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The Herald Scotland
30-06-2025
- Politics
- The Herald Scotland
Scotland needs a clearer metric for renewables and the environment
These sorts of developments are vital for the delivery of net zero but unlike England and Wales, where a national biodiversity metric enforces a 10% biodiversity net gain (BNG), Scotland has opted for a more flexible, policy-led approach. While this avoids some of the pitfalls of rigid compliance, it risks introducing uncertainty for planners, developers and communities. The Natural Environment (Scotland) Bill, introduced in February 2025, seeks to enhance nature and protect biodiversity through, amongst other measures, the introduction of legally binding targets to improve biodiversity. The bill is framework legislation with the crucial detail and metrics being set by Scottish ministers at a later date, after the bill is passed. The devil will, of course, be in the detail of these metrics. Recognising the uncertainty caused by having no common metric, the Scottish Government also commissioned NatureScot to adapt England's Biodiversity Metric 4.0 to develop a Scottish Biodiversity Metric to support NPF4's implementation. It is a welcome step – but success depends on developing a purpose-built, not repurposed, metric. The need for greater clarity is clear, but that doesn't mean adopting a one-size-fits-all model. A workable Scottish metric would support progress without creating unnecessary barriers. It must provide a level of standardisation across planning authorities to reduce inconsistency, while remaining adaptable enough to account for local conditions – particularly in rural and island communities where both development challenges and ecological priorities may differ. It should also be proportionate – ensuring biodiversity enhancements are meaningful but achievable, especially on complex or remote sites. This kind of metric should give developers greater certainty over what is expected, while equipping planners with consistent tools to assess proposals. Crucially, any future guidance must reflect that biodiversity and clean energy are not competing priorities. Wind farms, solar arrays, hydro schemes and grid upgrades are essential to Scotland's net zero targets. When done well, these projects can also protect Scotland's environment. However, poorly aligned biodiversity requirements could delay the very developments needed to cut emissions and strengthen our energy security. Structured flexibility is key. Without it, Scotland risks fragmented outcomes, inconsistent decision-making and potential delays to vital infrastructure. Scotland's net zero ambitions depend on the timely delivery of complex infrastructure – much of it in sensitive natural environments. A pragmatic biodiversity metric can bridge the gap between providing the certainty developers need while ensuring that environmental outcomes are properly assessed and delivered. By taking this approach, Scotland can lead the way in integrating nature recovery with climate action – not by compromising on either, but by planning for both. Isobell Reid is a Partner in the Energy & Renewables team at Morton Fraser MacRobert
Daily Record
16-06-2025
- Business
- Daily Record
Perth Aldi store granted planning approval for third time
Perth and Kinross Council's Planning and Placemaking Committee gave its overwhelming support to the now £5.5 million development on Necessity Brae Perth and Kinross councillors have voted - against planning officers' recommendation - to approve a new £5.5 million Aldi in Perth, creating around 16 new jobs. It is the third time councillors have approved plans for the German-based supermarket chain to replace its Glasgow Road store with a larger, modern, fit-for-purpose store on Necessity Brae. On Wednesday, June 12 the Planning and Placemaking Committee convener Ian Massie moved for approval with the support of all bar one on the committee. Aldi has two Perth stores and, as part of a legal agreement, its new store at Pickembere, Pitheavlis would not open until the existing Glasgow Road store closes. Planning permission for the replacement Perth store was initially granted - by Perth and Kinross Council's (PKC) Planning and Placemaking Committee - in May 2022. But in February 2023, councillors were asked to re-assess Aldi's application taking account of the latest National Planning Framework (NPF4). Again, councillors voted for approval. But the approval was then subject to a judicial review - following a legal challenge by Tesco - and the Court of Session quashed Aldi's planning permission on April 26, 2024. Following the judicial review, Aldi submitted a revised application to PKC this year. There were 22 letters of objection - including one from Tesco, which has three Perth stores as well as a petrol station store in Scone . The rival supermarket submitted an objection on the grounds: it