Haddockston Golf Course Extension EIA Scoping Report

WSP Document Reference 

Footer Title 

Haddockston Golf Course Extension 

EIA Scoping Report 

Haddockston Estate Ltd 

November 2009

QM 

Issue/revision Issue 1 Revision 1 Revision 2 Revision 3 

Remarks FINAL 

Date 9 November 2009 

Prepared by Andrew Ramand 

Signature 

Checked by Felicity Arthur 

Signature 

Authorised by Jenny Hazzard 

Signature 

Project number 12151856/001 

File reference 

WSP Environmental UK 

4/5 Lochside View 

Edinburgh Park 

Edinburgh 

EH12 9DH 

Tel: +44 (0)131 344 2300 

Fax: +44 (0)131 344 2301 

http://www.wspgroup.com

Contents 

1 Introduction 1 

2 The Proposed Site and Existing Context 3 

3 The Environmental Statement 5 

4 Noise and Vibration 7 

5 Ecology and Nature Conservation 10 

6 Landscape and Visual 15 

7 Soils, Geology and Contamination 18 

8 Hydrology, Hydrogeology, Flood Risk and Drainage 20 

9 Local Air Quality 23 

10 Traffic and Transport 27 

11 Archaeology and Cultural Heritage 28

1 Introduction 

1.1 BACKGROUND AND CONTEXT 

1.1.1 WSP Environmental Ltd (WSP) was commissioned by Montagu Evans LLP, on behalf of Haddockston Estate 

Ltd to produce a Scoping Report for an Environmental Impact Assessment (EIA) of the proposed leisure development 

including extension to the existing 9-hole golf course in the grounds of Haddockston House in Renfrewshire. An 

Environmental Statement (ES) will be submitted to Renfrewshire Council (RC) in support of the outline planning 

application for the proposed development which was submitted in July 2009. A full planning application for the 

conversion of the existing Haddockston House into a boutique hotel will be submitted to RC separately however 

cognisance of this proposal will be taken as part of the EIA process. 

1.1.2 The location of the proposed site is illustrated in Figure 1.1, while known environmental designations and 

constraints are presented in Figure 1.2. The site, which covers an area of approximately 22 hectares, is located in the 

northern part of Renfrewshire. Kilmacolm is located approximately 2.5 kilometres (km) to the west, Bishopton 

approximately 3.7km to the east and Langbank approximately 2km to the north. 

1.1.3 The site currently comprises Haddockston House in the northern site area, a 9-hole gold course which covers 

the central and southern part of the site and fishing loch which occupies the centre of the site. The remainder of the 

site is covered in plantation woodland. The site is accessed from the south via West Glen Road. A private residence, 

Lochside House, is located in close proximity to the southwest of Haddockston House but is outwith the red line 

boundary of the site. 

1.1.4 The proposed development is to expand the existing golf course to include two 9-hole golf courses with 

construction of an associated golf academy, clubhouse and leisure facilities. A fly-fishing school and bothy will be 

constructed to the south of Haddockston Loch. It is also proposed to construct 40 holiday lodges in the eastern site 

area and 8 residential properties in the western site area. Access to the lodges will be via the existing access to 

Haddockston House. With regard to the residential properties, it is proposed to provide access via a newly formed 

priority controlled junction on West Glen Road, approximately 115 metres to the east of the existing site access. Figure 

1.3 presents the proposed masterplan for the site. 

1.1.5 As noted previously, a separate detailed application will be made to RC to convert Haddockston House into a 

boutique hotel. 

1.2 THE NEED FOR ENVIRONMENTAL IMPACT ASSESSMENT 

1.2.1 The Environmental Impact Assessment (Scotland) Regulations 1999 (hereafter referred to as the EIA 

Regulations 1999) require that before consent is granted for certain types of development, an EIA must be 

undertaken. The EIA Regulations 1999 set out the types of development which must always be subject to an EIA 

(Schedule 1 development) and other developments which may require EIA if they are above certain thresholds and 

are likely to give rise to significant environmental impacts (Schedule 2). 

1.2.2 Schedule 3 of the EIA Regulations 1999 sets out the criteria that should be considered when determining 

whether a Schedule 2 development requires an EIA. These criteria are: 

The characteristics of the development (e.g. size, use of natural resources, quantities of pollution, waste 

generated); 

The environmental sensitivity of the location; and 

The characteristics of the potential impact (e.g. its extent, magnitude, probability and duration). 

1.2.3 Following submission of the outline planning application for the proposed development in July 2009, RC 

determined that an EIA was required given the environmental sensitivity of the location and the number of trees that 

would require to be felled as part of the proposed development. 

1.2.4 Haddockston Estate Ltd has therefore progressed to the EIA Scoping stage and is committed to undertaking 

an EIA in order to ensure that the significant environmental effects of the scheme are appropriately assessed and 

mitigated, and to demonstrate a commitment to progressing with an environmentally appropriate and sustainable 

scheme. 

12151856-001 Haddockston Golf Course Extension 1

1.3 THE PURPOSE OF THE SCOPING REPORT 

1.3.1 Regulation 10 of the EIA Regulations 1999 provides for potential applicants to ask the Local Planning 

Authority (LPA) to state in writing the information that ought to be provided within the ES. This ‘Scoping Opinion’ is to 

be offered only following discussion with the consultation bodies. The EIA Regulations 1999 also stipulate a number 

of requirements regarding the scoping procedure. 

1.3.2 Haddockston Estate Ltd recognises the value of the Scoping approach and the purpose of this report is to 

ensure that all relevant issues are identified, to confirm that the assessment process described will meet legislative 

requirements, and to provide sufficient information on the environmental effects of the proposals to enable the 

planning application to be determined. 

1.3.3 This Scoping Report: 

Describes the existing site and its context; 

Identifies key organisations to be consulted in the EIA process; 

Establishes the format of the ES (including a description of the significance criteria to be used for the EIA); and 

Describes the main issues to be covered in the EIA, including those issues that can be justifiably scoped out of the 

assessment. 

1.3.4 This Scoping Report covers all the environmental topics identified in Schedule 4 of the EIA Regulations 1999 

and identifies those issues for consideration as part of the EIA and those which it is considered can be scoped out of 

the EIA. Those topics included in Schedule 4 are population, flora and fauna, soils, water, air, climatic factors, 

material assets (including the architectural and archaeological heritage) and landscape features. 

1.3.5 This Scoping Report will be issued to RC for circulation to statutory consultees and other organisations as 

agreed with the Council for their formal ‘Scoping Opinion’. 

1.3.6 Once an applicant has written to the LPA giving notice that an ES will be submitted by requesting a Scoping 

Opinion, the LPA is required to: 

i) ‘notify the consultation bodies in writing of the name and address of the person who intends to submit 

an Environmental Statement and of the duty imposed on the consultation bodies by paragraph 4 to 

make information available to that person; and 

ii) inform in writing the person who intends to submit an Environmental Statement of the names and 

address of the bodies to be notified.’ 

1.3.7 The LPA is required to respond to a formal request for a Scoping Opinion within 5 weeks of registering 

receipt of the request. 

1.4 CONSULTATION 

1.4.1 Consultation is a critical component of the EIA process. In order to inform the EIA, further consultation will be 

undertaken with statutory and non-statutory consultees to identify relevant baseline information and key issues or 

concerns that these organisations wish to raise at the early stages of assessment. 


2 The Proposed Site and Existing Context 

2.1 SITE LOCATION 

2.1.1 The location of the proposed site is presented on Figure 1.1. The site covers an area of approximately 22 

hectares in total and is located in the northern part of Renfrewshire. The site is centred on National Grid Reference 

coordinates 239500, 670500. As previously described, Kilmacolm is located approximately 2.5 kilometres (km) to the 

west, Bishopton approximately 3.7km to the west and Langbank approximately 2km to the north. The Dargavel Burn 

forms the northern boundary of the site. 

2.2 SITE DESCRIPTION 

2.2.1 The site generally slopes down from north to south with the lowest point being the southern boundary formed 

by West Glen Road. 

2.2.2 The site can be divided into a combination of formal landscaped areas close to Haddockston House and 

along the main access drive into the estate, amenity grassland which currently makes up the 9-hole golf course, ponds 

and burns which feed into Haddockston Loch and mixed plantation woodlands dominated by exotic conifers and nonnative 

broadleaves. 

2.2.3 Lochside House, which is a private residence and therefore not included within the proposed development, is 

situated downslope approximately 50m to the west of Haddockston House. 

2.2.4 In the woodlands to the west of Haddockston House, there is evidence that the site was formerly open 

ground with scattered mature, largely non-native trees. These trees are dominated by Norway maple (Acer 

platanoides) and sycamore (Acer pseudoplatanus), as well as some ash (Fraxinus excelsior), birch (Betula sp) and 

one veteran rowan (Sorbus aucuparia). The plantation woodland in the eastern site area comprises mainly conifers. 

2.2.5 The Dargavel Burn flows through a steeply sided gorge which forms the northern boundary of the site. 

2.2.6 The site is set in a wider area of primarily agricultural land and is surrounded by improved pasture and arable 

fields and conifer and broadleaf woodland. 

2.3 POLICY CONTEXT 

2.3.1 At present, the statutory development plan for the proposed site comprises: 

The Glasgow and Clyde Valley Joint Structure Plan, 2000; and 

The Renfrewshire Local Plan, 2006. 

2.3.2 These will remain in force until superseded by the new forms of development plan introduced under the 

Planning etc (Scotland) Act, 2006. 

