environmental Standards derived for the protection of transitional waters. 

Where required, the ES will outline mitigation to minimise the effects of any adverse 

impacts identified and a residual impact assessment will be made. 

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Final for Issue

9. GEOLOGY & SOILS 



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This geology and soils chapter of the ES will consider the potential for the proposed 

Development to affect the soils and bedrock geology underlying the site. The 

Development is unlikely to result in significant long term contamination sources and 

therefore the EIA will relate primarily to the effects of disturbance to the ground and 

groundwater by construction activities and possible contamination that may be mobilised 

as a result. 

The chapter will describe the existing soil and groundwater contamination conditions on 

the site and assess the potential for contaminated materials to affect sensitive receptors 

during the construction and operational phases of the development. Potential waste 

management issues will also be addressed within this chapter of the ES. Issues 

surrounding contamination of the water environment will be referred to as necessary; 

however, a separate chapter of the ES will deal specifically with water resources. 

9.2 Ground Investigation 

Between 2001 and 2007, a number of Phase 1 and Phase 2 ground investigations were 

undertaken across the Development site, with some areas of the site being investigated 

in more detail than others. The main objective of these investigations was to determine 

the overall ground conditions across the site in relation to foundation design, earthworks 

and soil and groundwater contamination. 

Following on from the ground investigation, contamination assessments of the 

Development site were undertaken and environmental remediation strategies for specific 

areas within the wider Queens Quay site were prepared. These remediation strategies 

were based upon a development comprising predominantly residential property with a 

minor element of commercial development. 


9.4 Baseline 

9.4.1 Geology 

As part of the initial Phase 1 studies, WDC was consulted regarding their records on 

potential contamination sources on site. Further consultations with the contaminated land 

officer at WDC took place throughout various phases of investigations. 

The ground investigation information indicates that the geology of the site comprises 

man-made deposits overlying natural superficial deposits. Natural superficial deposits are 

recorded to comprise alluvial deposits (sand with lenses of clay and silt and sands and 

gravels) overlying glacial till deposits. Bedrock described as mudstone was encountered 

at depths between 24.8m and 46.65m bgl. BGS geological mapping indicates that the 

majority of the site is expected to be underlain by solid strata representative of the 

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Lawmuir Formation comprising of sandstone with mudstone and a few thin limestones 

and coal seams. 

9.4.2 Groundwater 

Standpipe monitoring on the site records groundwater at depths between -0.91mAOD 

and 1.69mAOD, which is representative of groundwater at depths in excess of 3m below 

ground level. The groundwater below the site is believed to be tidal. 

9.4.3 Site history 

A review of the available historical Ordnance Survey maps for the site was carried out 

that highlighted various potentially contaminating activities had been undertaken on the 

site. The plans indicate that the site has been utilised as a shipyard for passenger and 

military vessels since 1871. The shipyard experienced several phases of expansion and 

reconstruction from 1899 when the site was identified as Clydebank Engineering and 

Shipbuilding Works. Activities on site included saw mills, joiner shops, boiler works, 

coppersmiths, coal stores, foundry, railway sidings and gas works. Prior to final closure 

part of the site was used for Oil Rig fabrication. All of these previous activities could have 

contributed to potential sources of contamination. 

9.4.4 Site clearance 

As part of the demolition works, parts of the site have been cleared of known 

underground structures and any obstructions encountered; however, there are areas 

awaiting further clearance works. A number of stockpiles from the demolition works are 

also known to be present on site and these comprise various materials (demolition 

materials, organic materials, and hydrocarbon contaminated materials). 


Given the mixed nature of the proposed development (as described in Chapter 2), the 

following potential sensitive receptors have been identified: 

• construction and maintenance staff, 

• residents within neighbouring areas, 

• future site users (residents, employees, visitors to the site), 

• buildings, 

• water supply pipes, and 

• the water environment (River Clyde and groundwater beneath the site). 

The receptors will be described in more detail within the EIA and will be characterised in 

terms of their sensitivity. 

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Final for Issue



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The key issues to be considered with respect to the geology and soils chapter of the EIA 

include: 

• the extended industrial history of the site; 

• existing underground structures and services; 

• current condition and nature of waste stockpiles present on site; 

• the potential for any contamination present within the proposed development site to 

impact upon the Firth of Clyde; 

• the potential for residual contamination known to be present on site to impact upon 

future site users and adjacent land; and 

• the potential for ground gas generation across the site with potential for impacts on 

buildings and people on site. 


A desk-based assessment will be carried out to determine the baseline geology and spoil 

conditions for the site. No additional intrusive ground investigations will be carried out at 

the site to inform the EIA. 

A number of intrusive ground investigations have been undertaken across the site and it 

is proposed that the desk study will include a review of the site investigation reports 

produced for these studies, including: 

• URS Thorburn Colquhoun (now URS) – Clyde Riverside UiE Site, Stage 1 

Investigation, May 2001 


Investigation, September 2001 


Investigation, September 2001 

• URS - Queens Quay, Clydebank, Report on Ground Contamination November 2003 

(revised January 2004) 

• URS - EIA Scoping Report, Final, August 2005, Report ref. xxxxyyyy/GLRP0001 

• URS - Queens Quay Residential Phase 1 – Cart Street Hydrocarbon Hotspot 

Delineation and Removal Letter Report, 29 February 2008, URS Report Ref. 

49335215/GLRP0002 

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• URS - Queens Quay Residential Phase 1 – Additional Soils Characterisation Letter 

Report, 10 June 2008, URS Report Ref. 49335215/GLRP0002 

• URS - Queens Quay Residential Phase 1 – Stockpile Material, 09 September 2008, 

URS Letter Report Ref. 49335215/GLLT1005 

• URS - Queens Quay Residential Phase 2, 3 and Affordable Housing - Stage 2 Site 

Investigation Report, Final, August 2006, URS Report ref. 44762902 / GLRP0452 

• URS - Queens Quay Residential Phase 2 – Peat Removal Works Summary, 

December 2007, URS Ref. 49335215/GLRP0007 

• URS - Queens Quay – Organic Stockpile Characterisation Letter Report, August 

2008, URS Report Ref. 49335215/GLRP0013 

• Queens Quay – Clydebank, Hydrocarbon Contaminated Soils, May 2006, URS 

Letter Report Ref. 447629021/GLLT0983 

• Queens Quay – Clydebank, Hydrocarbon Contaminated Soils, may 2006, URS 

Letter Report Ref. 447629021/GLLT0983 

• Queens Quay Boilermakers Social Club, Stage 2 Site Investigation Report, February 

2007, URS Report Ref. 