was not a small-scale neighbourhood retail development; the site was allocated for employment use, and the "limited benefits" were not "adequate to determine the application other than to refuse". Perth Community Flood Aid also objected, raising concerns about flood risk saying the area next to the site had flooded at least five times in recent years. PKC planners recommended refusal of the application - citing NPF4 policy 28 - saying it was "an out of centre location and is not allocated for new retail development" and "would encourage diversion of existing footfall and spend away from the city centre". There were 19 letters of support for the application, as well as a petition with over 800 signatures calling for the new Aldi to be built. Cherrybank resident Seamus Farren - who launched the petition - addressed the committee on Wednesday outlining the strong local support for the development. He said it would "greatly benefit" his neighbourhood, particularly elderly residents "who currently have to rely on public transport or taxis to reach the city centre for their grocery needs". Speaking on behalf of Aldi, Stantec flood risk engineer Gary Spence told councillors measures taken as part of the development would reduce flood risk. He said: "We've calculated the discharge rate into the downstream catchment of this area of land and our proposed system would restrict flows and provide betterment of 77 per cent at least." PKC's Flood team did not object to the proposal. Moving the plans for approval convener Ian Massie referred to the Court of Session decision following Tesco's legal challenge. He said: "The court concluded that the proposal did not meet the definition of small scale neighbourhood retail development under policy 28c of NPF4. "But I am satisfied this revised application has been carefully prepared in response to that ruling with a clearer and more comprehensive policy justification. "I'm also satisfied the proposal addresses all relevant technical matters including potential flooding and drainage issues." In March 2025 the committee voted by nine votes to two to grant Lidl permission to build a second Perth store on Crieff Road, also opposed by Tesco. They rejected council officers' recommendation to refuse the application, arguing the development would give residents "more choice" and supported the National Planning Framework 4's (NPF4) 20-minute neighbourhoods. Following the March decision, the committee's convener SNP councillor Ian Massie wrote to Public Finance Minister Ivan McKee saying the current national planning policy "lacks coherence" and "will not strengthen town centre High Streets". In his response, Mr McKee said: "As you will know, NPF4 and the wider development plan must be considered as a whole, then taking account of material considerations, when reaching a planning judgement." Using this direction from Scotland's Public Finance Minister, Cllr Massie argued Aldi's application "aligns with local and national policy objectives and makes effective use of an under-utilised site". He said the brownfield site had been designated for employment use on PKC's local development plan "but has remained undeveloped for over 17 years due to abnormal building costs and market conditions." He cited NPF4 policy 9a which "supports the reuse of such land to promote regeneration and effective land use". The Perth City North councillor said the development would support active travel "within a residential area" as well as "advancing the principle of local living and 20-minute neighbourhoods". Conservative councillor Keith Allan seconded the motion to approve. SNP councillor Ken Harvey attempted to table an amendment to refuse the application but got no support. He said: "I think it's contrary to policy 28 [of NPF4]. I think some of the other reasons are valid but I don't think any of them outweigh the characteristics of policy 28, particularly the 20-minute neighbourhoods. This kind of development was definitely not what was intimated on that." Cllr Harvey's amendment fell and the motion to approve the planning application - subject to planning conditions and a legal agreement - was approved. Following the meeting, Real Estate director for Aldi in Scotland Andy Doyle, said: "We are delighted that councillors have again backed the overwhelming support from the local community and approved our plans for a new store at Necessity Brae. "We look forward to delivering a larger store for our loyal customers in Perth, while creating new local jobs and bringing significant investment to the area. "We are grateful to everyone who took the time to voice their support, and look forward to welcoming customers to the new store." All existing Aldi staff will move from the Glasgow Rd store to the Necessity Brae Aldi with around 16-20 new jobs being created. According to Mr Doyle, the new store is expected to open around the end of 2026, beginning of 2027.