2.3.3 Under the new system, Renfrewshire Council will be responsible for preparing a Local Development Plan 

which will replace the Renfrewshire Local Plan and the Glasgow and the Clyde Valley Strategic Planning Authority will 

be responsible for the preparation of the Strategic Development plan for the area which will replace the Approved 

Structure Plan. 

2.3.4 Each chapter of the ES will consider the detailed policy context for that environmental topic in relation to 

compliance contained within whichever of the statutory development plans is in place at the time of writing. A 

separate planning policy chapter will however be included to discuss overarching policies, policies which relate to a 

number of technical environmental disciplines and matters of development strategy insofar as they relate to the 

environment. 

2.3.5 Due cognisance will also be taken of Scottish Planning Policy (SPP) and National Planning Policy Guidelines 

(NPPG), Planning Advice Notes (PAN), Scottish Executive Circulars, SEPA Pollution Prevention Guidelines (PPG) 

and other national, regional and local policy as relevant to the EIA. 


2.4 SITE DESIGNATIONS 

2.4.1 The Local Plan identifies the site as predominantly Greenbelt, with the entire site located within Policy GB1. 

Acceptable forms of development in the Green Belt will be limited to those falling into a limited number of categories, 

which include: 

Category 3: The change of use of existing buildings to hotel use, and associated outdoor and indoor recreation 

facilities; 

Category 4: Holiday Caravan/Chalet/Lodge parks; and 

Category 5: Outdoor Recreational Facilities. 

2.4.2 Renfrewshire Council will test Greenbelt development against the following criteria relevant to the EIA for the 

proposals, as set out in Panel GB1: 

Traffic and access requirements; 

Pollution risk; 

Effects on public water supply and water courses; 

Adherence to the guidance in the Landscape Character Assessment in terms of: 

• Maintaining and enhancing local diversity and distinctiveness, 

• Improving landscape characteristics where they have been weakened, and 

• Respecting and making every effort to incorporate important landscape features on the site such as traditional 

field enclosures, water courses and features, woodlands, skylines and important views. 

Proposals will be assessed against the provisions of the Council’s approved guidance ‘Design Guide for 

Conversion of Existing Buildings and for New Buildings in the Countryside’; and 

Effect on identified nature conservation interests, including species and habitats identified in the emerging 

Renfrewshire Local Biodiversity Action Plan. 

2.4.3 There are no known environmental designations within the boundaries of the site. The nearest environmental 

designated sites identified include the following: 

Parkglen Wood Ancient Woodland Inventory site, on the north side of Dargavel Burn; 

Corsiehills Wood Ancient Woodland Inventory site, approximately 225m to the south of the site; 

Formakin Site of Special Scientific Interest (SSSI) and Designed Landscape, approximately 900m to the northeast; 

Dargavel Burn SSSI, approximately 1.25km to the west of the site; 

Shovelboard SSSI, approximately 1.3km to the southwest; and 

Glen Moss SSSI, approximately 2km to the southwest. 

2.4.4 The policy context and site designations described above have been used to set the parameters in identifying 

the environmental topics that will require assessment within the EIA. 


3 The Environmental Statement 

3.1 GENERAL STRUCTURE 

3.1.1 The structure of the ES will follow the requirements of Schedule 4 of the EIA Regulations 1999 and other 

relevant good practice guidance. Essentially the ES will comprise three main parts – a non-technical summary (NTS), 

the main ES text and figures (including a summary table of the environmental impacts and schedule of mitigation), and 

the ES technical appendices. 

3.1.2 The front-end of the ES will comprise: 

A Non-Technical Summary (NTS); 

Introduction; 

Scheme description; 

Description of the site and its context; and 

A summary of relevant planning policy. 

3.1.3 The back-end of the document will present an assessment of cumulative effects, a schedule of environmental 

commitments (mitigation measures) and a set of EIA Summary tables. 

3.2 THE KEY ISSUES 

3.2.1 The proposed development will require further consideration in relation to a number of environmental topics 

as part of the EIA. These are: 

Noise and Vibration (see Chapter 4). 

Ecology and Nature Conservation (see Chapter 5). 

Landscape and Visual Impacts (see Chapter 6). 

Soils, Geology and Contamination (see Chapter 7). 

Hydrology, Hydrogeology, Flood Risk and Drainage (see Chapter 8). 

3.2.2 The order in which these issues are presented above is in no way indicative of the relative importance of one 

topic over any other. Each issue will be considered to the appropriate level of detail in the ES, using the information 

collated in producing this Scoping Report and the Scoping Opinion from the Renfrewshire Council, as well as any 

further information from consultees. 

3.3 ENVIRONMENTAL TOPICS TO BE SCOPED OUT 

3.3.1 Following initial assessment, the following environmental topics have been scoped out of further assessment 

as part of the EIA: 

Air Quality (see Chapter 9). 

Traffic and Transport (see Chapter 10). 

Archaeology and Cultural Heritage (see Chapter 11). 

Further discussion of why it is considered that these topics should be scoped out of further assessment is presented in 

the relevant sections. 

3.4 ASSESSMENT OF EFFECTS 

3.4.1 Within the ES, the assessment of impacts for each topic listed as requiring further consideration above will 

take into account the environmental effects of both the construction and operational phases of the scheme. 

Furthermore a number of criteria will be used to determine whether or not the potential effects of the development are 

‘significant’. These significance criteria include: 

International, national and local designations or standards; 


Relationship with planning policy; 

Sensitivity of the receiving environment/receptor; 

Magnitude of impact; 

Reversibility and duration of the effect; and 

Inter-relationship between effects. 

3.4.2 The impacts that are considered to be significant, prior to mitigation, will be identified within the ES. The 

significance of impacts reflects judgements as to the importance or sensitivity of the affected receptor(s) and the 

nature and magnitude of the predicted changes. For example a major negative impact on a feature or site of low 

importance will be of lesser significance than the same impact on a feature or site of high importance. Not all impacts 

identified would be considered to be significant. 

3.4.3 The following terms will be used in the ES, unless otherwise stated, to identify the level of predicted impacts 

and residual effects: 

Major positive or negative effect – where the development would result in a significant improvement (or 

deterioration) to the existing environment; 

Moderate positive or negative effect – where the development would result in a noticeable improvement (or 

deterioration) to the existing environment; 

Minor positive or negative effect – where the development would result in a small improvement (or deterioration) to 

the existing environment; and 

Neutral – where the development would result in no discernible improvement (or deterioration) to the existing 

environment. 

3.4.4 Summary impact tables that outline the potential impacts associated with an environmental issue, the 

recommended mitigation measures required to address these impacts and subsequent overall residual effects will be 

provided within the ES. Distinction will be made between direct and indirect, short and long term, permanent and 

temporary, primary and secondary, cumulative, positive and negative effects. 

3.4.5 The approach to mitigation will follow the accepted hierarchy identified in Planning Advice Note (PAN) 58 

(avoid, reduce, offset, compensate). 

Cumulative Effects 

3.4.6 The EIA Regulations 1999 stipulate that cumulative effects should also be considered. It will therefore be 

important to consider the cumulative effects of the proposed development alongside other proposed developments in 

the area. This will be undertaken through a review of live planning applications and other known committed 

development proposals. The cumulative assessment will also consider the cumulative effects of different elements of 

the proposed scheme on environmental media and sensitive receptors, and in particular the cumulative effects of 

different impacts upon individual and groups of receptors. The scope of the cumulative assessment will be agreed 

through consultation with Renfrewshire Council, in particular with a view to identifying other developments in the area 

which will be included in the assessment. 

3.4.7 The remaining sections of this Scoping Report expand on each of the topics set out earlier in this document. 

Each topic is presented within a separate chapter of this report. 


4 Noise and Vibration 

4.1 INTRODUCTION 

4.1.1 This chapter considers the potentially significant issues associated with noise and vibration during the 

construction and operational phases which will require further consideration within the ES. Particular attention has 

been paid to potential changes in the acoustic environment of nearby existing sensitive receptors due to changes in 

ambient noise and vibration sources, and the potential impacts of the introduction of future noise and vibration sources 

at the location of both existing and future sensitive receptors. 

4.1.2 For the purposes of this assessment, it is assumed that the proposed chalets will be classified as residential 

use and, as such, should be assessed to meet the requisite standards of internal and external noise specified in the 

relevant guidance documents. 

4.1.3 It is confirmed that this planning application does not include for the conversion of Haddockston House to 

hotel use, however it will be considered as an existing and future noise sensitive receptor in the context of this 

assessment. 

4.1.4 Other noise sensitive receptors identified from the desk top study include Lochside House and Yetston. This 

is not an exhaustive list and other nearby sensitive receptors may come to light during the site walkover and surveys. 

Any additional identified properties will be listed and assessed in the subsequent ES chapter. 

4.2 LEGISLATION, POLICY AND GUIDANCE 

4.2.1 The suitability of the area of the site designated for residential development will be assessed in accordance 

with the guidance set out in Planning Advice Note (PAN) 56 Planning and Noise. Current levels of day and night time 

environmental noise impacting on this area of the site will be established during the course of specific noise surveys 

and Noise Exposure Categories (NEC) allocated. These measurements will also be used to identify the need for any 

additional mitigation measures required to protect the amenity of future occupants. 

4.2.2 British Standard (BS) 8233 Sound insulation and noise reduction for buildings – Code of practice and the 

World Health Organisation (WHO) document Guidelines for community noise will be referred to in conjunction with the 

requirements of Renfrewshire Council to establish suitable levels of internal and external environmental noise for the 

proposed chalets. 

