LANGBANK COMMUNITY COUNCIL
2000 Wednesday 12th AUGUST 2026
LANGBANK COMMUNITY CENTRE,
MIDDLEPENNY RD
MINUTES
Present: Jacqueline Doherty, Caroline Bryce, Caroline McLean, Julie Gilmour, Maggie Hancock, John O’Brien, Carly Deheer
Also in Attendance: Cllr James MacLaren, Iain Mackay, Claire Cassidy, Elaine Walsh, Mike Walsh , Murial Colquhoun, David Love
Apologies: Lesley Fairlie, James Hunter
Start and welcome
JD welcomed everyone and opened meeting at 2000.
1. Acceptance of last meeting minutes
Proposed by CB, seconded by CMcL. No matters arising.
2. Police Report
One common assault (detected), one anti-social s38 (detected), one drink driving (detected) and one drug driving (detected). – Report attached
Main Road – workman had belongings stolen, also doorbell footage of person trying car doors
3. Planning
o Guest attending – David Love, Chief Planning Officer Renfrewshire Council (RC)
David Love attended the meeting to discuss planning procedures, timescales, enforcement, the Local Development Plan, the Local Place Plan (LPP), Green Belt, infrastructure and active travel, and to answer questions from the Community Council.
Planning Applications and Consultation Timescales
David confirmed that Community Councils are statutory consultees in the planning process.
RC's weekly planning list is issued on a Saturday morning at approximately 10.00 am. There is usually a 21-day period from notification for responses from neighbours, the Community Council and other interested parties.
The possibility of extending the Community Council's consultation period from 21 to 28 days has been discussed within planning dept. However, RC must balance consultation periods against the statutory timescales for determining planning applications. The target for determining relevant applications is generally eight weeks, and RC is required to report to the Scottish Government on its performance against statutory timescales.
RC tries to be flexible where possible, but extending consultation periods could have a significant effect on the Planning Department's ability to meet these targets.
Larger and more complex developments would not normally be expected to fall within the standard eight-week period. Where additional time is required, an extension is agreed with the applicant.
The weekly planning list is organised by ward.
Planning Enforcement
RC did not have a dedicated Planning Enforcement Officer until November 2025, with Planning Officers previously having to deal with enforcement matters alongside their other responsibilities.
Amy Brady is now the dedicated Planning Enforcement Officer. The initial focus has been on cases arising during the previous six months, with older cases to be worked through subsequently.
Anyone can report a suspected breach of planning control through RC's online reporting system. The Community Council will provide/circulate the relevant link. DL emphasised this is the most effective and efficient method off communicating breaches to the Planning Department LANGBANK COMMUNITY COUNCIL
An important consideration when investigating a breach is whether taking enforcement action is in the public interest. An initial response to an enforcement report should normally be provided within approximately 28 days.
The appointment of a dedicated Enforcement Officer is expected to make the process more efficient. However, enforcement remains largely reactive due to available resources, making it important that members of the public report suspected breaches.
The limitations of the current enforcement system were discussed. Planning legislation generally operates on the assumption that applicants and developers will comply with permissions and conditions. There is no specific mechanism within the legislation to identify or deal differently with repeat offenders simply because they have previously breached planning controls.
Various enforcement notices can be used, but ultimately the process relies upon securing compliance and following the procedures available within planning legislation.
It was noted that the most recent major planning reform was in 2019, and significant changes to enforcement provisions would require action at parliamentary level. Changes to primary legislation can be difficult to achieve.
Retrospective planning applications were also discussed. Where applicable, a retrospective application can attract an additional 25% fee, introduced by the Scottish Government.
The relevant periods relating to certain breaches or non-compliance can be either four or ten years, depending upon the circumstances.
The effectiveness of financial penalties was questioned, particularly where the financial benefit of retaining an unauthorised development could potentially outweigh the consequences of enforcement. The maximum fine of £20,000 was discussed in this context.
Ultimately, serious cases can be referred to the Procurator Fiscal, although this can be a lengthy and resource-intensive process for Planning Officers.
There is no separate right of appeal for a third party against the approval of a planning application. Communities can, however, continue to raise concerns and lobby for changes where they consider the existing system inadequate.
Pre-Application Advice and Planning Decisions
RC offers a pre-application advice service to prospective applicants and developers. However, applicants are not obliged to follow the advice provided.