• Queens Quay, Phase 1 Residential - Remediation Strategy, Final, August 2007, 

URS Report Ref. 44762902/GLRP0463 

• Queens Quay Residential Phase 2 and 3 - Remediation Strategy, Final, February 

2008, URS Report Ref. 49335215 /GLRP0005 

• Queens Quay Residential Affordable Housing - Remediation Strategy, Final, 

February 2008, URS Report Ref. 49335215 /GLRP0003 

The desk-study will also take into account historical and existing operations within the 

development boundary. In addition, a site walkover will be undertaken to assess current 

condition of the site and to obtain more information on potential site sources of 

contamination, if appropriate. During the site walkover detailed site notes, photographs 

and sketches will be taken and used to compliment the desk based information. The data 

would include assessment of general site condition, features present on site (e.g. 

stockpiles), overgrown invasive vegetation (knotweed etc.) and other geomorphological 

features pertinent to the proposed development. 

The main objective for the desk-based impact assessment will be to identify viable 

contaminant pathways to sensitive receptors on and in the vicinity of the site and to 

assess the potential significance and magnitude of the effects of contaminated soil on 

these receptors. The potential for contaminated land and the risk assessment will be 

identified in accordance with the relevant legislation and guidance. 

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Where significant adverse environmental impacts are identified, remediation strategies 

will be incorporated as mitigation measures. Remediation strategies are already in place 

for some areas of the wider Queens Quay site and these will be updated to reflect 

changes in the proposed development layout. Conceptual site models (CSMs) previously 

prepared in relation to the wider site area may have to be redefined to reflect the altered 

layout and nature of the Masterplan. The residual impacts on ground conditions at the 

site will then be assessed. 

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10. TRAFFIC 



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A Transport Assessment (TA) is being prepared for the proposed Development and a 

report on the findings of this assessment will be submitted to WDC with the planning 

application as part of a package of supplementary information. The TA report will be 

submitted as a stand alone document and will not form part of the ES; however, a 

summary of the findings of the TA report will be provided within the ES. 

10.2 Traffic Assessment method 

The purpose of the TA being undertaken is to appraise the existing site accessibility from 

the surrounding road networks (over the full range of traffic modes) and will identify 

impacts associated with the day-to-day traffic movements associated with the 

Development. 

The project team is in ongoing dialogue with the WDC Roads Officers with respect to the 

development of the TA and the scope of the TA has been broadly agreed with them. 

The TA will generally follow the advice set out in the Scottish Government publication 

‘Transport Assessment and Implementation – a Guide’ 9 and will be developed with 

reference to current national and local policies including adopted transport polices and 

national Scottish Planning Policy (SPP). 

The key aims of the TA will be: 

• to set out the baseline conditions (including pedestrian and cycle networks, public 

transport availability and local road networks) taking into account the influence 

and scale of approved (committed) development in the area; 

• to assess the baseline conditions and report on the impact of the development in 

comparison to the ‘committed’ base situation; and 

• to provide an outline Travel Plan for the scheme. 

It is proposed that the approach to traffic assessment within the TA will utilise a technique 

known as microsimulation modelling. A series of traffic surveys have been undertaken, 

principally along the Glasgow Road corridor, and these will be used to help build the 

traffic model and inform the assessment. Validation of the traffic modelling will be 

undertaken in line with criteria outlined within the Department for Transport publication 

‘Design Manual for Roads and Bridges’. 

9 Scottish Executive. August 2005. Transport Assessment and Implementation – a Guide. 

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Final for Issue

10.2.1 Guidance and significance criteria 

10.2.1.1 Guidance 


04/01/2012 



The significance of likely traffic impacts associated with the proposed Development has 

been determined with reference to the following published guidance: 

• Institution of Highways and Transportation (IHT). October 1994. Guidelines for 

Traffic Impact Assessment (the IHT Guidelines); 

• Scottish Government. August 2005. Transport Assessment and Implementation: 

A Guide. (Scottish Government Guidelines); and 

• Institute of Environmental Assessment (IEA). 1993. Guidelines for the 

Environmental Assessment of Road Traffic (the IEA Guidelines). 

10.2.1.2 Significance criteria 

The criteria used to determine the significance level of traffic associated with the 

proposed Development and the need for traffic to be assessed as part of the EIA have 

been taken from the Guidance documents listed above. The specific local characteristics 

of the road network have also been considered using professional judgement, experience 

of similar developments, and committed development information supplied by WDC. 

The IHT Guidance makes the following statement on the need for the predicted traffic 

impacts of a proposed development to be included within an environmental assessment: 

“In general, the impact of marginal changes in traffic on the 

perceptible environment is less sensitive than changes in traffic flows 

at junctions in the surrounding network. It is recommended that the 

following criteria should be adopted to assess whether particular links 

in the network should be subject to environmental assessment: 

- Include traffic links where traffic flows will increase by more than 

30% in the opening year as a result of development traffic; 

- Include any other sensitive areas affected by traffic increases of at 

least 10%, or similar changes in HGV movements.” 

The Scottish Government Guidelines states the following in relation to perceived traffic 

impacts and the capacity of road networks: 

“The significance of a traffic impact depends not only on the 

percentage increase of traffic but the available capacity. A 10% 

increase on a lightly trafficked route may not be significant, whereas a 

1% increase on a congested motorway will be. “ 

The IEA Guidelines make reference to the above statements as two broad rules that can 

be used as a screening process to delimit the scale and extent of a traffic assessment. 

Increases in traffic flow which amount to less than 10% of the baseline are generally 

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considered to have a negligible impact on the road network given that daily fluctuations 

equal to this figure can occur. 


10.4 Baseline 

In addition to consultation with the WDC Roads Department on the scope of the TA, the 

project team has also consulted with the WDC Planning Department. This consultation 

has highlighted that there are a number of committed developments in the area (a list of 

which is provided in Chapter 3 of this report). The transport effects of these committed 

developments will be considered within the TA. 

Consultation with the WDC Roads officers will continue to be held as the scheme 

progresses. 

It has been agreed with the WDC Planning and Roads Departments that the baseline for 

the TA should comprise the existing baseline traffic together with the traffic scenarios 

generated by the committed developments identified in Section 10.2 above. Of particular 

relevance is the extant planning permission for the Queen’s Quay site and its associated 

traffic scenario. 

The TA will focus on the degree to which the proposed Development will add or subtract 

traffic on the network in comparison to the committed traffic baseline. 

10.4.1 Road network 

The Development is located off the A814 Glasgow Road in Clydebank, which borders the 

Site to the north. Vehicular access to and from the site will be taken from the existing site 

access points off Cable Depot Road to the west and Cart Street to the east. Previous 

traffic studies have considered the impact of development on the A814 from Agamemnon 

Street in the north to North Elgin Street in the south and the present Transport work 

replicates that approach. 