4.2.3 Likely levels of construction noise at locations representative of identified sensitive receptors will be predicted 

and considered in accordance with the guidance contained within the recently revised BS 5228: Code of practice for 

noise and vibration control on construction and open sites: Parts 1 and 2: Acceptable levels of construction noise at 

nearby sensitive receptors and hours of operation would be agreed with Renfrewshire Council. The likelihood of 

adverse comment from residents or structural damage to nearby buildings as a result of vibration associated with 

demolition and construction activities will be predicted and assessed in accordance with the relevant guidance, 

including and BS6472 Guide to evaluation of human exposure to vibration in buildings: Part 1 Vibration sources other 

than blasting.. 

4.2.4 Where the operational development is anticipated to result in altered traffic flows on the surrounding road 

network, the Design Manual for Roads and Bridges (DMRB) Volume 11 Section 3 Part 7 (HA 213-08) Noise and 

Vibration, gives advice on the assessment of changes in road traffic noise and vibration levels. Likely changes in road 

traffic noise levels at nearby receptors would be calculated in accordance with the methodology set out in the 

Calculation of Road Traffic Noise (CRTN). 

4.2.5 The CRTN methodology will also be used both to predict the likely acoustic effects on existing receptors of 

introducing new access roads to serve the proposed development and also, where appropriate, to categorise the site 

in accordance with the guidance set out in PAN56 to determine its suitability for residential development. 

4.2.6 The significance of predicted changes in transportation noise would be assessed with reference to 

appropriate guidance including the draft findings of The Institute of Acoustics (IOA) / Institute of Environmental 

Management and Assessment (IEMA) Working Party and other relevant documents. 

4.2.7 Any plant noise associated with the operational development will be considered at the location of the nearest 

existing and future sensitive receptors in accordance with the methodology set out in BS4142 Method for rating 


industrial noise affecting mixed residential and industrial areas Where insufficient information is available with regard 

to the specific plant to be incorporated into the proposed development, as is likely, then maximum plant noise 

emission limits will be calculated and set in relation to the nearest existing and future sensitive receptors. These 

should be referred to in selecting plant during the detailed design process. 

4.3 PROPOSED ASSESSMENT METHODOLOGY 

4.3.1 Prior to undertaking the scope of works outlined above, the relevant representatives from Renfrewshire 

Council Department of Environmental Health will be consulted in order to agree methodology and standards against 

which the assessments should be made. 

4.3.2 In order to establish the prevailing acoustic environment in and around the site and at locations 

representative of the nearest existing sensitive receptors, a detailed baseline environmental noise survey will be 

undertaken. These measurements will consider acoustic conditions during both the day (0700-2300h) and night-time 

(2300-0700h) periods. The data obtained during this survey will be used to assess the suitability of the site for the 

proposed use and against which to assess any likely impacts associated with the construction and operational phases 

of the proposed development, in accordance with the relevant standards and guidelines and the requirements of 

Renfrewshire Council. 

Construction 

4.3.3 Discussions will be held with the project team to determine the likely site preparation and construction 

methodologies and programmes. Construction noise and vibration impacts will be predicted and assessed at identified 

existing sensitive receptors. This section will also deal with activities associated with tree felling, which is required to 

clear the site for the proposed development. 

4.3.4 Where appropriate, the prediction and assessment of construction noise and vibration will also consider offsite 

activities such as construction traffic and deliveries, where the necessary information is available. 

4.3.5 Where impacts associated with the construction phase are likely at existing sensitive properties, liaison will 

be undertaken with Renfrewshire Council to agree a Construction Noise and Vibration Management Plan, which will 

form part of an overarching Construction Environmental Management Plan. The purpose of this would be to ensure 

impacts are reduced as far as is reasonably practicable in order to protect the amenity of nearby residents. Such 

mitigation measures may include: 

agreement of haulage routes for construction traffic with Renfrewshire Council; 

erection of localised screening and site hoarding; 

restricted working hours, especially pertaining to the operation of noisy items of plant; 

selection of inherently quiet plant; and 

adherence to British Standards and the application of ‘Best Practicable Means’, as described in the Control of 

Pollution Act (1974). 

Operation 

4.3.6 The suitability of the site for noise sensitive development will be considered in accordance with the guidance 

set out in PAN56. Based on the results of the baseline noise survey and the identification of dominant existing sources 

of noise affecting those areas designated for residential and recreational use, Noise Exposure Categories (NEC) will 

be allocated for day and night time periods. The results of the baseline surveys will also be used to identify the need 

for additional mitigation measures to ensure that the acceptable acoustic standards are achieved both inside and 

outside the proposed chalets. 

4.3.7 Changes in road traffic noise levels as a result of the operational development will be predicted based on 

traffic data for the surrounding road network which has been provided as part of the Traffic Statement undertaken by 

JMP. Changes in noise levels will be predicted and assessed and, where appropriate and feasible, suitable mitigation 

measures recommended. The residual effect of any change in road traffic noise levels subsequent to implementation 

of mitigation measures will also be predicted and assessed. 

4.3.8 Noise from any plant associated with the proposed development (e.g. air handling units) will also be 

considered. Maximum total plant noise emission limits will be calculated at the location of the nearest sensitive 


eceptors, based on the results of the baseline noise survey, and generic mitigation measures recommended, where 

appropriate. 

4.3.9 Potential noise sources associated with development of the clubhouse and leisure facilities and the future 

use of Haddockston House as a boutique hotel, including traffic movements in the car park, deliveries, associated 

plant and proposed opening hours will be considered in the context of the relevant standards and guidelines in order 

to protect the amenity of future residents in the surrounding area. 

4.3.10 Where there is the likelihood of premises licensed for music and dancing, then the potential noise impacts 

associated with this will be highlighted in the ES in relation to nearby sensitive receptors. Any potential for 

unacceptable levels of noise break-out will be resolved at the detailed design stage however and is not a topic for the 

ES per se. 

4.4 KEY ISSUES FOR CONSIDERATION IN THE EIA 

4.4.1 The key noise and vibration issues to be considered with respect to the proposed development are likely to 

include the following: 

Current baseline conditions across the existing site and at the nearest existing noise and vibration sensitive 

receptors; 

The potential impact of noise and vibration from tree felling and construction processes associated with the 

development on existing noise and vibration sensitive receptors in the vicinity; 

The suitability of those areas of the site proposed for residential development (chalets); 

The potential impact of changes in road traffic noise and vibration associated with the development impacting upon 

existing sensitive receptors; 

The potential impact of current and future levels of road traffic noise on proposed noise sensitive receptors 

(including chalets and hotel); 

The potential impact of plant noise associated with the proposed development on current and future noise sensitive 

receptors; 

The potential impact of additional sources arising from miscellaneous activities associated with the operational 

development on existing and future sensitive receptors (including entertainment noise and noise sources 

associated with the hotel and golf clubhouse); 

Appropriate mitigation measures where required; 

The predicted residual effect of each of the abovementioned sources of noise and vibration further to the 

implementation of recommended mitigation measures 


5 Ecology and Nature Conservation 


5.1.1 This chapter of the ES will present a description of the existing habitat types and evidence of any protected 

species on the proposed development site, assess the ecological impact of the proposals and identify any ecological 

constraints and, where appropriate, any mitigation measures required. 

5.1.2 This Scoping exercise has been undertaken in accordance with the ‘Guidelines for Baseline Ecological 

Assessment’ (Institute of Environmental Assessment, 1995) and ‘Guidelines for Environmental Impact Assessment in 

the UK’ (Institute of Ecology and Environmental Management (IEEM), 2006). 

5.1.3 Baseline ecological information will be requested for the site for a 2km study area (5km for bat data) around 

the site from statutory and non-statutory organisations, and will be supplemented by field surveys as appropriate. 

5.2 LEGISLATION AND GUIDANCE 

5.2.1 The principal Acts, Regulations and Guidance which will be considered are: 

Conservation (Natural Habitat &c.) Regulations 1994 (as amended); 

The Nature Conservation (Scotland)Act 2004; 

The Wildlife and Countryside Act 1981 (as amended); 

The Protection of Badgers Act 1992 (as amended); 

National Planning Policy Guidance: NPPG 14 Natural Heritage and PAN 60 Planning for Natural Heritage; and 

Local Biodiversity Action Plan. 

5.3 OVERVIEW OF BASELINE CONDITIONS 

5.3.1 The site is comprised mainly of plantation woodlands and agricultural fields, with a large, man-made loch 

approximately central to the site, and two vegetation/silt filled ponds west of the loch. A small drain feeds off the loch 

from a dam on its east side, and continues east through a small golf course. 

5.3.2 . The woodlands are coniferous, mixed and broadleaved. To the east and west of the site lies mature 

broadleaved plantation woodland. The dominant species within the woodland areas is beech (Fagus sylvatica), with 

some oak (Quercus sp.) and ash (Fraxinus excelsior) also present. There is a limited understorey with the occasional 

rhododendron (Rhododendron ponticum) present. There is limited ground flora and the ground is covered with a thick 

leaf litter. Bluebells (Hyacinthoides non-scripta) are present throughout the woodland areas. A tributary of the 

Cairnlaw Burn flows through the woodland to the east while the Cairnlaw Burn itself flows through the woodland to the 

west. The woodland areas and areas of scrub provide habitat for badger setts (Meles meles) with the woodland and 

grassland providing foraging habitat for badger. 