Glasgow Times
07-06-2025
- General
- Glasgow Times
Residents against 'devastating' loss of trees for Paisley development
Planning permission for the construction of more than 600 homes on the site off Grahamston Road was initially declined by Renfrewshire Council in 2021 but was then granted with conditions in 2021 by a Scottish Government Reporter. Another planning application went in last year to remove trees on the site that was again refused by the council twice, before being granted by a Scottish Government Reporter. Grounds of Dykebar Hospital (Image: Colin Mearns, Newsquest) Clare says she is concerned that because planning permission has been given to remove the trees before all planning conditions for the development have been met, they could be felled unnecessarily. The 50-year-old said: 'I thought the original one [planning proposal] intended to preserve the trees but apparently not. "The most recent application was to allow the developer to remove the trees before any construction starts. "This again was refused by the council, the developer appealed to the council, and they refused again and then the developer has appealed to the Scottish reporter who has then approved it. "I've been told it effectively means they could remove all the trees before meeting the conditions of the original planning application. "It seems so devastating to potentially lose all or any of those trees unnecessarily before they've met all the conditions of the plans." (Image: Colin Mearns, Newsquest) Cala Homes, Bellway House and Barrett Homes will be building 603 houses with Cala Homes stating on their website they expect the first residents to move in in 2027. Mum-of-two Clare has lived near the site for around 12 years, but as she resides in Barrhead she feels 'powerless' to do anything about it. She said: "There are a lot of people who feel strongly about it. "It's wider than just the people who live right next to the site." She continued: "I'm not in the council area but it affects everyone who lives nearby but I'm powerless to say anything because I'm not a resident of Renfrewshire." (Image: Colin Mearns, Newsquest) Clare is also frustrated that despite the local council rejecting the plans, a Scottish Government reporter from "who lives out with the area" made the decision to approve the plans. Campaign group Save Paisley's Green Space (SPGS), who have been vocal in their opposition to the development, started a petition on two months ago calling for planning permission at Dykebar to be revoked. The petition states: "SPGS argues that the planning permission is erroneous and warrants revocation to prevent huge environmental damage and to protect the community and remaining countryside amenity of Paisley South." At the time of writing, it has gathered more than 1880 signatures. (Image: Colin Mearns, Newsquest) Both the SPGS and Clare also say they believe the development goes against the Scottish Government's National Planning Framework 4 (NPF4) policy 6 which says: "b) development proposals will not be supported where they will result in: "i. Any loss of ancient woodlands, ancient and veteran trees, or adverse impact on their ecological condition; "ii. Adverse impacts on native woodlands, hedgerows and individual trees of high biodiversity value, or identified in the Forestry and Woodland Strategy." Clare says the green space is valuable to the local community, as well as being home to wildlife such as deer, foxes, buzzards and woodpeckers. She said: "When you walk around, you see a lot of people out walking their dogs or running. "It's used recreationally by a lot of people. "The thought of that space being lost forever is really sad and it's got to the point now where I almost don't want to go there because it's too upsetting thinking it's not going to be there anymore. "For people who appreciate trees and wild open space, it's a really special place." (Image: Colin Mearns, Newsquest) A Scottish Government spokesperson said: "An independent reporter from DPEA granted approval for the redevelopment of the former Dykebar Hospital in March 2023. "The reporter was required to make their decision on the planning merits of the case taking full account of all the information submitted by parties involved, including members of the local community. "Scottish Ministers appointed a reporter to consider the appeal of the decision of Renfrewshire Council to refuse tree works consent in respect of tree removal and pruning along the north and eastern boundary of the Dykebar Hospital grounds. "The reporter allowed the appeal and planning permission was approved at appeal."
The Herald Scotland
04-06-2025
- Business
- The Herald Scotland
Scotland's capital must protect it prime office stock
Protecting Edinburgh's office space The nature of work has evolved since the pandemic with hybrid and flexible working becoming more prevalent. Rather than diminish the need for office accommodation, for many occupiers these new ways of working have reinforced the need for a high-quality office environment to compliment hybrid working arrangements. Companies are now looking for well located, well-designed office space that fosters collaboration and innovation. Edinburgh's central business district (CBD) has long provided this, particularly in key locations such as St Andrew Square, Exchange District and the West End. Yet Edinburgh's office market remains constrained with a worrying shortage of prime Grade A space, which is subsequently impacting business expansion and relocation decisions. With a lack of new development, the case for refurbishment is strong with almost 40% of take-up in 2024 for refurbished office stock. One example is Ardstone Capital's refurbishment of 24 St Andrew Square, on behalf of CBRE Investment Management and the Ardstone Regional Office Fund, which was 60% pre-let at practical completion demonstrating the continued strength of demand for this type of high quality space. Significant competition Despite this, and even against a backdrop of positive sentiment, office developers in Edinburgh face a significant challenge. Essentially, they are struggling to compete when it comes to acquiring vacant offices to either refurbish or redevelop. Over the past 18 months, more than 220,000 square feet of prime office pipeline has been taken out of the market, all of which was sold for hotel conversion. While this demonstrates the significant appetite from hotel operators and enhances the