10.4.2 Existing baseline 

In order to establish existing baseline traffic data for the TA, a range of classified traffic 

turning count surveys at seven separate locations along the A814 corridor as agreed with 

WDC were carried out. An independent expert data collection consultancy (Streetwise) 

carried out these surveys using video monitoring equipment during peak periods on the 

1 st (Thursday) and 3 rd (Saturday) of September 2011. Weekday information was gathered 

from 0700 – 1000 and 1600 – 1900 with weekend information gathered from 1000 – 

1400. Queue length information and journey time data was also collected. 

An automatic traffic counter (ATC) is maintained on Glasgow Road a short distance from 

the site close to North Elgin Street at (NS 50531 69272). The counter records eastbound 

and westbound traffic flow on the Glasgow Road corridor and Annual Average Weekday 

Traffic (AAWT) and Annual Average Daily Traffic (AADT). 

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As part of the TA desk study, six years of data have been gathered from the Glasgow 

Road counter (2005 – 2010) and the recorded traffic in each month of each year have 

been compared. The comparisons illustrate that, over these six years, background traffic 

growth has been flat or in decline (see Tables 10.1 and 10.2). As a neutral month, March 

was randomly selected for the scoping assessment carried out. 

Table 10.1: AAWT Westbound 

2005 2006 2007 2008 2009 2010 Ave 

January 10050 6844 9660 9434 9735 9340 9177 

February 10533 10160 10430 10651 10315 10195 10381 

March 10474 10578 10486 10125 10504 10293 10410 

April 10829 10362 10246 10254 10168 9936 10299 

May 10847 10319 10261 9997 10172 10004 10267 

June 11001 10313 10408 10098 10116 10021 10326 

July 10222 9881 9982 9533 9661 9627 9818 

August 10611 10293 10842 10050 10170 10014 10330 

September 10363 10219 10519 10059 10388 9508 10176 

October 10508 10371 10383 10325 10236 9758 10264 

November 10644 10663 10435 10518 10209 9209 10280 

December 10224 8557 9606 9799 9687 8604 9413 

Table 10.2: AAWT Westbound 

2005 2006 2007 2008 2009 2010 Ave 

January 9725 6426 3982 9027 9126 8149 7739 

February 10202 9797 10079 9979 9481 9294 9805 

March 10070 10220 10017 9695 9678 9180 9810 

April 10404 10113 10049 9783 8960 9475 9797 

May 10122 9937 10094 9635 9437 9389 9769 

June 10308 9876 9995 9595 9257 9517 9758 

July 9881 9530 9760 9197 9245 9138 9459 

August 10308 9195 10511 9671 9871 9550 9851 

September 10029 9523 9993 9659 9882 9168 9709 

October 10188 9344 8873 7512 9746 9473 9189 

November 10204 7378 3416 9109 4673 8008 7131 

December 9894 5534 5593 8222 8202 3073 6753 

10.4.3 Committed baseline 

10.4.3.1 Extant Queen’s Quay committed traffic 

Traffic data for the committed development on the Queens Quay site was extracted from 

the transport reporting carried out during the process leading up to the grant of the extant 

Queens Quay consent(s) 10 . The broad development content assessed as part of this 

10 Steer Davies Gleave. November 2007. Queens Quay, Clydebank Transport Modelling Report. 

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earlier work included housing, retail (food and non-food), restaurants cafes and bars, 

leisure uses, office and light industry, education and student accommodation. The vehicle 

trip generation data used within the previous traffic assessments is reproduced in Table 

10.3 below. 

The committed development data contained in Table 10.3 was analysed to ascertain the 

traffic that would cross the counter in its present location on Glasgow Road. The 

predicted committed traffic over the course of a typical weekday is 1233 vehicular trips 

would head eastbound and 1280 westbound. By adding these trip totals to the March 

averages highlighted on the previous page, the total ‘committed’ flows for the extant 

Queen’s Quay Masterplan can be taken to be – eastbound 11643 (10410+1233) and 

westbound 11090 (9810+1280). 

Table 10.3: Committed Queen’s Quay development trips 

From Development To Development 

0600 - 0700- 0800- 0900- 0600- 0600 - 0700- 0800- 0900- 0600- 

0700 0800 0900 1000 1000 0700 0800 0900 1000 1000 

Housing 231 482 492 281 1486 31 57 88 89 265 

Retail 0 1 1 8 10 0 12 8 17 37 

Education 0 0 0 0 0 0 7 100 64 171 

Restaurant 0 0 0 0 0 0 0 0 0 0 

Total 231 483 493 289 1496 31 76 196 170 473 


1500- 1600- 1700- 1800- 1500- 1500- 1600- 1700- 1800- 1500- 

1600 1700 1800 1900 1900 1600 1700 1800 1900 1900 

Housing 69 65 72 87 293 408 448 498 390 1744 

Retail 68 70 66 68 272 70 59 48 46 233 

Education 55 90 48 25 218 0 0 0 0 0 

Restaurant 36 37 35 36 144 77 65 54 51 247 

Total 228 262 221 216 927 555 572 600 487 2214 

1000 

1100 

1100 

1200 


1200 

1300 

1300 

1400 

1400 

1500 

1500 

1600 

Housing 197 251 240 251 188 202 1329 179 198 254 239 216 243 1329 

Retail 33 50 58 64 66 70 341 54 61 59 70 69 68 381 

Education 0 0 0 0 0 0 0 0 0 0 0 0 0 0 

Restaurant 22 34 40 44 45 48 233 42 47 46 54 53 52 294 

Total 252 335 338 359 299 320 1903 275 306 359 363 338 363 2004 

10.4.3.2 Other committed traffic 

1000 

1600 

1000 

1100 

1100 

1200 

1200 

1300 

1300 

1400 

1400 

1500 

1500 

1600 

1000 

1600 

In arriving at the data in the Table 10.3 above, only the committed development 

information associated with the Queens Quay site has been considered. 

As part of the TA, the Project Team will review the relevant traffic assessments 

undertaken for the other committed developments in the area, as identified by the WDC 

planning department, and will use the data from these assessments to finalise the 

committed traffic baseline. 

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10.5 Queen’s Quay traffic comparison 


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A comparison of likely traffic generation between the committed Queen’s Quay 

development and the proposed Development was undertaken as part of this Scoping 

exercise. In essence, the residential component of the scheme will reduce and the retail 

component will increase. The area of land designated for other uses (e.g. hotels, 

restaurants etc) has not changed significantly from the extant Masterplan. 

For the proposed Development, traffic trip rates are assumed to be the same as for the 

committed scheme. Rates of 0.3 trips per dwelling and 3 trips per 100sqm gross floor 

area for business purposes were assumed. For retail purposes, retail trips from the 

previous study were doubled, as the retail floorspace is essentially doubling. Finally, the 

other ancillary uses (hotel / bars etc) were carried straight across from the previous work. 