5.3.3 Haddockston House, its former walled garden, outbuildings and gardens are situated to the north of the golf 

course, northeast of the loch. 

5.3.4 Land to the north, south, east and west of the site boundary is largely agricultural, consisting of improved 

fields, primarily used for grazing stock. However, there are some large areas of woodland (broadleaved, coniferous 

and mixed) adjacent to the survey area or close-by. 

5.3.5 In 2009 JDC Ecology recorded no signs of water vole. Otter signs were recorded at several places in the site 

and in the local area. No holts or couches were recorded. 

5.3.6 No evidence of badger activity or presence was found within the site or local to the site. 

5.3.7 A series of bat dusk and dawn surveys were undertaken over May and June 2009. Pipistrelle and 

Daubenton’s bats use the site for foraging and commuting. No roosts were recorded either through the woodlands or 

in the buildings on site (Haddockston House and outbuildings around the walled garden were checked by daylight 

inspection and dusk/dawn survey). A bat roost was located at Lochside House (outside of the site boundary and 

privately owned) . Access to the property was gained under the permission of the owners. 


5.3.8 Frogs and toads use the site. No newt species were recorded. 

5.3.9 Breeding bird survey was undertaken in 2009 and recorded an assemblage typical of the woodland type and 

open grassland areas of the golf course. At least thirty-six species of bird are known to, or are believed to, breed within 

the boundaries of the site, some in good numbers (wood pigeon, wren, willow warbler, chaffinch), others less so. Four 

red listed species (species of High Conservation Concern) – all UKBAP (species recognised under the UK’s 

Biodiversity Action Plan) and seven amber species (species of Medium Conservation Concern) – one UKBAP, are 

included in the list of recorded species. 

5.3.10 Specific invertebrate surveys were not undertaken. Invertebrates were recorded incidentally to other 

surveys. Records include orange-tip (Anthocharis cardamines), green-veined white (Pieris napi) and small 

tortoiseshell (Aglais urticae) butterflies, carder (Bombus pascuorum), white-tailed (Bombus lucorum) and buff-tailed 

(Bombus terrestris) bumblebees and seven-spot ladybird (Coccinella 7-punctata). Leeches, pond skaters, caddis-fly 

larvae, whirligig beetles and diving beetles were all recorded within the various ponds. 


Desk Study 

5.4.1 In addition to a statutory and non-statutory consultation process, a desk study will be carried out to review the 

local, regional and national planning framework (in line with IEEM 2006 Guidelines) to include: 

The Renfrewshire Local Plan, 2006; 

UK Biodiversity Action Plan 2001; 

Inverclyde, Renfrewshire and East Renfrewshire Biodiversity Action Plan 2004; and 

Other relevant nature conservation policies. 

5.4.2 The desk study will collect records of protected or notable species within 2km of the site (5km for bats) from 

statutory and non-statutory organisations such as the local bat group, Scottish Badgers, Royal Society for the 

Protection of Birds and the local biological records centre. 

Field Survey 

As has been described above, field surveys have been undertaken over the site in 2008 and 2009. For the purposes 

of EIA surveys will be extended as relevant into a buffer zone around the site, as follows, and as landowner access 

allows. 

European Protected Species 

Otter 

5.4.3 The site was searched for field signs of otter. Otter field signs include: 

Holts - below ground resting places; 

Couches - above ground resting places; 

Prints; and 

Spraints – faeces used as territorial markers. 

5.4.4 Any of the above signs are diagnostic of the presence of otter; however it is often not possible to identify 

couches with confidence unless other field signs are also present. Spraint is the most reliably identifiable evidence of 

the presence of this species. 

Bats 

5.4.5 A bat activity survey has been undertaken to determine if the loss of habitat and the disturbance associated 

with the proposed development will have any impact on roosting, foraging, or commuting bat species. While no 

mature trees were found to contain roosts, bats can use a suitable tree or built structure at any time. As such any 

trees or buildings to be removed will need to be re-surveyed before impact. 

5.4.6 A hibernation inspection will be made in January/February 2010 of any built structures or trees that show 

potential for hibernation to occur. This will use endoscopes and torches to examine suitable hibernation sites. 


Great Crested Newt 

5.4.7 Amphibian surveys was undertaken in 2009 of the loch and ponds, and further desk study will add to these 

results. Initial scoping provides no records within 1km of the site. Surveys were carried out using: 

Night time torchlight survey; 

Egg search on vegetation; and 

Sweep net search of the ponds. 

UK Protected Species 

Badger 

5.4.8 A badger survey has been carried out within the site area, as suitable habitat was identified within the site. 

This will be extended to appropriate habitat off site to an appropriate distance to be certain that social groups do not 

occur nearby that could be using the site on occasion. Initial scoping provides no records for the immediate area, the 

first record being 1km from the site. A badger survey can be carried out at any time of year but the results are most 

detailed during the winter months when vegetation is sparse. Evidence of badger activity is usually detected by the 

following signs: 

presence of setts with evidence of badgers such as footprints, discarded hair, etc; 

presence of dung pits or latrines; 

presence of well used runs with subsidiary evidence of badger activity; and 

presence of other indications of badger activity, such as signs of foraging and footprints. 

5.4.9 The location of any badger setts will be presented within a Confidential Appendix to the ES. 

Water Vole 

5.4.10 A detailed search of the watercourses was undertaken in 2009 within the site, following the methodology 

prescribed in Strachan & Moorhouse (2006) Water Vole Conservation Handbook (Second Edition) Wildlife 

Conservation Research Unit, University of Oxford: 

Faeces – recognisable by their size, shape and content, and (if not too dried-out) also distinguishable from rat 

droppings by their smell; 

Latrines – Faeces are often deposited at discrete locations known as latrines; 

Feeding stations – Food items are often brought to feeding stations along pathways and haul out platforms, 

recognisable by neat piles of chewed vegetation up to 10cm long; 

Burrows – Appear as a series of holes along the waters edge distinguishable from rat burrows by size and position; 

Lawns – May appear as grazed areas around land holes; 

Nests – Where the water table is high, above ground woven nests may be found; 

Footprints – Tracks may occur at the waters edge and lead into vegetation cover, may be distinguishable from rat 

footprints by size; and 

Runways in vegetation – Low tunnels pushed through vegetation near the waters edge which are less obvious than 

rat runs. 

5.4.11 The number of latrines recorded can be used to estimate the population size. The habitat quality will be 

recorded along all suitable watercourses. This will include vegetation cover, disturbance, bank profile, depth and 

width. Water vole surveys can only be undertaken between April and September. However, habitat suitability can be 

identified at any time of year. 

5.4.12 No evidence of water voles was found. 

Ornithology 


5.4.13 Breeding Bird Survey (BBS) was undertaken in May and June 2009. Breeding waders were not recorded. 

Wild fowl are present and greylag geese are breeding on the loch (3-4 pairs). Wintering bird survey will be 

undertaken over 2009/10 to determine use of the site by geese, and also Schedule 1 species such as redwing and 

fieldfare. 

5.4.14 As far as reasonably practicable, vegetation clearance during the bird nesting season (March – August) will 

be avoided. If this is not possible a nesting bird survey will be required to identify the presence/absence of nesting 

birds. During clearance and construction works, appropriate mitigation measures will be necessary to ensure the 

protection of breeding birds and their nests. 

Amphibians 

Amphibian survey has been undertaken as described above. Frogs breed on the site, toads are present and a small 

newt species is present, although only one egg was recorded. 

Invertebrates 

Invertebrate surveys will be undertaken in 2010 should the results of scoping suggest that rare or notable species may 

be present. 

Assessment 

5.4.15 In accordance with the IEEM 2006 Guidance, the ES will present a description of the habitats and fauna 

species identified. 

5.4.16 Activities during the construction and operational phases and their likely impact on valuable or vulnerable 

ecological features, such as protected species, will be assessed. Direct and indirect impacts will be identified in line 

with IEEM Guidelines (2006) and the geographical scale at which they are significant will be noted, mitigation 

measures will be presented and the residual effects assessed. 

Mitigation 

5.4.17 An integrated mitigation and enhancement package will be proposed which addresses ecological, 

hydrological and landscape issues in combination, and which reflects local objectives in terms of biodiversity and the 

enhancement of environmental character. During the scheme design and EIA process, mitigation measures will follow 

the recognised hierarchy of avoidance, reduction, enhancement, and compensation. The aims will be to: 

Reduce the loss of valuable terrestrial habitats; 

Reduce the loss of aquatic habitats; 

Reduce the effects on protected species and other notable species; 

Integrate landscape, ecological and water resource mitigation proposals in order to maximise the ecological value 

of new habitats at the site; and 

Consider the need to compensate for lost habitat through appropriate habitat creation. 

5.5 KEY ISSUES TO BE CONSIDERED IN THE ES 

There are suitable sheltering sites for otter alongside the burn and within the woodland. During the construction 

and operational phases of the development there is potential for disturbance to otters should they rest within or 

pass through the site between watercourses. 

Bats forage and commute across the site, with a roost off site, and may hibernate. During the construction and 

operational phases of the development there is potential for disturbance to foraging bats through an increase in 

lighting within the site and loss of foraging habitat. Bats may roost at any time within the mature trees, buildings 

and the walled garden within the site, and could hibernate. 

The burn provides suitable habitat for water vole, although no evidence has been recorded to date. There is 

potential for disturbance to water voles should they arrive at the site, or habitat loss should the riparian corridor be 

damaged during the construction and operational phases of the development. 

