Agenda Document Pack - Local Review Body - 28/01/2026
North Ayrshire Council · 28 January 2026
Back to Local Review Body — 28 January 2026 and its agenda
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North Ayrshire Council, Cunninghame House, Irvine KA12 8EE Local Review Body A Meeting of the Local Review Body of North Ayrshire Council will be held in the Council Chambers, Ground Floor, Cunninghame House, Irvine, KA12 8EE on Wednesday, 28 January 2026 at 14:15 to consider the undernoted business. Meeting Arrangements - Hybrid Meetings This meeting will be held on a predominantly physical basis but with provision, by prior notification, for remote attendance by Elected Members in accordance with the provisions of the Local Government (Scotland) Act 2003. Where possible, the meeting will be live-streamed and available to view at https://north-ayrshire.public- i.tv/core/portal/home. 1 Declarations of Interest Members are requested to give notice of any declarations of interest in respect of items of business on the Agenda. 2 Minutes The accuracy of the Minutes of the meeting held on 24 September 2025 will be confirmed and the Minutes signed in accordance with Paragraph 7 (1) of Schedule 7 of the Local Government (Scotland) Act 1973 (copy enclosed). 3 Notice of Review: 25/00305/PP : Coach House, Dalry KA24 4HQ Submit report by the Head of Democratic Services on a Notice of Review submitted by the applicant in respect of a planning appeal refused by officers under delegated powers (copy enclosed). 4 Urgent Items Any other items which the Chair considers to be urgent. 1
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North Ayrshire Council, Cunninghame House, Irvine KA12 8EE Webcasting Please note: this meeting may be filmed/recorded/live-streamed to the Council's internet site and available to view at https://north-ayrshire.public- i.tv/core/portal/home, where it will be capable of repeated viewing. At the start of the meeting, the Provost/Chair will confirm if all or part of the meeting is being filmed/recorded/live-streamed. You should be aware that the Council is a Data Controller under the Data Protection Act 2018. Data collected during the webcast will be retained in accordance with the Council’s published policy, including, but not limited to, for the purpose of keeping historical records and making those records available via the Council’s internet site. Generally, the press and public will not be filmed. However, by entering the Council Chambers and using the press or public seating area, you acknowledge that you may be filmed and that any information pertaining to you contained in the video and oral recording of the meeting will be used for webcasting or training purposes and for the purpose of keeping historical records and making those records available to the public. In making this use of your information the Council is processing data which is necessary for the performance of a task carried out in the public interest. If you have any queries regarding this and, in particular, if you believe that use and/or storage of any particular information would cause, or be likely to cause, substantial damage or distress to any individual, please contact dataprotectionofficer@north-ayrshire.gov.uk 2
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North Ayrshire Council, Cunninghame House, Irvine KA12 8EE Local Review Body Sederunt Robert Foster (Chair) Cameron Inglis (Vice-Chair) Scott Davidson Stewart Ferguson Margaret Johnson Amanda Kerr Davina McTiernan Jim Montgomerie Ian Murdoch Ronnie Stalker Chair: Apologies: Attending: 3
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Local Review Body 24 September 2025 At a Meeting of the Local Review Body of North Ayrshire Council at 2.00 p.m. involving a combination of participation by remote electronic means and physical attendance within the Council Chambers, Irvine. Present (Physical Participation) Robert Foster, Stewart Ferguson, Margaret Johnson and Davina McTiernan. Present (Remote Participation) Amanda Kerr and Jim Montgomerie. In Attendance I. Davies, Senior Development Management Officer (Communities and Housing); C. Leslie, Solicitor (Legal); S. Wilson, Committee Services Officer; and M. Burley, Senior Communications Officer (Communications) (Democratic Services) (Corporate Services). Chair Councillor Foster in the Chair. Apologies Cameron Inglis, Scott Davidson and Ronnie Stalker. 1. Declarations of Interest There were no declarations of interest by Members in terms of Standing Order 11 and Section 5 of the Code of Conduct for Councillors. 2. Minutes The Minutes of the Meeting held on 21 May 2025 were confirmed and signed in accordance with Paragraph 7 (1) of Schedule 7 of the Local Government (Scotland) Act 1973. 3. Notice of Review: 25/00215/PP : 1-3 Gagarin Terrace, Kilwinning KA13 6JA Submitted a report by the Head of Democratic Services on a Notice of Review by the applicant in respect of a planning application refused by officers under delegated powers. The Notice of Review documentation, Representations received from interested parties, Planning Officer’s Report of Handling, Location Plan and Planning Decision Notice, were provided as appendices to the report. The Committee unanimously agreed a site visit was not required and that the information provided was sufficient to determine the Notice of Review. Councillor Foster, seconded by Councillor McTiernan, moved to uphold the Officers’ decision to refuse planning permission. As an amendment, Councillor Ferguson, seconded by Councillor Montgomerie proposed to overturn the Officers’ decision and grant planning permission. On a division and roll call vote, there voted for the amendment Councillors Ferguson, Kerr and Montgomerie (3), and for the motion, Councillors Foster, Johnson and McTiernan (3). Agenda Item 2 5