This would result in predicted all day development traffic generation of 2312 trips 

outbound and 2712 inbound. 

Of this traffic, a proportion would cross the location of the Glasgow Road counter. Traffic 

distribution proportions utilised in the previous study were examined and these revealed 

that 60.7% of residential traffic, 50% of business traffic, 50% of retail traffic and 40% of 

ancillary traffic was predicted to cross the counter. The weighted calculation with this 

distribution applied illustrates that for the new development, 1192 trips were predicted to 

cross the counter eastbound and 1392 westbound, giving total traffic of eastbound 

(10410+1192) 11602 and westbound (9810+1392) 11202. 

Because retail trips are an intensive traffic generator, a sensitivity calculation was also 

undertaken in which the new retail floorspace trip assumption was doubled. Doing this 

resulted in total eastbound traffic of 12225 and westbound traffic of 11943. 

A summary of the above traffic information is provided in Table 10.4 below: 

Table 10.4: Predicted new traffic across Glasgow Road counter 

Baseline Committed 

Queens 

Quay 

Vehicles per day 

New 

Queens 

Quay 

%age over 

cttd base 

New 

Queens 

Quay (retail 

sensitivity) 

%age over 

cttd base 

Eastbound 10410 11643 11602 -0.3% 12225 5% 

Westbound 9810 11090 11202 1% 11943 7.5% 

The comparison illustrates that traffic increases over the committed base lie within the 

thresholds identified in the IEA guidelines and within the usual limits of daily variation of 

traffic flows. The effects of traffic from the proposed Development will be further diluted 

once the traffic data from the other committed developments have been taken into 

account. 

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10.5.1 Scope of traffic assessment within the ES 


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Based on the guidance and criteria highlighted in Section 10.2.1 above, the traffic 

comparison study highlights that the operational traffic effects associated with the 

proposed Development are not significant and should accordingly be scoped out of the 

EIA. 

It is proposed that a traffic chapter is still included within the ES to provide a summary of 

the findings of the TA and to address the potential effects of construction traffic 

associated with the phased development of the site. Any residual traffic effects that 

emerge during the TA process would also be commented upon within the ES and the 

magnitude and significance of these would be assessed and mitigation measures 

identified. 

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11. NOISE & VIBRATION 



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This chapter of the ES will examine the potential effect of construction and operational 

noise and vibration on sensitive receptors located on and adjacent to the Development 

site. This assessment method will have regard to the provisions of Planning Advice Note 

(PAN) 1/2011 and the corresponding Technical Advice Note ‘Assessment of Noise’. 


11.3 Baseline 

The scope and methodology of the noise and vibration assessment has been discussed 

with Karen O’Dell, the Environmental Health Officer at WDC. An initial meeting to discuss 

the proposed approach to traffic, noise and air quality was held with WDC at their 

Clydebank office on Monday 7 th November 2011. 

In 2003, baseline noise measurements were taken on site to inform the Environmental 

Statement for the consented Queen’s Quay Masterplan 11 . Ten minute measurements 

were taken at ten locations around the site during daytime hours (0700 to 2300) and six 

locations during night-time hours (2300 – 0700). 

The noise survey measurements were taken whilst demolition works were underway at 

the site and these works will undoubtedly have affected the baseline noise levels 

recorded. The site is much quieter now that demolition works are complete. 

The noise survey utilised the PPG24 Noise Exposure Categories (NEC) to classify the 

noise background. Despite, the influence of the demolition works on the baseline 

measurements, the 2003 ES reported that NECs at the noise monitoring locations were 

predominantly class “B” (planning authorities should increasingly take noise into account). 

Two locations were reported as class “C” (there should be a presumption against 

permitting a development) but these results were considered to be directly attributable to 

the demolition activities and not representative of the normal background situation. 


Noise sensitive receptors will be a combination of existing properties in the vicinity of the 

site and newly constructed residential dwellings which form part of the development 

proposals. The impact at all newly proposed residential properties will be determined by 

creating a noise model of the development using SoundPlan software. The nearest 

existing properties to the development site will be constructed within the noise model and 

will include: 



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• Residential properties directly adjacent to the northern site boundary on Dumbarton 

Road; 

• Residential properties directly adjacent to the northern site boundary on Bruce 

Street and Centenary Court; 

• Residential properties to the northeast of the site situated on the opposite side of 

Glasgow Road (A814); 

• Residential properties to the east of the site situated on the opposite side of Cart 

Street; and 

• Clydebank College buildings situated to the south-east corner of the site. 


The assessment of noise and vibration will consider the following potential impacts 

arising from the proposed development: 

• Noise and vibration during the construction phase potentially affecting nearby 

sensitive receptors in the vicinity of the site; 

• Noise impacts upon future residential occupiers arising from external noise sources, 

specifically road traffic noise; 

• Noise impacts at existing noise sensitive receptors due to changes in traffic flows 

with the proposed development in operation (taking the ‘committed’ traffic flows as 

the baseline – see Section 11.3.1 above); and 

• Noise impacts arising from the proposed Development with particular attention paid 

to proposed food store activities. 

11.6 Proposed assessment for EIA 

It is proposed that the existing 2003 noise monitoring data for the site be used for this 

revised application assessment. The baseline data will be used for the purposes of 

stipulating limiting levels for noise generating sources on the Development site. 

Environmental noise incident on sensitive properties will be dictated by road traffic noise 

which will be acoustically modelled. The baseline road traffic data used within the model 

will be the “committed baseline” described in Chapter 10 of this Scoping Report. The 

modelling will consider the proposed changes to the site and will account for increased 

traffic flows and building shielding. 

The assessment of construction impacts will be based on the available information on the 

likely construction programme and activities. If detailed information is available a 

quantitative assessment including predicted construction noise levels at selected 

receptors will be completed. If only limited information is available the assessment will be 

more qualitative and focus on best practice measures. 

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The assessment of noise levels at future residential properties will be based on 

predictions of traffic noise through the site in accordance with the Calculation of Road 

Traffic Noise (CRTN) guidance document. Mitigation measures will be proposed (where 

required) in order to meet good practice guidance on internal and external amenity noise 

levels. 

The assessment of noise levels at existing noise sensitive properties will be based on a 

comparison between the committed baseline and the predicted development traffic flows 

(as provided within the transport assessment). Calculations will be carried out in 

accordance with the Calculation of Road Traffic Noise (CRTN) guidance document. 

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12. AIR QUALITY 



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The air quality chapter of the Environmental Statement (ES) will provide an assessment 

of the potential impacts to local air quality arising from the Development. It will present 

the potential impacts associated with the construction works, specifically additional road 

traffic and dust generation during site works, and operational emissions from traffic, 

heating plant and the petrol station. Where necessary, control and mitigation measures 

will be proposed to minimise or remove identified significant impacts. 