There is the potential for disturbance to bird species using the site, and damage of habitat for nesting birds during 

the clearance and construction phases of development, should such activities fall within the bird breeding season 


(March to August inclusive). Waders may nest within the grassland and wintering geese may feed within the fields 

between September and March. 

Frogs and a small newt species are breeding on site. Toads are present. Great Crested Newts are not present. 

There is potential for disturbance to breeding amphibians and their foraging, breeding and hibernation habitats 

during the clearance, construction and operational phases of the development. 

Implementation of appropriate mitigation measures will enable and enhance the safe passage of wildlife movement 

through the site. The potential exists to increase the biodiversity value of this site through enhancement works by 

connecting fragmented habitats and creating new habitats for wildlife, and this will be considered in detail in the 

EIA. 


6 Landscape and Visual 


6.1.1 In accordance with best practice in EIA, WSP has conducted a preliminary, desk based review of potential 

Landscape and Visual receptors to inform this Scoping Report. The primary purpose of this exercise has been to 

undertake a sufficient level of environmental assessment to identify potentially significant environmental effects of the 

project and which should therefore receive greatest attention during the detailed EIA stage. 

6.1.2 This chapter will assess the potentially significant issues associated with the landscape and visual resources 

of the site and the surrounding area. The methodology to be used for the assessment of the residual landscape and 

visual effects of the proposed development is outlined below. 

6.1.3 The existing site consists of Haddockston House, Park Glen Wood and an existing 9 hole golf course along 

with an existing fishing loch and coniferous woodland to the west of the Haddockston House and another existing 

property, Lochside House. The site retains a predominantly rural character despite its proximity to Kilmacolm, 

Bishopton and Bridge of Weir. 

6.1.4 Existing landscape information relating to the site has been reviewed to gain an insight into the character of 

the receiving landscape. This has largely been drawn from Ordnance Survey (OS) mapping, and the SNH Landscape 

Character Assessment No 116 – Glasgow and Clyde Valley, 1999. 


National Level 

6.2.1 Reference will be made to: 

• ‘Guidelines for Landscape and Visual Impact Assessment’, The Landscape Institute and Institute of 

Environmental Management and Assessment, 2002. 

Planning Advice Note (PAN) 58: Environmental Impact Assessment (Scottish Executive 1999); and 

Planning Advice Note (PAN) 68: Design Statements (2003). 

Regional Level 

6.2.2 The site lies within the area covered by policy GB1 of the Renfrewshire Local Plan (2006) Green Belt, as 

described previously in Section 2.4.1. 

6.2.3 In addition to the statutory development plan, the site is included within Glasgow and Clyde Valley 

Landscape Character Assessment (SNH, 1999), which has been reviewed in relation to the existing baseline of the 

site. The Landscape Character Assessment identifies that the site lies within the ‘Rugged Upland Farmland’ 

landscape character type, which includes: 

Ruffed landform comprising rocky bluffs and shallow troughs; 

Dominance of pastoral faming; and 

Tree cover often emphasising landform, for example concentrated on bluffs and outcrops. 


6.3.1 The scope of the landscape and visual impact assessment will be discussed and agreed with Renfrewshire 

Council, SNH and Historic Scotland as appropriate. This will inform the issues to be considered in the ES. It is 

expected that the following issues are likely to be relevant and should be considered for further assessment: 

The impact on local landscape character areas as a result of removal of woodland to the west of Haddockston 

House to accommodate the golf course extension; 

The impact on local landscape character areas as a result of the removal of existing trees to accommodate 

construction of the holiday chalets; 


Impact on the setting of adjacent/ nearby listed buildings/ designated landscapes as a result of the proposed 

development; 

Impact on public rights of way; and 

The visual impact of the proposals on sensitive receptors, particularly the following: 

– Lochside House, 

– Users of surrounding local road network; 

– Users of surrounding footpaths and public rights of way (PROW); 

– Users of key public open space or designated landscape areas in elevated locations such as Barscube Hill to 

the north of the site and Barmore Hill to the east. 

6.3.2 Impacts will be assessed at both construction and operational stages: 

6.4 PROPOSED METHODOLOGY FOR LANDSCAPE AND VISUAL IMPACT ASSESSMENT 

6.4.1 The broad landscape character of the site will be identified to place it and its immediate environs in context 

and to identify the key characteristics within a proposed 5km study area. Characteristics that are most valued and 

confer uniqueness and sense of place will be identified. The contribution that the existing site makes to the broader 

landscape will also be assessed. 

6.4.2 The change to the character and quality of the site arising from the development will be assessed. This will 

comprise a description of the development including landscape setting, the character of the proposals and how these 

reflect and relate to the surrounding landscape character. It will also include a visual assessment of proposed 

alterations to the topography on and around the site 

6.4.3 The landscape and visual impacts would be assessed separately, as required by the current guidance, which 

states that: 

’Landscape effects derive from the changes in the physical landscape, which may give rise to changes in its 

character and how this is experienced. This may in turn affect the perceived value ascribed to the landscape’ 

’Visual effects relate to the changes that arise in the composition of available views as result of changes to 

the landscape, to people’s responses to the changes, and to the overall effects with respect to visual 

amenity.’ 

6.4.4 The landscape effects would be determined by the collation of baseline data on the character, quality and 

value of the landscape and what makes it distinctive. The basic reference would be the Glasgow and Clyde Valley 

Landscape Character Assessment document identified above. This would be reinforced by site visits by qualified 

landscape architects, resulting in an assessment of the sensitivity of this landscape to change. 

6.4.5 The degree of change to that landscape brought about by development would then be described and the 

impact of it assessed distinguishing between scale (large, medium, small), nature (whether positive or negative) and 

duration (temporary or permanent). 

6.4.6 The methodology for the landscape character assessment will be as follows: 

A review of published national and local Landscape Character Assessments, including the SNH Character 

Assessment 1999; 

A desk based review of current and historical OS mapping, aerial photographs, data on conservation interests 

within the area, and relevant websites such as MAGIC; 

Desk based analysis of existing and proposed land use data and policies from the development plan or other 

relevant planning documents; 

Identification of the study area, being the area where significant landscape effects may occur and typically up to 1, 

2 or 5km away from the Site; 


Site appraisal of local landscape character zones and the key landscape, ecological and cultural components 

determining them. Site recording involving annotation of Ordnance Survey plans supported by a photographic 

record of the area; 

Description of local landscape character areas including analysis of their quality, value and sensitivity to change; 

and 

Assessment of the change to identified landscape receptors, their setting, and on local landscape character, scenic 

quality and value related as a result of the development proposals. The analysis will take into account any 

mitigation measures. 

6.4.7 The visual effects relate to the changes in character of the available views resulting from the development 

and the changes in the visual amenity of the visual receptors. The methodology for the visual assessment will be as 

follows: 

The existing baseline condition would be described as a result of site visits and extensive photography. 

A Zone of Theoretical Visual Impact (ZTVI) would be established to identify the theoretical visual envelope based 

on a digital terrain model. This would be tested on site; 

A representative series of viewpoints would be established from within the ZTVI taking into account the various 

types of receptors including residential (most sensitive), travellers (users of roads and railways), industrial sites or 

employment areas (least sensitive). They would also include recreational sites where people gather to enjoy 

specific views, historical sites and other tourist destinations, and cover foreground and background viewpoints, low 

and elevated viewpoints, and from all directions; 

The degree of change to the view would then be assessed; and 

The resultant effect would be determined as a consequence of the sensitivity of the receptor and the degree of 

change to the view. 

Areas within the wider landscape which afford views of the development site will be determined, and the 

contribution of the site to those views described.. The change in public and private views as a result of the 

development will be described and visual impacts assessed. 

6.4.8 Photomontages for three of the most important views would be prepared to give an indication of the nature 

and scale of the landscape and visual impacts. 

6.4.9 The landscape and visual assessment will be undertaken in general accordance with the following 

documents: 

Guidelines for Landscape and Visual Impact Assessment (GLVIA) (Institute of Environmental Management and 

Assessment: IEMA and the Landscape Institute; 2002); 

Cost Effective Landscapes: Learning from Nature (CEL:LfN) (The Scottish Office; 1998); 

6.4.10 Given the nature of the existing site and its predominantly rural location to the west of the village of 

Kilmacolm Renfrewshire, the appraisal will focus on the significant landscape and visual effects of the scheme with 

reference to any lighting impacts which may be anticipated. 

6.4.11 Site based assessments will identify and evaluate the likely landscape and visual constraints of the 

application site and the surrounding area, and these will guide the extent, scale and massing of development on the 

site and the extent, location and nature of landscape mitigation measures. 

6.4.12 Consultations will be held with statutory consultees (landscape officer within Renfrewshire Council, SNH and 

Historic Scotland) and other non-statutory bodies to supplement the desk study and data collection as well as to gain 

local professional opinion on the likely impacts of the proposed development and agree the approach to impact 

mitigation. 


7 Soils, Geology and Contamination 


7.1.1 This Chapter considers the potential for significant issues to arise associated with ground conditions and 

contamination which may require further consideration. 


National Planning Policy 

Planning Advice Note (PAN) 51 Planning, Environmental Protection and Regulation 

7.2.1 The contaminated land regime is set out in Part IIA of the Environmental Protection Act (EPA) 1990 and 

accompanying Regulations that deal with the existing condition of land, including the Environment Act 1995. However, 

the remediation of contamination from historic and existing land uses is also managed through the planning regime. 