When determining an application, the Planning Officer prepares a detailed report and recommendation. For delegated applications, recommendations are subject to internal checking and management sign-off, providing a system of checks and balances.
Representations and objections received in relation to an application are addressed within the officer's report.
The Scheme of Delegation, setting out which applications can be determined by officers and which require consideration by the relevant Board, is available on RC's planning website.
It was emphasised that Planning Officers are required to determine applications in accordance with planning legislation, relevant policies and the Local Development Plan unless material considerations indicate otherwise.
The Community Council raised concerns that planning decisions can sometimes appear to be made without sufficient appreciation of the lived experience of residents affected by a proposed development. The importance of providing detailed representations and evidence was therefore discussed.
Local Place Plan and Local Development Plan
The Community Council discussed its Local Place Plan (LPP) and the importance of the priorities identified through the extensive community engagement undertaken as part of its preparation.
Particular emphasis was placed on:
protection of the Green Belt;
existing drainage and sewage infrastructure problems;
the effect of further development on infrastructure already experiencing difficulties; and
active travel and pedestrian safety.
LANGBANK COMMUNITY COUNCIL
The Community Council expressed its wish for the LPP to have meaningful influence when planning applications affecting the village are considered.
It was noted that a Local Place Plan had already been taken into consideration in the refusal of an application considered by the Planning Board in May.
The forthcoming Local Development Plan process was discussed. There will need to be a balance between what communities have identified through their respective LPPs and land or development requirements identified through the wider strategic planning process.
The Scottish Government's evidence and future housing requirements were discussed. It was noted that approximately 2,000–2,500 additional homes may be required across the area over the next ten years. For context, Dargavel was referred to as comprising approximately 4,322 homes.
Affordable/social housing requirements were also discussed, with reference made to a requirement of approximately 25% for developments of more than 50 units, subject to the relevant planning policy and circumstances.
Green Belt, Active Travel and Roads
The Community Council highlighted concerns around active travel, particularly in areas where roads have no pavements and pedestrians are required to share road space with vehicles.
Specific reference was made to the Old Greenock Road and Station Road and the difficulties experienced by pedestrians. Concerns were also raised regarding the volume of heavy traffic and speeding vehicles.
DL supported idea of practical on-site visits, noting the value of officers seeing the circumstances and constraints of a location first-hand.
It was discussed that Roads colleagues consider proposals from a pedestrian and cycling perspective when preparing their reports. However, the Community Council reiterated that the practical experience of residents using these roads should also form an important part of the assessment.
Parking / Specific Planning Application
The Community Council raised a specific application concerning an initial proposal for four flats.
The proposal was understood to have been amended to provide off-road parking, with plans subsequently approved on that basis. However, concerns were raised that the development had then proceeded without the off-road parking provision shown in the approved plans.
A question was raised with RC regarding the appropriate planning/enforcement position where a development does not comply with the plans upon which permission was granted.
Communication and Future Engagement
Suggestions were discussed for improving communication between the Community Council and RC's Planning Department.
DL encouraged continued dialogue and practical engagement between officers and Community Councils.
There are plans for a meeting before the end of the year inviting members of the Community Councils to meet with RC Planning Department, providing an opportunity to better understand planning procedures and continue discussion of the issues raised at the meeting.
David Love left the meeting.
o Planning applications and issues planning applications map – RC
Inglewood Houston Road Langbank Port Glasgow PA14 6XT Ref. No: 26/0317/PP
Objection submitted on behalf of CC following neighbours contacting to express significant concerns.
Implications for road safety, existing extension not complying with previous permissions, purpose outlined in plans not reflected in the actual development. Huge concerns about retrospective permission being granted as this sets precedent.
Note that roads department have submitted objection so awaiting further information.
o Short term let licences
Clydeside Properties Ltd - 4 Middlepenny Road, Langbank, PA14 6UY - RN00190N
Response received Monday 10th and 3.16pm in relation to objection submitted on behalf of CC.
I refer to the application for the grant of a Short term Let Licence by Clydeside Properties Ltd, RN00190N for which you submitted a letter of objection dated 9 April 2026.
A hearing now requires to take place before the Council’s Regulatory Functions Board to consider the LANGBANK COMMUNITY COUNCIL
above matter.