12.3 Baseline 

The scope and methodology of the air quality assessment has been discussed with 

Karen O’Dell, the Environmental Health Officer at WDC. An initial meeting to discuss the 

proposed approach to traffic, noise and air quality was held with WDC at their Clydebank 

office on Monday 7 th November 2011. 

The site is not located within, nor is it in close proximity to, an Air Quality Management 

Area (AQMA). The nearest AQMA to the site was declared by East Dunbartonshire 

Council at Bearsden, approximately 4km to the northeast (see Figure 6, Appendix B), due 

to exceedences of nitrogen dioxide (NO2) and particulate matter (PM10) National Air 

Quality Strategy objectives. 

Baseline, or existing, background air quality will be determined using the Local Air Quality 

Management Technical Guidance (LAQM.TG) (2009) estimated background 

concentrations, supplemented with representative automatic monitoring station data and 

Local Authority diffusion tube data as appropriate. NO2 diffusion tubes are located on 

Glasgow Road, which borders the site to the north. It is not proposed to conduct any 

diffusion tube monitoring as part of the EIA. 


Potential receptors include existing residential properties that border the site to the north 

and east that may be impacted by heating plant emissions, construction dust and 

benzene emissions from the proposed petrol station. Existing residences on Glasgow 

Road, Cart Street and the wider road network may also be impacted by increased traffic 

emissions from additional vehicle movements. 

The last group of receptors are those within the Masterplan site that are operational when 

other phases of development are being constructed, such as residential plots and the 

care home, which may be impacted by construction dust emissions and heating plant 

emissions. 

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Potential impacts include an increase in NO2 and PM10 levels due to emissions from 

construction road traffic, dust generation during site works, operational road traffic and 

heating plant (depending on energy source). Benzene emissions from the petrol station 

will also be assessed; however, they are not anticipated to be a key issue and are likely 

to be screened out at an early stage of assessment. 


For road traffic emissions (construction and operational) it is proposed that vehicle trips, 

which are in addition to those already consented and classed as committed development 

at the site, will be screened using the Environmental Protection UK (2010 Update) and 

Design Manual for Roads and Bridges (DMRB) Air Quality Screening Criteria. Both 

criteria consider changes in traffic flow characteristics with and without development and 

where changes are below set thresholds, no further assessment will be undertaken. If an 

accelerated construction approach is utilised or if the screening criteria are otherwise 

breached then an atmospheric dispersion model (ADMS-Roads) will be used to assess 

the impact to local air quality associated with any additional road traffic. The study would 

be desk-based and comprise a number of traffic flow scenarios, including modelling the 

present-day and a given future date both with and without the Development. The 

modelling will focus upon NO2 and PM10, the two main pollutants of concern from road 

traffic in the region. Model predictions will be verified, where possible, ideally using the 

same year of monitoring data as the present year traffic dataset. Oxides of nitrogen 

(NOx) to NO2 conversions will be undertaken using the latest Defra spreadsheets. 

The potential impacts and nuisance from construction dust generated during the 

construction phase will be considered in a semi-quantitative context (i.e. basic screening 

assessment using data from a Buildings Research Council case study). 

Emissions from operational heating plant will be considered qualitatively on the basis that 

they are limited to building services plant only and not an energy generation centre. 

Fugitive benzene emissions from the petrol station will be addressed through application 

of screening criteria from LAQM.TG 2009 (as updated by the limit values in the Air 

Quality Standards (Scotland) Regulations 2010) at sensitive receptor locations. 

Following determination of the likely impacts, a standard suite of mitigation measures will 

be recommended for the control of dust and site plant emissions during construction 

works, with specific attention paid to any available local codes of practice. Additional sitespecific 

mitigation measures will be proposed as necessary, in order to minimise or 

remove adverse impacts to local air quality. 

The assessment of potential impacts and their significance will be based on the criteria 

outlined in the Environmental Protection UK (formerly National Society for Clean Air) 

publication ‘Development Control: Planning for Air Quality’ (2010 Update). The criteria will 

be modified slightly to use the terms ‘major’, ‘moderate’ and ‘minor’. 

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13. ARCHAEOLOGY & CULTURAL HERITAGE 



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This Scoping Report sets out the initial heritage baseline of the proposed development 

site and the approach to be taken to accurately assess the impacts resulting from the 

proposed Development. 


13.3 Baseline 

During the preparation of this scoping report, Martin O’Hare of the West of Scotland 

Archaeology Service (WoSAS) was consulted for baseline information and an initial 

scoping opinion. 

Future consultation will be undertaken with Hugh McBrien and the Heritage Conservation 

Officer for West Dunbartonshire Council during the EIA process. Due to the presence of 

the grade A listed Titan Crane, Historic Scotland will also be consulted as part of the EIA. 

As part of the previous ES undertaken for this site, a detailed archaeological baseline and 

heritage ES chapter was produced. The ES outlined the history of the site in detail, with 

particular reference to the J & G Thomson Shipyard and the subsequent John Brown 

Shipyard that occupied the site from 1871 to the late 20 th century. Despite the wholesale 

clearance of the site, the early 20 th century Titan Crane has been retained and forms a 

focal point within the Development site. 

It was noted in the previous ES that prior to the shipyard construction, the site was used 

for agricultural purposes with no significant structures appearing on any of the historic 

mapping of the site. Similar riverbank sites on the Clyde have contained evidence of 

prehistoric archaeology. During the expansion of the Clyde in the 19 th century, a small 

number of prehistoric canoes and log-boats were discovered in the river mud 

approximately 5m below ground level. One of the heritage assets identified in the WoSAS 

search (detailed below) is an ovoid stone axe of unknown date. The find location of this 

axe is uncertain; however, it does indicate the potential for prehistoric deposits to remain 

in the study area. Having said this, it is likely that the development of the shipyards in the 

19 th and 20 th centuries will have caused extensive damage to below ground deposits thus 

reducing the potential for prehistoric archaeology. 

The main heritage resource on this site is the shipyard developed in 1871 by James and 

George Thompson in an area known as Barnes of Clyde. The shipyard retained this 

name and the town of Clydebank took its name from this site. The Forth and Clyde Canal 

was constructed in the 1830s and 1840s and as such was already extant by the time the 

shipyard was constructed and was one of the reasons this site was chosen. The site 

continued to expand and was taken over by John Brown & Co, Sheffield steel 

manufacturers in 1899. The shipyard became one of the most prominent shipyards in the 

world, constructing and launching ships including the Queen Mary, the QE2 and the 

Lusitania. The site contained a large number of buildings and workshops along with a 

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number of slipways and docks. The success of the shipyard led to the creation of the 

town of Clydebank, populated with the workers at the shipyard and their families, and 

transport and communication networks. 

