THE decision to reject plans to demolish the old station master’s house in Clarkston and build four shops has been upheld following an appeal.

Councillors on East Renfrewshire’s planning committee turned down the application in October last year, even though council officers said the proposal could be approved as the building is not listed.

Applicant Sabah Hassan’s agent appealed the decision but a reporter, appointed by Scottish Ministers, did not overturn the ruling.

Her verdict on the Busby Road site will be reported to councillors at a meeting today.

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Four reasons were given by councillors for the refusal, which included their belief the scheme would have an “adverse impact” on the “vitality and viability” of Clarkston and would see “an historic building” knocked down.

They also had concerns about road safety, as no onsite parking would have been provided, and the scale of the plan.

But the appeal stated planning permission for “an equivalent development” on the site had been refused in August last year, with only one reason given by planning officers.

The council staff had said the application had not demonstrated there would be no “significant impact” on town centre vitality. Before submitting the second bid, the applicant asked an economic consultant to assess the potential impact.

“There continues to be a requirement for the local area to retain local people in local jobs and to help halt the increase in unemployment rates,” the appeal argued.

It added the old house is in “a significant state of dilapidation” and the council’s roads team had “not objected to the proposal nor substantiated concerns about car parking and traffic congestion”.

Clarkston Community Council objected to the appeal and its submission revealed a “manual count of the retail units in Clarkston” had found 10 voids, with a vacancy rate of 15%.

“Based on the current Covid-19 climate, it is likely that the number of vacant premises could increase well above that average in the foreseeable future, due to the uncertainty within retail, economic climate, lower footfall and potential lockdown scenarios.

Alison Kirkwood, the reporter, found: “On the basis that Clarkston is not an area where large scale expansion is planned, I am not convinced that there would be a significant increase in the local population to justify additional retail provision.”

Her decision stated that although Historic Environment Scotland had agreed to assess the property, ahead of it potentially becoming a listed building, it was currently not listed.

She also decided there would not be an “adverse impact in terms of increased traffic generation or additional pressure on parking spaces”.

However, she added the proposal was “not well designed”. “I do not consider the proposal would contribute to a more attractive, distinctive and bustling town centre,” she stated.

Ms Kirkwood ruled there were “no material considerations which would justify granting planning permission”.

More than 20 residents had objected to the proposed development, with 10 submitting letters of support.