During the planning process of a proposed development, the Local Planning Authority (LPA) may require remediation 

works to be undertaken as part of the development of the site in accordance with the proposed land use. These works 

usually encompass site investigation, consultation and remediation works/risk management. 

7.2.2 Whilst the planning and pollution control systems are separate, they are complementary in that both are 

designed to protect the environment from potential harm caused by development and site operations, but with different 

objectives. Historic and current land contamination is a material planning consideration, which must be taken into 

account at various stages in the planning process, including proposals for the future development and use of a site. 

PAN 33 Development of Contaminated Land 

7.2.3 PAN 33 provides information on land contamination as part of the planning process, and in particular: 

the implications of the contaminated land regime for the planning system; 

the development of contaminated land; 

the approach to contaminated land in development plans; 

the determination of planning applications when the site is or may be contaminated; and 

where further information and advice can be found. 

Relevant Legislation 

Environmental Protection Act 1990 

7.2.4 UK legislation on contaminated land is principally contained in Part IIA of the EPA 1990. This legislation 

endorses the principle of a 'suitable for use' approach to contaminated land, where remedial action is only required if 

there are unacceptable risks to health or the environment, taking into account the use of the land and its 

environmental setting. 

7.2.5 The statutory guidance which brought into effect the EPA 1990 in April 2000, describes a risk assessment 

methodology in terms of ‘significant pollutants' and ‘significant pollutant linkages’ within a source-pathway-receptor 

model of the site. The model comprises: 

the principal pollutant hazards associated with the site (the sources); 

the principal receptor at risk from the identified hazards; and 

the existence, or absence, of plausible pathways which may exist between the identified hazards and receptor. 

7.2.6 For land to be determined as 'contaminated' in a regulatory sense, and thereby requiring remediation (or a 

change to less sensitive use), all three elements (source-pathway-receptor) of a significant pollutant linkage must be 

present. 

7.2.7 The legislation places a responsibility on the local authority to determine whether the land in its area is 

contaminated by consideration of whether: 

significant harm is being caused; or 


there is a significant possibility of significant harm being caused; or 

significant pollution of controlled waters is being caused or there is a significant possibility of such pollution being 

caused. 


7.3.1 It is proposed to undertake a desk study appraisal of available information, in order to establish the status 

and condition of geological resources at the site, and the location and type of any soil contamination. Consideration of 

groundwater quality and soil permeability in relation to drainage requirements will be included in the assessment of 

hydrology and drainage, as discussed further in Chapter 11. 

7.3.2 Baseline information will be obtained from geological plans and borehole logs held by the British Geological 

Society (BGS), Soil and Land Capability for Agriculture maps produced by the Macaulay Institute and the results of 

any ground investigation reports where available. The location and extent of any geologically important sites will be 

obtained from SNH, the Local Authority and local interest groups. A review of relevant historical map extracts will be 

undertaken to identify any potentially contaminative former land uses. An Envirocheck report will also be obtained to 

provide pertinent information on current potentially contaminative land uses. This review will be supported by 

consultation with SEPA and Renfrewshire Council’s Environmental Health Officer to confirm any known or potential 

areas of contamination. 

7.3.3 The information gathered during this exercise will be assessed to determine the sensitivity of the geological 

resources at the site and the likely pollutant linkages to arise as a result of the development. 

7.3.4 The ES will consider the potential impacts of the construction and operation (including indirect impacts) on 

the quality of the geological resources identified and the potential for mobilisation and movement of contaminants 

where identified. 

7.3.5 The need for mitigation measures to be implemented at the site during these phases will be considered and 

the significance of any identified residual effects will be assessed. 


Construction 

Risk of soil erosion due to construction works. 

Risk of contaminant exposure and mobilisation arising from the construction works. 

Contamination of geological resources due to poor construction site management practices. 

Identification of appropriate construction best practice. 

Generation, on-site storage and treatment of potentially contaminated waste arisings. 

Operation 

Exposure of future users and nearby sensitive receptors to any residual contaminants. 

Loss of structure of superficial deposits due to compaction or erosion. 


8 Hydrology, Hydrogeology, Flood Risk and Drainage 


8.1.1 This chapter considers the potential for significant impacts on surface waters and groundwater, and any 

increased risk of flooding and drainage requirements as a result of the proposed development. 


8.2.1 SEPA is responsible for maintaining or improving the water quality of fresh, marine and underground waters 

(groundwater), and has certain responsibilities regarding flood defence. SEPA aims to achieve this through the 

enforcement of legislation, the regulation of industry and through its powers as a statutory consultee in the planning 

process. 

8.2.2 A review of applicable legislation and guidance related to the assessment of water quality and resources has 

been undertaken. The legislative and policy context for the water quality assessment is provided by the following: 

The Water Environment and Water Services (Scotland) Act 2003 

8.2.3 The Water Environment and Water Services (Scotland) Act 2003 (WEWS) transposed the European Water 

Framework Directive (WFD) into Scots Law. It introduces a regulatory system for the water environment with SEPA as 

the lead authority working alongside the public, private and voluntary sectors. The Act ensures that all human activities 

that can have a harmful effect on the water environment can be controlled by establishing a framework for coordinated 

controls on water abstraction and impoundment, engineering works near watercourses, and all forms of 

pollution to water. 

The Water Environment (Controlled Activities) (Scotland) Regulations 2005 

8.2.4 The Controlled Activities Regulations (CAR) introduced under the WEWS Act provide the main regulatory 

controls for protecting the water environment from harm and the main regulatory tools to deliver the objectives of the 

Water Framework and Groundwater Directives. SEPA is responsible for implementing the Regulations, which are 

intended to introduce proportionate risk-based controls to protect the water environment and promote the sustainable 

use of water. They introduce specific controls for activities affecting watercourses and waterbodies and encompass 

the following activities relevant to the development proposals: 

discharges to all wetlands, surface waters and groundwaters (replacing the Control of Pollution Act, 1974); 

disposal to land (replacing the Groundwater Regulations 1998); 

abstractions from all wetlands, surface waters (relevant if any abstraction is required during construction) and 

groundwaters; and 

engineering works in inland waters and wetlands. 

SPP7: Planning and Flooding 

8.2.5 This SPP is aimed at helping all the parties to consider flooding issues properly, especially in the light of 

climate change predictions, and so prevent additional land and development being put at risk from flooding. 

8.2.6 The Scottish Executive expects developers and planning authorities to deal very seriously with flooding, to 

take an informed approach to decision making and err on the side of caution where flood risk is an issue. When 

owners accept their primary responsibility for safeguarding and insuring their land and property against flooding they 

should be able to do so in the expectation that the planning authority and the developer have properly had regard to 

the probability of flooding and the associated risks. 

PAN 79: Water and Drainage 

8.2.7 This advises on good practice in relation to the provision of water and drainage in a planning context. It 

encourages joint working in order to ensure a common understanding of any capacity constraints and agreement on 

the means of their removal. The PAN explains the framework within which Scottish Water provides and contributes to 

new water infrastructure and contains advice on the appropriateness of private schemes. It clarifies the role of the 

planning authority in setting the direction of development to inform the planning and delivery of new infrastructure in a 


coordinated way. It also highlights the respective roles of Scottish Water and SEPA, indicating when and how they 

should interact with the planning system. 

PAN 69: Planning and Building Standards Advice on Flooding 

8.2.8 This PAN sets out background information on the water environment and the factors which contribute to 

flooding, including watercourses, coasts, sewer surcharging, groundwater, and the influence of climate change. The 

document also contains advice on addressing flood risk in development plans and in dealing with planning 

applications, and promoting a flood prevention scheme. 

PAN 61: Planning and Sustainable Urban Drainage Systems (SUDS) 

8.2.9 This PAN describes how the planning system has a central co-ordinating role in getting SUDS accepted as a 

normal part of the development process. Planners have a policy role in setting the framework in structure and local 

plans and in masterplanning exercises. In implementing SUDS on the ground, planners are central in the development 

control process, from pre-application discussions through to decisions, in bringing together the parties and guiding 

them to solutions which can make a significant contribution to sustainable development. 


8.3.1 The assessment methodology for water resources will follow the same framework for the assessment of both 

construction and operational impacts. The key elements of the methodology are set out below: 

Desk Based Assessment 

8.3.2 A desk-based assessment will be carried out in order to establish the catchment characteristics and baseline 

conditions of the various watercourses which cross the site, and hydrogeological conditions beneath the site. 

8.3.3 The desk-based review of baseline information will comprise: 

determination of site geology and hydrogeology from maps published by the British Geological Society (BGS) and 

site investigation reports (where available); 

review of existing sources of data relating to the water regime, including SEPA water quality and flood risk data, 

Institute of Hydrology hydrometric statistics, discharge consents, abstraction licenses and identification of other 

water users; 

consideration of the findings of site investigation reports (where available), historical site uses, soil type and 

permeability and contamination status of the site and surrounding area in order to determine the existing 

groundwater quality and regime; 

review of the development proposals and reports from other technical studies being undertaken for the planning 

application, including the drainage strategy and flood risk assessment; and 

liaison with the project team, including the ecological, contaminated land and geotechnical specialists. 

8.3.4 As part of the desk study, consultation will be carried out with key organisations, including SEPA and 

Renfrewshire Council. 

Impact Assessment 

8.3.5 The impact assessment will consider the key issues identified above. The assessment of any potential 

impacts on local surface and groundwater resources as a result of the development proposals will take into account 

both the construction and operational phases of the scheme. 