The historic development of Clydebank as part of the industrialisation of Glasgow also led 

to the establishment of associated municipal buildings to cater for the growing population 

of workers and merchants. As a result, a number of significant late 19 th and early 20 th 

century structures were constructed along Dumbarton Road, including the town hall and 

library. 

During the latter half of the 20 th century, the demand for ships began to decline and 

eventually in 1999, the shipyard closed. In 2006, all of the remaining buildings on site 

were demolished. 


There are a number of designated and undesignated heritage assets within the footprint 

of the proposed development and within the search buffer. 

For the designated assets such as Scheduled Monuments, Listed Buildings and 

Conservation Areas, a search buffer of 500m from the edge of the site boundary has 

been applied. For the undesignated assets such as archaeological sites and findspots 

and undesignated buildings, a search radius of 250m from the edge of the site boundary 

has been used. This is a reflection of both the relative importance of the designated and 

non-designated features, but also to ensure that only the most relevant data is used for 

the assessment which is sufficient to give the site its historical and archaeological 

context. 

One Scheduled Monument has been identified within the 500m search area. This is the 

Forth and Clyde Canal – Old Kilpatrick to Linnvale section. 

Nine listed buildings have been identified within the 500m search area from the boundary 

of the proposed development. 

The search of the WoSAS Sites and Monuments Record (SMR) uncovered 13 

undesignated heritage assets within the 250m search area. All of these assets with the 

exception of the stone axe date from the early modern period and are either associated 

with the Forth and Cart Canal or the shipyard. 

In addition to the heritage assets, the WoSAS search identified two archaeological event 

records, one of which was the archaeological assessment carried out for the previous 

planning application. The other event was the record of an evaluation that took place to 

the east of the proposed development site prior to the development of living 

accommodation. Structural remains relating to the later railway developments were 

recovered, however no evidence was found of the Forth and Cart Canal structure or any 

associated remains. 

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Maintaining and improving the setting and heritage links of the Forth and Clyde Canal 

with the Development site will be a key issue for this development. 

A total of nine listed buildings have been identified within the search area. A total of five 

of these are considered to be key issues in the regeneration of the site. 

Located within the site is the category A listed Titan Crane, a relic of the former John 

Brown shipyard and significant national landmark. The crane is in active use as a popular 

heritage centre, a use which will need to be considered as part of the development. 

Bordering the site are a number of listed structures relating to the municipal development 

of the area. These form a significant group and contribute to the wider streetscape. 

Consideration will be required to ensure the development does not detract from this 

historic grouping. 

Only one of the WoSAS SMR sites identified within the 250m search area lies within the 

proposed development boundary; however, this asset is the John Brown shipyard itself 

and as such covers a number of features within the site such as slipways and demolished 

buildings. Where it is identified that the proposed Development will impact upon important 

features, they will be considered within the EIA. 


The main element of the studies for the EIA will be the desk study. A small amount of 

field work will be required in the form of a site walkover. 


A detailed baseline/technical appendix will be produced which will expand on the work 

already undertaken for this Scoping Report and will incorporate the work undertaken by 

FAS in their 2003 Archaeological Assessment and the 2003 ES. Further original and 

secondary documentary and cartographic research will be undertaken at the Clydebank 

Library. The results of any geotechnical investigations will be analysed to establish areas 

where previous construction may have truncated archaeological deposits. Using this 

information, coupled with the results of the site visit which is detailed below, the key 

characteristics of the heritage assets, including a description of their setting can be 

described and stated, along with a statement of potential for further archaeological 

remains. 

No consideration was made of the historic built environment within the 2003 ES and 

therefore a full analysis will be undertaken as part of this assessment. An assessment will 

be made of the significance of the individual listed buildings, alongside a consideration of 

their setting. A site visit will also be conducted to identify any upstanding remains within 

the development site which may be of architectural and/ or historic interest. During the 

site visit, consideration will also be made of the historic character of the surrounding 

streetscape in order to inform the development design process. 

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The heritage chapter of the ES will use the results of the technical appendix to assess the 

impact of the proposed development on the key characteristics and setting of the 

identified heritage assets in accordance with current standards and guidance including: 

Scottish Planning Policy (SPP), Scottish Historic Environment Policy (SHEP), PAN 

2/2011: Planning and Archaeology, and the draft setting guidance Managing Change in 

the Historic Environment: Setting (Historic Scotland 2009). The assessment will involve 

establishing the key characteristics of the heritage asset and the magnitude of the impact 

upon them. Mitigation measures will then be proposed where necessary to reduce 

identified impacts. The residual effects of the proposed development will then be stated 

within the report. 

13.6.2 Field studies 

It is unlikely that any field studies will be required prior to submission of the planning 

application. The only fieldwork undertaken will be a site walkover which will be carried out 

to supplement the information gained from the documentary research. The purpose of the 

site walkover is two-fold. Firstly, the walkover will assess the already identified heritage 

assets and their setting and assess the potential impacts on the setting from the 

proposed development and will also look to identify any heritage assets which are not 

inscribed on the WoSAS SMR. Secondly, the site visit will look to identify and record 

areas of previous disturbance where construction activity has had the potential to remove 

archaeological deposits. 

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14. SOCIO-ECONOMICS 



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This section presents our proposed methodology to undertake an assessment of the 

economic and social impacts that the proposed mixed use development at Queens Quay, 

Clydebank is predicated to generate. 

The assessment will examine the impacts of the proposed development on a number of 

key indicators, including: population; employment; local services (schools, healthcare, 

leisure facilities); and the local business base. The assessment will consider impacts at 

both the construction and operational stages. 

This assessment of socio-economic impacts will address the following issues: 

• identification of the baseline characteristics of the Clydebank area in terms of 

housing stock, population, employment, unemployment, economic activity, Council 

Tax revenue and availability of services such as education and healthcare; 

• an estimation of the impact of construction employment numbers during the 

construction activities on-site; 

• an estimation of the impact of direct and indirect employment created as a result of 

the completed development; and 

• an analysis of the proposed increases in housing stock and population on the site 

and how this will impact the local and wider area in terms of economic factors and 

provision of education and healthcare services. 

This assessment will been undertaken using appraisal techniques consistent with those 

outlined in the HM Treasury Green Book Guidelines for the appraisal of large-scale 

development projects. The assessment considers the impact across all project 

components outlined in the proposed application. 

The specific methods of assessment for each topic area are outlined below. Where data 

is unavailable, professional judgement and assumptions will be used, as detailed within 

the Appendix. 


The assessment will consider feedback from the development team (Dawn Group Limited 

and Clydeside Regeneration Limited) on the scale and scope of the development, and 

also on the likely construction timescales and subsequent occupancy of the completed 

development. 