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In terms of Standing Order 19.6, Councillor Foster, Chair, exercised his casting vote and the motion was declared carried. The meeting ended at 2.15 p.m. The full meeting proceedings can be viewed at https://north-ayrshire.public-i.tv/core/portal/home 6
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NORTH AYRSHIRE COUNCIL 28 January 2026 Local Review Body Title: Notice of Review: 25/00305/PP : Coach House, Dalry KA24 4HQ Purpose: To submit, for consideration of the Local Review Body, a Notice of Review by the applicant in respect of a planning application refused by officers under delegated powers. Recommendation: That the Local Review Body considers the Notice of Review. 1. Executive Summary 1.1 The Town and Country Planning (Scotland) Act 1997, as amended by the Planning (Scotland) Act 2006, provides for certain categories of planning application for "local" developments to be determined by appointed officers under delegated powers. Where such an application is refused, granted subject to conditions or not determined within the prescribed period of 2 months, the applicant may submit a Notice of Review to require the Planning Authority to review the case. Notices of Review in relation to refusals must be submitted within 3 months of the date of the Decision Notice. 2. Background 2.1 A Notice of Review was submitted in respect of Planning Application 25/00305/PP: applying for permission to erect a two storey detached garden annex. 2.2 The application was refused by officers for the reasons detailed in the Decision Notice. 2.3 The following related documents are set out in the appendices to the report: Appendix 1 - Notice of Review documentation; Appendix 2 - Report of Handling; Appendix 3 - Location Plan; and Appendix 4 - Planning Decision Notice. 3. Proposals 3.1 The Local Review Body is invited to consider the Notice of Review. Agenda Item 3 7
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4. Implications/Socio-economic Duty Financial 4.1 None arising from the recommendation of this report. Human Resources 4.2 None arising from the recommendation of this report. Legal 4.3 The Notice of Review requires to be considered in terms of the Town and Country Planning (Scotland) Act 1997, as amended by the Planning (Scotland) Act 2006, and the Town and Country Planning (Schemes of Delegation and Local Review Procedure) (Scotland) Regulations 2013. Equality/Socio-economic 4.4 None arising from the recommendation of this report. Climate Change and Carbon 4.5 None arising from the recommendation of this report. Key Priorities 4.6 None arising from the recommendation of this report. Community Wealth Building 4.7 None arising from the recommendation of this report. Islands Communities Impact Assessment (ICIA) 4.8 None arising from the recommendation of this report. United Nations Rights of the Child (UNCRC) 4.9 None arising from the recommendation of this report. Consumer Duty 4.10 None arising from the recommendation of this report. 5. Consultation 5.1 Interested parties (both objectors to the planning application and statutory consultees) were invited to submit representations in terms of the Notice of Review and no further representations were received. 8
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Aileen Craig Head of Democratic Services For further information please contact Shannon Wilson, Committee Services Officer, on shannonwilson@north-ayrshire.gov.uk. Background Papers 0 9
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Page 1 of 5 Cunninghame House Friars Croft Irvine KA12 8EE Email: eplanning@north-ayrshire.gov.uk Applications cannot be validated until all the necessary documentation has been submitted and the required fee has been paid. Thank you for completing this application form: ONLINE REFERENCE 100719296-005 The online reference is the unique reference for your online form only. The Planning Authority will allocate an Application Number when your form is validated. Please quote this reference if you need to contact the planning Authority about this application. Applicant or Agent Details Are you an applicant or an agent? * (An agent is an architect, consultant or someone else acting on behalf of the applicant in connection with this application) Applicant Agent Agent Details Please enter Agent details Company/Organisation: Ref. Number: You must enter a Building Name or Number, or both: * First Name: * Building Name: Last Name: * Building Number: Address 1 Telephone Number: * (Street): * Extension Number: Address 2: Mobile Number: Town/City: * Fax Number: Country: * Postcode: * Email Address: * Is the applicant an individual or an organisation/corporate entity? * Individual Organisation/Corporate entity Ferguson Planning Ferguson Planning Thistle Street 38 EH2 1EN Scotland Edinburgh Appendix 1 10