8.3.6 Identified environmental impacts will be considered prior to mitigation. Appropriate mitigation measures will 

then be identified and any subsequent residual effects assessed. Specific reference will be made to the SEPA 

‘Guidelines for Water Pollution Prevention from Civil Engineering Contracts’ and ‘Special Requirements’ (1999). 

8.4 KEY ISSUES FOR CONSIDERATION 

8.4.1 The Water Framework Directive (WFD) has introduced a holistic approach to monitoring watercourses and 

waterbodies for a range of different pressures. The classification system covers all rivers, lochs, transitional, coastal 

and groundwater bodies, and is based on an ecological classification system with five quality classes; High, Good, 

Moderate, Poor and Bad. It has been devised following EU and UK guidance and is underpinned by a range of 


iological quality elements, supported by measurements of chemistry, hydrology (changes to levels and flows) and 

morphology (changes to the shape and function of water bodies). 

8.4.2 SEPA’s Draft River Basin Management Plan Interactive Map indicates that the Barochan Burn flows through 

the site, although part of its course corresponds with that of the Dargavel Burn. However, within the site boundary the 

Barochan Burn is classified as being of Moderate quality. 

8.4.3 There are a series of three waterbodies within the site boundary, each increasing in area and volume from 

west to east across the site and culminating with the fishing loch at the centre of the site. A review of Ordnance Survey 

maps indicates that the smallest and most westerly pond is fed either from a spring or below ground tributary from the 

Dargavel Burn, suggesting a high water table in the area of the proposed residential housing. 

Surface water 

8.4.4 Management of surface water runoff will need to be considered to ensure that discharge rates to the natural 

surface water network are regulated to a level appropriate to the receiving system. This is particularly pertinent given 

the level of tree felling required which has the potential to increase the area for watershed. 

8.4.5 The quality of any discharge will need to be given consideration to ensure that the receiving water network is 

not adversely affected by runoff from the proposals. This includes consideration of treatment of surface waters 

contaminated by herbicides, pesticides etc associated with maintenance of fairways and greens. 

Groundwater 

8.4.6 The existence of potential pathways to any underlying aquifer will be explored as well as any risk of 

contamination from sources identified in site investigation reports and from management of the golf course. 

8.4.7 The possibility to introduce pathways for contaminants to reach groundwater as a result of intrusive 

groundworks, particularly during the construction phase, will also be considered. 

Flooding 

8.4.8 SEPA’s Indicative River and Coastal Flood Map (Scotland) shows that there is an estimated risk of flooding 

of 0.5% (1:200) or greater in any given year along the Barochan / Dargavel Burns within the site boundary. 

Water Resources 

8.4.9 New drainage systems will need to be designed to ensure that any discharges are appropriately treated prior 

to outflow to surface waters. 


9 Local Air Quality 


9.1.1 This chapter considers the potentially significant issues associated with local air quality and identifies 

whether further consideration will be required in addition to which, if necessary, appropriate methodology to be used 

within the ES is identified. 

9.1.2 Local maps have been used to identify whether there are any locations near to the site which are likely to be 

sensitive to changes in local air quality. 

9.1.3 Reference has been made to the Air Quality (Scotland) Regulations 2000 1 , the Air Quality (Scotland) 

(Amendment) Regulations 2002 2 and the Air Quality Strategy (AQS) for England, Scotland, Wales and Northern 

Ireland (AQS) published in July 2007 3 . 


Air Quality Strategy 

9.2.1 The Government's policy on air quality within the UK is set out in the AQS. The AQS sets out a framework 

for reducing hazards to health from air pollution in the UK. 

9.2.2 The AQS sets objectives for 10 main air pollutants to protect health, vegetation and ecosystems. The 

pollutants currently specified in the AQS are benzene (C6H6), 1,3 butadiene (C4H6), carbon monoxide (CO), lead (Pb), 

nitrogen dioxide (NO2), particulate matter (PM10), particulate matter (PM2.5), sulphur dioxide (SO2), ozone (O3), and 

polycyclic aromatic hydrocarbons (PAHs). Many of the objectives were made statutory in Scotland with the Air Quality 

(Scotland) Regulations 2000 and the Air Quality (Scotland) (Amendment) Regulations 2002. 

9.2.3 The AQS published in 2007 replaces the Air Quality Strategy for England, Scotland, Wales and Northern 

Ireland (January 2000) and Addendum (February 2003). The majority of objectives set out in the previous version of 

the AQS have been retained; however, the provisional objectives previously proposed for PM10 have been replaced in 

England, Wales and Northern Ireland with a new framework for considering the effects of a finer group of particles 

known as ‘PM2.5’. The introduction of this framework is based on increasing evidence that this size of particles can be 

more closely associated with observed adverse health affects than PM10. For PM2.5 the objectives will take the form of 

a limit value (‘backstop objective’) and an ‘exposure reduction’ target. Although a target for PM2.5 is included in the 

AQS, there is currently no requirement for local authorities to assess this pollutant as part of their statutory obligations, 

and there is insufficient information available regarding local background levels to enable accurate assessment at this 

time. 

9.2.4 Road traffic is a major source of NO2 and PM10 and concentrations of these pollutants tend to be close to the 

Air Quality Objectives (AQO) in urban areas and near to busy roads. Given the nature of the proposed development 

and the rural nature of its location , background NO2 and PM10 levels whilst anticipated to be the most relevant of the 

air quality objectives are not anticipated to be of high ambient concentrations which considered within the context of 

the target concentrations set within the AQS and LAQM. . 

Local Air Quality Management 

9.2.5 Part IV of the Environment Act 1995 requires local authorities to periodically review the quality of air within 

their area, with the aim of meeting the AQO by the years defined in the amended Regulations. Where any of the 

AQO are not likely to be achieved, the authority concerned must designate that part of its area an Air Quality 

Management Area (AQMA). 

9.2.6 Renfrewshire Council have only one declared AQMA within their area on Central Road in Paisley. This lies 

well outwith the potential zone of influence of this development proposal. 

Control of dust and particles associated with construction 

1 The Air Quality (Scotland) Regulations 2000 – Statutory Instrument 2000 No.97 

2 The Air Quality (Scotland) (Amendment) Regulations 2002 – Statutory Instrument 2002 No.297 

3 The Air Quality Strategy for England, Scotland, Wales and Northern Ireland (Volumes 1 and 2) – July 2007. 


9.2.7 Section 79 of the Environmental Protection Act 1990 states that where a statutory nuisance is shown to exist, 

the local authority must serve an abatement notice. The definition of statutory nuisance includes: 

‘Any dust or other effluvia arising on industrial, trade or business premises and being prejudicial to health or a 

nuisance’; or 

‘any accumulation or deposit which is prejudicial to health or a nuisance’. 

9.2.8 Failure to comply with an abatement notice is an offence and if necessary, the local authority may abate the 

nuisance and recover expenses. 

9.2.9 There are no statutory limit values for dust deposition above which a ‘nuisance’ is deemed to exist. Nuisance 

is a subjective concept and its perception is highly dependent upon the existing conditions and the change which has 

occurred. However, research has been undertaken by a number of parties to determine community responses to such 

impacts and correlate these to dust deposition rates. 

9.2.10 In the context of the proposed development, the main potential for nuisance of this nature will arise during the 

construction phase, with potential sources of dust being logging activity, earthworks, construction and landscaping 

activities. 

Planning Policy 

9.2.11 In addition to the statutory development plan, advice in relation to air quality is presented in Planning Advice 

Note (PAN) 51 Planning and Environmental Protection and Regulation. 


Sensitive Receptors and Baseline Environment 

9.3.1 The site is in a rural location. Sensitive receptors in the vicinity of the site are limited to one private 

residence, Lochside House, within close proximity of the development proposals. The existing fishing lake could also 

realistically be considered as a potential sensitive receptor to any increase in dust deposition. It has been assumed 

the construction vehicles approaching or departing the site will be routed away from roads of lower quality, particularly 

Reilly Road and Warlock road. 

9.3.2 The nearest No2 Diffusion tube monitoring location to the site is a roadside location on Station Road at 

Bishopton approximately 5km to the north west of the development site. Annual Mean Measurements taken in 2006 

recorded 18 μgm -3 at this location, dropping to 14 μgm -3 in 2007. This is well within the annual target of 40 μgm -3 set by 

AQO. 4 

Potential for Significant Impact? 

9.3.3 There is the potential for impacts on local air quality during the construction phase of the proposed 

development, however these will be temporary in nature. Potential construction impacts have been identified below: 

Construction 

Increase in dust deposition and concentrations of particulate matter (PM10) as a result of on and off-site activities 

during the construction phase could be expected. 

Site clearance is expected to result in logging activity to remove existing plantation tree cover. Construction and 

renovation of the holiday chalets and club house along with associated HGV/plant movement will also be taking 

place. 

There is also potential for cumulative impact of the conversion of Haddockstone House to a hotel complex should 

this be brought forward on a parallel timeline. 

There is potential for deposited dust to cause soiling of property and consequently increase the potential for 

complaints attributed to nuisance. However the number of sensitive receptors likely to be directly affected by 

construction activities will be low with the most notable being Lochside House 

4 Renfrewshire Council [Air Quality] Progress Report 2008 

http://www.renfrewshire.gov.uk/ilwwcm/publishing.nsf/AttachmentsByTitle/es-EQ-ProgressReport2008.pdf/$FILE/es- 

EQ-ProgressReport2008.pdf 


The existing fishing lake could also realistically be considered as a potential sensitive receptor to increase dust 

deposition as a result of construction activities. 