Other potential consultees include: 

• Local health centres, doctors surgery’s and dentists 

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14.3 Baseline 


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• Local education providers and day care services 

• Local environmental groups to assess the impact of new greenspace 

• Local recreation/leisure groups e.g. angling association, walking/cycling groups 

and rowing clubs. 

Below we have highlighted some of the key baseline conditions the proposed 

development is predicted to impact upon. 

Population – the total population for the wider Clydebank area is 47,372, broken down 

as follows: Children (0-15) – 9,430 (19.9%); working age adults – 30,398 (64.2%) and 

retired 7,544 (15.9%). 

Employment – the employment base of Clydebank is 16,860, split 64% full time and 

36% part time. The ‘health’ (17%), ‘accommodation and food services’ (14%) and ‘retail’ 

(12%) industry sectors represent the largest employers. 

Unemployment – there are 1,945 people claiming Job Seekers Allowance (JSA) 

representing 6.5% of the resident working age population. 

Education – a review of the local area identifies five primary and five secondary schools 

within the catchment area. 

Health services – Clydebank and Drumchapel Health Centre within 1.5 miles of 

Clydebank, 10 dental practices within 1.5 miles. 

While the area is in the process of undergoing transformational regeneration, Clydebank 

is an area that continues to suffer from widespread multi-faceted deprivation as 

highlighted by the following statistics (Scottish Index of Multiple Deprivation 2009): 

• income deprived – Clydebank has an income deprivation rate which is more than 

double the Scottish average 

• employment deprived – Clydebank has an employment deprivation rate which is 

almost double the Scottish average 

• worklessness – Clydebank has a worklessness rate which is 25% points above the 

Scottish average 

• Job Seekers Allowance (JSA) claimants – Clydebank has a claimant rate which is 


more than double the Scottish average. 

The proposed development is likely to impact (positive or negative) on the following: 

• resident population base; 

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• employment base; 

• business base; 




• local education, health and leisure facilities; 

• Business Rates and Council Tax; 

• perception and ‘feel’ of the area; 

• local biodiversity through the creation of greenspace 

• local groups that use the area for recreation and leisure including walking, cycling, 

angling and rowing. 

The key issues to be considered within the socio-economic assessment are outlined 

below. 

Legislation and planning policy context: this section sets out the national, regional and 

local planning policy context for the development and considers the proposed 

developments fit with, and contribution towards planning, land use, and economic 

development policy and the Single Outcome Agreement. 

Baseline assessment: The baseline assessment identifies the baseline characteristics 

of the Clydebank area in terms of housing stock, population, employment, 

unemployment, economic activity, Council Tax revenue, Business Rates and availability 

of services such as education and healthcare. A number of data sources will be used, 

including: Annual Business Inquiry (ABI), General Register Office for Scotland (GROS), 

Scottish Annual Business Statistics, Census 2001, commercial search websites (e.g. 

Yell.com, upmystreet) and Scottish Schools Online data, 

Assessment and mitigation: Assessment of the likely scale, duration, significance and 

permanence of effects associated with: 

• gross and net construction impacts (one-off impacts) during the construction phase 

of the development – Man Year Equivalent (MYE) jobs, Gross Value Added (GVA); 

salaries; 

• gross and net impacts (on and off site impacts) during the operational phase of the 

development – Full Time Equivalent (FTE) jobs, Gross Value Added (GVA), salaries; 

• financial impacts on the local economy including an increase in spend generated by 

increased footfall, and increases in Council Tax and Business Rates generated 

through the residential units and new commercial floorspace; and 

• assessment of wider qualitative impacts including social and catalytic impacts. 

Residual impact assessment and conclusions: overview of the key impacts (both 

positive and negative) predicted to be generated through the completed and occupied 

development, based on the following significance criteria: 

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• substantial = change of +/- 20% or more; 

• moderate = change of +/- 10% to 19%; 

• minor = change of +/- 5% to 9%; and 

• negligible = change of +/- 4% or less. 

Cumulative assessment: The predicted cumulative effects in terms of the proposed 

developments impact on other development schemes and local services/facilities in the 

wider local authority area will be considered. 


Both desk and field based study inputs have been identified for the assessment. 


Assessment of the socio-economic impact of the development will be undertaken through 

both desk based research and a limited number of consultations with local stakeholders. 

The desk based study includes undertaking a bespoke economic impact appraisal which 

will identify potential employment, GVA and salary impacts. Further, it will identify the 

impact that development will have on the population base, Council Tax, Business Rates 

and spend in the town centre. 

Gross impacts – derived from consultation with the client and OffPAT guidance on 

employment densities (2010). Gross impacts are measured in Full Time Equivalent jobs. 

Net impacts – derived through assessing the impact on the gross impacts from a range 

of factors including leakage (impacts generate outside the target area), displacement 

(competition with other businesses) and multipliers (the additional indirect and induced 

impact of the development). 

Gross Value Added - GVA is a measure of the value of goods and services produced 

before allowing for depreciation or capital consumption. The GVA impacts are assessed 

using an average industry GVA per employee figure, Scottish Annual Business Statistics 

(then uprated to reflect 2011 prices, and further uprated to reflect FTEs) and multiplied by 

the number of net jobs. 

Salaries – salaries of the employees working within the operational activity on site. The 

salary impacts are assessed using an average industry salary per employee figure, 

Scottish Annual Business Statistics (then uprated to reflect 2011 prices, and further 

uprated to reflect FTEs) and multiplied by the number of net jobs. 

Construction jobs – are the one-off jobs supported during the construction phase of the 

development and are measure in MYEs. Our analysis of construction industry 

employment impacts are based on Scottish Annual Business Statistics. 

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The analysis uses an employment co-efficient of construction industry spend required to 

sustain one full-time construction industry employee for a period of one year – an MYE 

post. 

Construction jobs are based on MYEs. This method allows the number of people on site 

over the whole construction period (which will vary over the period between full-time, parttime, 

permanent, temporary and contract) to be estimated as an annual equivalent post – 

MYE. 

Business Rates and Council Tax - The Council Tax has been assessed based on data 

from West Dunbartonshire Council on current Council Tax bands and a number of 

assumptions about the breakdown of the residential units. Business Rates are 

determined as a function of the rateable value and a multiplier based on the rateable 

value of the property (currently 43.3p in the pound) 

Population impacts - The additional resident based population the development is likely 

to support is based on assumptions on the likely development breakdown and occupancy 

level based on the existing population base of the local area (Census 2001). 

Social Impacts – the social impacts of the development will be based on a review of 

existing literature and relevant web sites to identify existing health, school and leisure 

provision and examples from similar developments. 

Further, the assessment will consider a range of policy documents including: 

• Government Economic Strategy 

• West Dunbartonshire Economic Development Strategy 

• West Dunbartonshire Single Outcome Agreement 

• Glasgow and Clyde Valley Structure Plan 

• West Dunbartonshire Local Plan. 