You will be given the opportunity to take part in a meeting before the Board and a formal letter will be sent to you by first class recorded delivery post. The meeting may take place in person in the Council Chambers, Renfrewshire House, Cotton Street, Paisley or may be facilitated by remote means, using video or audio (telephone) links through MS Teams or a combination of these (hybrid) which will be confirmed in the formal letter when issued.
We are required to seek your views on how the hearing should take place before the formal letters are prepared inviting you to the meeting. Please provide us with your preferred means of participation by noon tomorrow. Whether or not we hear from you within that period with your views, we will thereafter proceed to determine how the meeting will take place and you will be advised in the letter inviting you to the meeting.
In the event of a decision being made to hold the meeting by remote or hybrid means, can you please confirm that you will be able to join the meeting using the following contact details we hold for you:
Email address: the same as we have used to send you this email.
Telephone number: Not provided
Should you not confirm your contact details, or provide alternative details, we shall assume that the contact email address and telephone number stated above are acceptable.
If you intend to have an agent or representative attend the meeting with you, you require to provide their information and contact details also in order that they can attend the meeting.
APOLOGY received - JD ADVISED THIS MORNING she received an email advising that it was an administrative oversight
CHANGED TO MEETING OCTOBER / NOVEMBER
AirBNB
Follow up to previous meeting where concerns were raised about properties used as AIRBNB without necessary licence. RC was contacted for advice and we were informed that when appropriate licence obtained this will appear on website. Unfortunately very little RC can do, except refer matter to police, if licence not obtained or if problems arise as a result of use of property.
o Local Place Plan https://www1.renfrewshire.gov.uk/article/8667/Local-Place-Plans
o Glasgow airport airspace consultation http://www.scottishairspacemodernisation.co.uk
4. Village website and Facebook
Usual information on website. One post on page removed, relating to electric scooters, due to resulting comments.
Refused post with photos of children
5. Village Group Updates
o Community Centre
Kitchen improvements in pipeline – waiting for RC decision on their responsibilities relating to the improvements
o LSR / MUGA
Isses with youngsters entering garden of neighbouring property to retrieve ball. Also noted that increased usage by visiting young folks from neighbouring areas and resulting concerns from neighbours. Currently not a significant issue but to be monitored.
Recent reduction in attendance – will be monitored could be summer holiday effect
o Church redevelopment
Church open again main area not heated. Development proposal in with presbytery since January
o Langbank Primary School
No update, school re-opens to staff Monday 17th and pupils Tuesday 18th.
o Upcoming / Events LANGBANK COMMUNITY COUNCIL
Recent concert as part of Fèis Phàislig Celiedh Trail was a success and it would be hoped that Langbank might be included in similar future Renfrewshire events. Positive feedback from those attending and the young musicians themselves.
6. Grants and funding
RC have been in contact with Julie following up her enquiry re funding for projection screen and possibility of funding for lighting Station Field Path. Advised there is a small amount of funding left in the CLLD rural funding programme, deadline 30th Augst for applications and projects completed for end of March 2027. JG, JD and CD will meet and discuss prior to deadline.
7. Transport Concerns
o A8 roundabout
James had update re roundabout:
Amey plans to present their proposal to Transport Scotland in the first week of August 2026.
We envisage providing an update to the Community Council towards the end of August 2026 once Transport Scotland has had the opportunity to review the proposal.
JOB – letter with workable safety options sent to Steven Flynn cc to 6 SNPs - has received only a couple of acknowledgement standard responses
JMcL – confirmed that overdue AMEY report should be by end of the month
MC – foreshore access issues still discussion with Neil Lang,
o Lack of public transport
Noted Main Road potholes have become a trench, roads officer will inspect considering injection spraying.
Middlepenny Road potholes becoming very dangerous.
Encourage villagers to report for repairs – FB page
Train minimum fare – fine. Shouldn’t apply to passengers embarking at Langbank.
JD contacted RC, Transport Scotland and Amey with regards to poor state of path from Langbank to Bishopton – this currently isn’t fit for purpose in terms of active travel route. RC will look at clearing footpath along Greenock Road. No response yet re path adjacent to A8.
There are plans for footpath beside A8 to be extended to become shared walking/cycling path, but this is not imminent and subject to funding.