9.3.4 However, from previous experience of developments if this nature, and utilising a Construction Environmental 

Management Plan (CEMP) to regulate the generation and control of construction dust, it is not currently anticipated 

that any significant construction impacts on air quality will result from these proposals. Assuming the 

recommendations set out below are included within a CEMP for this site, this potential impact can be scoped out of 

further consideration within the ES. 

9.3.5 With regards to increases in concentration of NO2 and PM10 arising from exhaust emissions from 

construction vehicles accessing and leaving the site, and site plant, the ambient background levels of NO2 and PM10 

are well within the targets set within the LAQM. No indication of anticipated construction traffic levels is provided within 

the JMP Transport Statement, However, from previous experience of developments if this nature, and utilising a 

CEMP to regulate the timing and nature of vehicular movements both within and approaching or leaving the site, it is 

not currently anticipated that construction traffic level or duration will present a threat to target Air Quality levels being 

exceeded. Assuming the recommendations set out below are included within a CEMP for this site, this potential impact 

can be scoped out of further consideration within the ES. 

Operation 

9.3.6 There is potential for an increase in concentration of NO2 and PM10 arising from additional traffic generated 

by the operation of the proposed development. However, the findings of the Transport Statement have concluded that 

in real terms the increase in traffic generated by these proposals will be of negligible significance to the surrounding 

road network. The ambient background levels of NO2 and PM10 and well within the targets set within the LAQM. It is 

therefore anticipated that operational traffic will not have a significant impact on local air quality. For this reason this 

potential impact has been scoped out of further consideration within the ES. 

9.4 BEST PRACTICE MEASURES TO BE INCORPORATED WITHIN A CONSTRUCTION 

ENVIRONMENTAL MANAGEMENT PLAN (CEMP). 

9.4.1 A CEMP for the Construction phase of these proposals should be drawn up to include the following dust 

control measures: 

Use of appropriately designed vehicles for materials handling; 

Vehicles carrying loose aggregate and workings should be sheeted at all times; 

All construction plant and equipment should be maintained in good working order and not left running when not in 

use. If possible, construction plant should be located well within the site, away from the site perimeter and existing 

sensitive locations; 

On-site cement and concrete batching (if required) should be undertaken in enclosed areas, with suitable water 

dowsing and wind shielding measures applied as appropriate; 

On-site aggregate handling should be carried out in enclosed areas and transfer should be completed in a way that 

minimises the requirements to deposit materials from height; 

Surfaced and un-surfaced site access roads should be watered as necessary using a water bowser and surfaces 

kept in order; 

Local highways and site boundaries should be regularly inspected for dust deposits (evident by soiling and 

marking) on vegetation, cars and other objects, taking remedial measures where necessary. Inspections should be 

carried out on a daily basis, during the working week, or more frequently depending on the nature of the activity 

being undertaken; 

Stockpiles of soils and materials should be located as far as possible from sensitive receptors where possible, 

taking account of prevailing wind directions and seasonal variations in the prevailing wind; 

The surface area of stockpiles should be minimised (subject to health and safety considerations and visual 

constraints regarding slope gradients and visual intrusion) to reduce area of surfaces exposed to wind pick-up; 

Observation of wind speed and direction should be undertaken prior to conducting dust-generating activities to 

determine the potential for dust nuisance to occur, avoiding potentially dust- generating activities during periods 


when wind direction may carry dust into sensitive receptors and avoiding dust-generating operations during periods 

of high or gusty winds; 

Windbreak netting/screening should be positioned around material stockpiles and vehicle loading/unloading areas, 

as well as exposed excavation and material handling operations, to provide a physical barrier between the Site and 

the surroundings; 

Completed earthworks should be covered or vegetated as soon as is practicable; 

Use of dust-suppressed tools for all operations; and 

No unauthorised burning of any material anywhere on site. 

9.4.2 It is recommended that liaison with the local authority be maintained throughout the construction process. 

9.4.3 If at any time during the construction process an incident leads to excessive depositions of dust at residential 

locations then this should be reported to the Environmental Health Department at Renfrewshire Council. Any 

complaints which are received from local residents should be documented in a diary or log which should be kept on 

site by the Site Manager. A nominated member of the construction team (e.g. the Site Manager) should act as a point 

of contact for local residents who may be concerned about elevated dust concentrations; the contact details for this 

member of staff should be passed to Renfrewshire Council prior to the commencement of the construction phase. 

9.4.4 The CEMP should also include the following construction traffic regulation: 

Restrict on-site movements where ever possible to well within the individual Proposed Development parcels and 

away from the perimeter; 

Prevent/minimise the movement of construction traffic along sensitive roads (e.g. Reilly Road and Warlock Road); 

Careful timing of large-scale vehicle movements to avoid peak hours on the local road network. 

Discussion with Renfrewshire Council should be undertaken as part of the drafting of the CEMP to identify the most 

suitable access and haul routes. 


10 Traffic and Transport 


10.1.1 This chapter draws on the findings of the ‘Haddockstone house, Houston, Renfrewshire: Transport 

Statement, April 2009 produced by JMP Consultants. 


10.2.1 Relevant policy guidance is set out in the following key documents: 

Scottish Planning Policy (SPP) 17 Planning for Transport. 

Planning Advice Note (PAN) 75 Planning for Transport. 


10.3.1 The proposed development has the potential to generate an increase in volume of traffic accessing the site. 

However, the Transport Statement has concluded that the net increase in traffic that will be generated by the 

extension to the gold course would equate to 27, 35 and 65 two way vehicles trips respectively during the weekday 

AM, PM and weekend peak periods. The Residential element of the proposals would generate an additional 5 and 6 

two way vehicle trips during the weekday AM and PM peaks respectively. The Transport Statement concludes that 

this level of traffic will have a negligible impact, in terms of capacity, on the local road network. 

10.3.2 The Transport Statement also concludes that it is likely that the majority of trips will be made by car, although 

there is some opportunity for linked trips with the rail station at Bishopton. As the site is rural there are no pedestrian 

footways or cycle ways in the surrounding area and the site is not directly served by public transport. 

10.3.3 Accessibility issues and the impact of the proposed access solution on its receiving environment has been 

given due consideration within this scoping report. No new or additional road or junction amendments are proposed in 

support of this development, although directional signage is proposed to avoid Reilly Road and Warlock Road. 

10.3.4 It is therefore considered unlikely that traffic issues associated with this will have significant impacts on their 

receiving environment. (Please see section 4 and 9 respectively for further details on consideration of Noise Impacts 

and Air Quality within this context). For this reason, any further assessment of impacts relating to traffic and transport 

has been scoped out of the EIA for these proposals. 


11 Archaeology and Cultural Heritage 


11.1.1 This Chapter highlights any potentially significant issues associated with archaeology and cultural heritage 

and whether there is a requirement for further consideration in the EIA, and where a requirement is identified, presents 

the proposed methodology to be used in its assessment. 


11.2.1 National Planning Policy Guideline (NPPG) 5 Archaeology and Planning and NPPG 18 Planning and the 

Historic Environment set out Government policy on the preservation and recording of archaeology, and the role of the 

planning system in protecting the historic environment. Archaeological remains are finite, and therefore require 

appropriate management to ensure they are preserved in a good condition, whether in-situ or by appropriate record. 

Field evaluations and early consultations with planning authorities are advocated where proposed developments 

impact upon archaeological remains. 

11.2.2 In addition, Historic Scotland has published Scottish Historic Environment Policies (SHEP), the following of 

which has been reviewed in relation to the proposed development: 

SHEP1 – Scotland’s Historic Environment, 2007 

SHEP2 – Scheduling, 2007 

SHEP3 – Gardens and Designed Landscapes, 2007 

Regulations and Codes of Practice 

11.2.3 Any archaeological assessment should be carried out in accordance with the following regulations and 

Codes of Practice; 

Institute of Field Archaeologists Standards and Guidance for Desk Based Assessments (IFA rev. 2001); 

Institute of Field Archaeologists Code of Conduct (IFA rev. September 2002); and 

Code of Approved Practice for the Regulation of Contractual Arrangements in Field Archaeology (IFA rev. 

September 2002). 


11.3.1 There are no Scheduled Ancient Monuments, Listed Buildings, Scottish Sites and Monuments Records or 

Gardens and Designed Landscapes within or in the vicinity of the site boundary. 

11.3.2 There is one National Monuments Records of Scotland record held for Haddockston House. This provides 

details of its sales particulars from 1995. 

Potential for Significant Impact? 

Construction 

11.3.3 There is the potential to uncover unrecorded remains during earthworks associated with construction of the 

foundations of the proposed lodges and residential properties. 

Operation 

11.3.4 No operational activities have been identified that are considered likely to have a significant impact on 

archaeological remains or cultural heritage features. For this reason this potential impact has been scoped out of 

further consideration within the ES. 


11.4 BEST PRACTICE MEASURES TO BE INCORPORATED WITHIN A CONSTRUCTION 

ENVIRONMENTAL MANAGEMENT PLAN (CEMP). 

11.4.1 A CEMP for the Construction phase of these proposals should be drawn up to include a requirement that 

should any archaeological remains become exposed during the construction phase, works will stop until the West of 

Scotland Archaeological Service has been consulted to advise on acceptable mitigation.

Haddockston Golf Course Extension EIA Scoping Report

Create successful ePaper yourself

Delete template?

Save as template?