14.6.2 Field studies 

The assessment will include a range of consultations to assess the impacts of the 

development during both the construction and operational phases. The suggested list of 

consultees is: 

• Early education/nursery: (Kilbowie Early Education and Childcare Centre, Lucky 

Little Starts Nursery, Fasque Family Centre, Edinbarnet Nursery and 3bears 

Nursery); 

• Primary schools: (Kilbowie Primary School, Goldenhill Primary School, Whitecrook 

Primary School and Carleith Primary School); 

• Secondary schools: (Clydebank High School, Kilpatrick High School, Drumchapel 

High School and Park Mains High School); 

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• Local healthcare providers (doctors, dentists, health centres); 

• Donald Petrie the Access Officer at WDC – impacts of new footpaths/cycle ways; 

• Clyde Green Network Partnership – contribution towards strategy; 

• Association of Salmon Fisheries Boards – impact on local fisherman/angling 

activities; 

• Clyde River Foundation regards to potential for impacts on fisheries; 

• British Waterways – to assess any potential impact on the Firth and Forth Canal; 

and 

• Other local groups as appropriate – any other local groups e.g. bird watchers, cycle 

/walking groups that may experience a positive or negative impact generated by the 

development. 

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15. FORMAT OF THE ENVIRONMENTAL STATEMENT (ES) 

15.1 Environmental issues to be included within the EIA 

Having considered the potential key environmental issues, it is proposed that the ES for 

the Masterplan proposal will include the following chapters: 

• Ecology and Nature Conservation 

• Landscape and Visual 

• Water Resources 

• Geology and Soils 

• Traffic (Construction) 

• Noise 

• Air Quality 

• Archaeology and Cultural Heritage 

• Socio-economic Impacts 

The content and scope of the assessments to be carried out for each of these EIA 

themes is provided in Chapters 6 to 144 of this report. 

15.2 Environmental issues to be “scoped out” of the EIA 

• Operational Traffic 

• Vibration 

15.3 EIA team 

The EIA process is being managed and undertaken by staff within URS Scott Wilson’s 

UK environment team, with additional specialist inputs from: 

• Transport Planning Ltd (Traffic); 

• Envirocentre (Ecology); 

• David Wilson Landscape Architects (Landscape & Visual); and 

• Ekos (Socio-economics). 

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15.4 Format of the environmental information 

15.4.1 Environmental Statement 


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The environmental information produced as part of the EIA will be submitted within an 

ES. The ES will comprise a series of technical reports, figures and appendices combined 

within a single stand-alone document. 

The information provided within the ES will comply with Schedule 4 of the Environmental 

Impact Assessment (Scotland) Regulations 2011: “Information for Inclusion in 

Environmental Statements”. 

In accordance with the EIA regulations, a Non-Technical Summary (NTS) will be 

produced. The NTS will summarise the main findings of the EIA within a short document 

that is written in clear and easily understood language. The purpose of the NTS is to 

reproduce the main points of the environmental information in a way that is accessible to 

as many people as possible. 

The ES and NTS will be publicly accessible documents that will be made available on 

request (although a charge may apply) and which will be placed on public display with the 

planning documents during the statutory consultation period. 

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16. ABBREVIATIONS 

AADT Annual Average Daily Traffic 

AAWT Annual Average Weekday Traffic 

AOD Above Ordnance Datum 

AQMA Air Quality Management Area 

ATC Automated traffic Counter 

Ave average 

bgl below ground level 

BGS British Geological Society 

BTO British Trust for Ornithology 

CRTN Calculated Road Traffic Noise 

CSM Conceptual Site Model 

dB decibel 

DMRB Design Manual for Roads and Bridges 

EcIA Ecological Impact Assessment 

EIA Environmental Impact Assessment 

ES Environmental Statement 

EU European Union 

FRA Flood Risk Assessment 

FTE Full Time Equivalent 


04/01/2012 



GCVSDP Glasgow and the Clyde Valley Strategic Development Plan 

GDL Gardens and Designed Landscapes 

GVA Gross Value Added 

HGV Heavy Goods Vehicle 

HRA Habitats Regulations Assessment 

IEA Institute of Environmental Assessment 

IEEM Institute of Ecology and Environmental Management 

Page 69 

Final for Issue

IHT Institute of Highways and Transportation 

km kilometre 


04/01/2012 



LAQM.TG Local Air Quality Management Technical Guidance 

LNCS Local Nature Conservation Site 

LNR Local Nature Reserve 

LPA Local Planning Authority 

LVIA Landscape and Visual Impact Assessment 

m metre 

MYE Man Year Equivalent 

NATS National Air Traffic Services 

NEC Noise Experience Category 

NO2 nitrogen dioxide 

NOx oxides of nitrogen 

NPF2 National Planning Framework for Scotland 2 

NSA National Scenic Area 

NTS Non-Technical Summary 

OD Ordnance Datum 

PAN Planning Advice Note 

PM10 particles measuring 10Âµm or less 

QQELD Queen’s Quay Enterprise and Learning District 

RBMP River Basin Management Plan 

RSPB Royal Society for the Protection of Birds 

SPA Special Protection Area 

SEPA Scottish Environmental Protection Agency 

SHEP Scottish Historic Environment Policy 

SM Scheduled Monument 

SMR Sites and Monuments Record 

Page 70 

Final for Issue

SNH Scottish Natural Heritage 

SPP Scottish Planning Policy 

SSSI Site of Special Scientific Interest 

SUDS Sustainable Urban Drainage Systems 

TA Traffic Assessment 

TPO Tree Preservation Order 

WDC West Dunbartonshire Council 

WeBS Wetland Bird Survey 

WFD Water Framework Directive 

WoSAS West of Scotland Archaeological Society 


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Page 71 

Final for Issue


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Appendix A Screening Decision 

Final for Issue

EIA Screening Decision 


04/01/2012 



Final for Issue


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Final for Issue


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Final for Issue


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Final for Issue


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Final for Issue


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Appendix B Figures 

Final for Issue

Figure 1: Development Site Location Plan 


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Final for Issue

Figure 2: Draft Outline Masterplan 


04/01/2012 



Final for Issue

Figure 3: Indicative Construction Phasing 


04/01/2012 



Final for Issue

Figure 4: Search Area Buffers 


04/01/2012 



Final for Issue

Figure 5: Natural Heritage Sites 


04/01/2012 



Final for Issue

Figure 6: Air Quality Management Areas 


04/01/2012 



Final for Issue

Figure 7: Cultural Heritage Sites 


04/01/2012 



Final for Issue

Figure 8: Core paths 


04/01/2012 



Final for Issue

Supporting documents - Renfrewshire Council

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