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Page 2 of 5 Applicant Details Please enter Applicant details Title: You must enter a Building Name or Number, or both: * Other Title: Building Name: First Name: * Building Number: Address 1 Last Name: * (Street): * Company/Organisation Address 2: Telephone Number: * Town/City: * Extension Number: Country: * Mobile Number: Postcode: * Fax Number: Email Address: * Site Address Details Planning Authority: Full postal address of the site (including postcode where available): Address 1: Address 2: Address 3: Address 4: Address 5: Town/City/Settlement: Post Code: Please identify/describe the location of the site or sites Northing Easting Other COACH HOUSE Mr & Mrs C North Ayrshire Council MacArthur Thistle Street 38 DALRY KA24 4HQ EH2 1EN Scotland 649643 Edinburgh 234078 per Agent 11
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Page 3 of 5 Description of Proposal Please provide a description of your proposal to which your review relates. The description should be the same as given in the application form, or as amended with the agreement of the planning authority: * (Max 500 characters) Type of Application What type of application did you submit to the planning authority? * Application for planning permission (including householder application but excluding application to work minerals). Application for planning permission in principle. Further application. Application for approval of matters specified in conditions. What does your review relate to? * Refusal Notice. Grant of permission with Conditions imposed. No decision reached within the prescribed period (two months after validation date or any agreed extension) – deemed refusal. Statement of reasons for seeking review You must state in full, why you are a seeking a review of the planning authority’s decision (or failure to make a decision). Your statement must set out all matters you consider require to be taken into account in determining your review. If necessary this can be provided as a separate document in the ‘Supporting Documents’ section: * (Max 500 characters) Note: you are unlikely to have a further opportunity to add to your statement of appeal at a later date, so it is essential that you produce all of the information you want the decision-maker to take into account. You should not however raise any new matter which was not before the planning authority at the time it decided your application (or at the time expiry of the period of determination), unless you can demonstrate that the new matter could not have been raised before that time or that it not being raised before that time is a consequence of exceptional circumstances. Have you raised any matters which were not before the appointed officer at the time the Yes No Determination on your application was made? * If yes, you should explain in the box below, why you are raising the new matter, why it was not raised with the appointed officer before your application was determined and why you consider it should be considered in your review: * (Max 500 characters) Erection of two storey detached garden annex Please see Cover Letter 12
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Page 4 of 5 Please provide a list of all supporting documents, materials and evidence which you wish to submit with your notice of review and intend to rely on in support of your review. You can attach these documents electronically later in the process: * (Max 500 characters) Application Details Please provide the application reference no. given to you by your planning authority for your previous application. What date was the application submitted to the planning authority? * What date was the decision issued by the planning authority? * Review Procedure The Local Review Body will decide on the procedure to be used to determine your review and may at any time during the review process require that further information or representations be made to enable them to determine the review. Further information may be required by one or a combination of procedures, such as: written submissions; the holding of one or more hearing sessions and/or inspecting the land which is the subject of the review case. Can this review continue to a conclusion, in your opinion, based on a review of the relevant information provided by yourself and other parties only, without any further procedures? For example, written submission, hearing session, site inspection. * Yes No In the event that the Local Review Body appointed to consider your application decides to inspect the site, in your opinion: Can the site be clearly seen from a road or public land? * Yes No Is it possible for the site to be accessed safely and without barriers to entry? * Yes No If there are reasons why you think the local Review Body would be unable to undertake an unaccompanied site inspection, please explain here. (Max 500 characters) Please see Cover Letter 25/00305/PP 12/11/2025 None, site is enclosed behind electrical gates but access can be facilitated 21/07/2025 13