CB grass high on either side of access to A8 roundabout
Alistair Scott – in charge of active travel – lack of communication Amey / RC
8. Local Councillor Updates and Reports
JMcL – see attached below.
9. AOB
Save the date received on the 6th August for Local Partnership Conference, on Thursday 27th August 2026 at Paisley Town Hall from 10am – 3pm. Unfortunately due to lack of notice JD unable to attend, which is very disappointing. JD has fed back that more notice is required.
Next LAP meeting is 10th September.
DEFIB - CB requested we add to agenda Next month’s meeting
Station Field path vegetation needs cut back
Meeting closed 22.15
INFO AND REPORT : PLANNING BREACH
https://www.renfrewshire.gov.uk/planning-and-land/planning-applications/report-planning-breach LANGBANK COMMUNITY COUNCIL
Langbank August Report from Councillor James MacLaren
1. Roads
i) A8 Roundabout Survey : - I have chased up the report on Transport Scotland’s survey. Amey plans to present their proposal to Transport Scotland in the first week of August 2026. Transport Scotland envisage providing an update to the Community Council towards the end of August 2026 once Transport Scotland has had the opportunity to review the proposal.
ii) Potholes: -
· Main Road: - I have requested filling of potholes along the centre line. A Roads offer is considering conducting spray injection patching. I am hoping this will happen before the end of November.
· OGR: - I requested filling of holes near Gleddoch and this was done.
iii) Broken Sign, A8 Westferry: - I have requested the graffiti gets cleaned off this new sign.
iv) Obscured Road Signs, OGR: I requested grass cutting to take place at the junctions of OGR and Netherton Rd, and Houston Rd and OGR as the street nameplates were obscured. This has been done.
v) Flooding, Houston Rd: - Further flooding took place at the bottom of Houston Rd and our engineer attended with the gully motor and also cleared the grid up the hill. They are aware that they need to find a permanent solution to this issue and are working on it.
2. Waste Operations
· Assisted Bin Collection
Waste Services failed again to carry out an assisted bin collection on Seath Ave. A note will be put onto the route tablet for the crews to confirm this assisted collection will be done.
· Fly Tipping: - Tree cuttings left on grass verge on Station Road. I reported this for collection.
3. Parks
· Station Rd Park: - I have been chasing Scotrail to clear the path alongside the platform.
4. Sweeping
· Footpath To Westferry: - I previously requested sweeping of the footpath and requested an update on the Active Travel route to Bishopton. Council say this is the responsibility of Amey. I will request Amey attend to this again.
· Overgrown Pavement, Greenock Rd: - The pavement on Hatton Brae is severely overgrown in places. I have requested scraping and cutting back.
· Dennistoun Rd: - The bushes on the south side of the road need cut back. I requested this and the job has been done.
5. New Pharmacy
An applicant has submitted an application for a pharmacy on Station Road. I assume this relates to the former surgery premises. The current timetable indicates that the Langbank application will be heard in approximately October 2029, with the process expected to conclude around December 2030.
6. Planning Application
· Inglewood Houston Road: - the planning application was validated on the 19th of June 2026, and Neighbour Notification was issued on the same day to all properties within 20 metres of the application site. The application also featured on the planning weekly lists on the 20th June 2026 and Langbank Community Council should have received a copy of this direct. The deadline for any comments was the 10th July 2026 but will be extended to 31st July.
7. Sewage Spill, OGR
Following reports of more sewage running down Station Rd, which I reported, Scottish Water attended and confirmed a blockage in the pipe at a manhole in the field on the south side Station Road, and also that the manhole needed repair.
12/8/2026
Feedback From Meeting
1. Potholes, Middlepenny Rd: - These were reported previously in April, and I have chased up this repair.
2. Blocked Footpath, Station Rd Park: - I requested the upper path be cut back in early July and have chased this up.
3. Station Rd Hedge: - This is needing cut again, and I have requested this.
Please email me with your updates and requests as I cannot guarantee to see your comments on Facebook. Likes are always welcome. You can subscribe to receive a copy of my monthly report, just request this by email.
My Langbank Surgery is held in the church on the fourth Monday of the month at 6.30pm.
Councillor James W.H. MacLaren, Conservative & Unionist Party, Ward 11, Bishopton, Bridge of Weir & Langbank Tel. 03003001291 Email cllr.james.maclaren@renfrewshire.gov.uk