city's tourism appeal, it also raises considerations about maintaining sufficient prime office stock to support a dynamic economic centre. Especially as recent sales were not for tertiary-located offices, but prime sites that, if developed, would command top-level rents. Savills sale of Edinburgh One, located on Morrison Street in the heart of the Exchange District, is a good example. It attracted strong interest from both office and hotel developers but ultimately sold unconditionally for hotel conversion. Other instances include Capital House, 28 St Andrew Square, and 9-10 St Andrew Square. These are all prime locations that cannot be easily replicated, meaning businesses may need to start looking elsewhere. Ultimately, this highlights the importance of creating a planning framework that supports a well-balanced approach to development. A Vision for the Future At present, there is currently no specific planning policy preventing the conversion of office buildings. Although the National Planning Framework 4 (NPF4) assumes the retention of office buildings and encourages alternative uses where office space is deemed unfit for purpose, there is no explicit protection of prime space. Introducing measures to safeguard strategically important office locations could help maintain a thriving business environment alongside the city's growing visitor economy. By fostering collaboration between local authorities, planners, developers and investors, Edinburgh can continue to evolve in a more balanced way that supports both tourism and business needs. Additionally, if exit yields tighten for office developers, this will make them more competitive when bidding for properties. After all, the issue isn't a lack of appetite, as evidenced by the aforementioned sale of Edinburgh One. Now, therefore, is the time for measures to be put in place to ensure Edinburgh remains a vibrant place to work, visit and invest. Mike Irvine is a director in the Edinburgh office agency team at Eilidh Levein and a surveyor in the Edinburgh investment team at Savills
Daily Record
30-05-2025
- Business
- Daily Record
Perth and Kinross councillor calls for urgent review of national planning policy on retail developments
The Planning and Placemaking Committee convener believes the current policy on retail developments "lacks coherence" and risks "stifling competition" Perth and Kinross Council's (PKC) planning convener has written to the Scottish Government saying there is an "urgent need" for a review of national planning policy regarding retail. SNP councillor Ian Massie - who wrote to Public Finance Minister Ivan McKee on behalf of PKC's Planning and Placemaking Committee - said the current policy "lacks coherence" and "will not strengthen town centre High Streets". Cllr Massie's committee requested he write the letter after councillors approved a new Lidl supermarket on Perth's Crieff Road, going against the council officers' recommendation of refusal which was based on national policy. On Wednesday, March 12 councillors voted by nine votes to two to grant Lidl permission to invest £10 million building a second Perth store and creating over 30 jobs. They rejected council officers' recommendation to refuse the application, arguing the development would give residents "more choice" and supported the National Planning Framework 4's (NPF4) 20-minute neighbourhoods. The only objector to the application was Tesco, which has a store on the other side of McDiarmid Park from the proposed Lidl site. At the March meeting, convener Ian Massie pledged to write to Scotland's Public Finance Minister raising the committee's concerns about the conflicting national planning policy. In response to a request from the Local Democracy Reporting Service, PKC this week shared both Cllr Massie's letter and the response he received from Ivan McKee MSP. In his letter, Cllr Massie said the current policy could result in "stifling competition". Referring to the committee's decision over the Lidl application, he wrote: "The officers' recommendation was for refusal on the grounds that it did not meet Policy 28: (a) and (c) as it was not located in an existing city, town or local centre, nor was it in an edge of centre area, or an allocated site within the LDP; (b) was not applicable as it did not meets the terms of (a); and also (c) Small scale neighbourhood development because the proposal could not be classed as small scale. "Whilst the committee agreed the criteria for Policy 28 (a) and (c) had not been met they went against officers' advice and granted permission stating that the application should be supported because it would provide over 30 jobs in the local area, help families on limited income afford more with what income they have and aligns with the Scottish Government's approach to 20-minute neighbourhoods , as outlined through Policy 15 of NPF4." He called for planning policy to meet the "specific needs of our communities". The Perth City North ward councillor added: "Currently, the framework for Policy 28 lacks coherence on several crucial aspects, including the balance between High Street regeneration, out-of-town developments, and the promotion of sustainable practices within retail. However fundamentally, there is the lack of a specific reference to what floorspace thresholds should be deemed to define what is small scale neighbourhood development. "Unless there is an early review of the retail policy of NPF4 the likelihood is that the current policy will result in the planning system in Scotland stifling competition in this sector. This will favour those operators who secured consents for out-of-town centre sites over the last 20 years to the detriment of newer and possibly more innovative operators. It will not strengthen town centre High Streets. This is not 'good planning'. " Ivan McKee thanked Cllr Massie for his letter and said the intent of the national planning policy was "to encourage, promote and facilitate retail investment to the most sustainable locations that are most accessible by a range of sustainable transport modes". The Minister for Public Finance said there were a "range of factors" which need to be considered in planning assessments and there were no plans to review the policy. Mr McKee said: " There is no scheduled review of NPF4 at this time, however it is helpful to have your input on the effectiveness of NPF4 policies and I am grateful to you for sharing your thoughts and experiences with us."