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Page 5 of 5 Checklist – Application for Notice of Review Please complete the following checklist to make sure you have provided all the necessary information in support of your appeal. Failure to submit all this information may result in your appeal being deemed invalid. Have you provided the name and address of the applicant?. * Yes No Have you provided the date and reference number of the application which is the subject of this Yes No review? * If you are the agent, acting on behalf of the applicant, have you provided details of your name Yes No N/A and address and indicated whether any notice or correspondence required in connection with the review should be sent to you or the applicant? * Have you provided a statement setting out your reasons for requiring a review and by what Yes No procedure (or combination of procedures) you wish the review to be conducted? * Note: You must state, in full, why you are seeking a review on your application. Your statement must set out all matters you consider require to be taken into account in determining your review. You may not have a further opportunity to add to your statement of review at a later date. It is therefore essential that you submit with your notice of review, all necessary information and evidence that you rely on and wish the Local Review Body to consider as part of your review. Please attach a copy of all documents, material and evidence which you intend to rely on Yes No (e.g. plans and Drawings) which are now the subject of this review * Note: Where the review relates to a further application e.g. renewal of planning permission or modification, variation or removal of a planning condition or where it relates to an application for approval of matters specified in conditions, it is advisable to provide the application reference number, approved plans and decision notice (if any) from the earlier consent. Declare – Notice of Review I/We the applicant/agent certify that this is an application for review on the grounds stated. Declaration Name: - Ferguson Planning Declaration Date: 23/12/2025 Fee Exemption Reason I have arranged to pay my fee directly to my Authority 14
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Clerk to the Local Review Body North Ayrshire Council Cunninghame House Friars Croft Irvine KA12 8EE 23 December 2025 Dear Sir/Madam NOTICE OF REVIEW OF REFUSAL OF PLANNING APPLICATION 25/00305/PP AT COACH HOUSE, DALRY, NORTH AYRSHIRE, KA24 2HQ Ferguson Planning have been instructed by Mr & Mrs MacArthur to prepare and submit a Notice of Review against refusal of Planning Application 25/00305/PP for erection of two storey detached garden annex at Coach House, Giffen, Dalry. The Site The site comprises part of the residential curtilage of an existing dwelling Coach House, which is the family home of the Applicants. The site is accessed from the B707, linking the A737 and A736, to the east of Dalry. The site extends to 1.4ha. A suite of alterations made to Coach House, a Category C Listed Building (HES ref: LB1241), were approved retrospectively by Planning Permission 25/00253/PP and Listed Building Consent 25/00254/LBC in September 2025. The Appeal Proposal The proposal is for erection of a two storey garden annex building within the residential curtilage of Coach House. The footprint of the proposed garden annex building stands 20 metres distant from the footprint of Coach House itself. The proposed annex stands 5.7 metres tall to ridge height, more than 2 metres shorter than that of Coach House. The proposed annex stands 5.7 15
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metres tall to ridge height, more than 2 metres shorter than that of Coach House. The eaves of the proposed building stand 4.9 metres tall more than 1 metre shorter than that of Coach House. The principal elevation of the annex building is proposed in sandstone façade which was requested by the appointed Planning Officer. The other three elevations are proposed in cement render. The structure of the building is timber frame clad in insulated timber panels, finished as described at the request of the Planning Officer. Although also comprising timber structure, the roof is finished in natural slate. Refusal of Application by Council and Planning Policy Context Planning Application 25/00305/PP was refused on 12th November 2025. The Decision Notice cited a single reason for refusal, as set out below: “1. By reason of its size and form, the proposed garden annex building would be contrary to the aims of Strategic Policy 2 (Placemaking) and Policy 10 (Listed Building) of the adopted North Ayrshire Local Development Plan (LDP). It would also be contrary to NPF4 Policy 7 (Historic assets and places), Policy 14 (Design, quality and place), and Policy 16 (Quality Homes) of National Planning Framework 4 (NPF4), as it is considered that the design of the proposed building would be unsympathetic to the setting, character, and appearance of the Category C Listed Building at Coach House, all to the detriment of the setting, character, and amenity of the Listed Building and its curtilage”. National Planning Framework 4 National Planning Framework 4 (NPF4) was adopted in February 2023. The document addresses national planning policy and the Government’s approach to achieving a net zero, sustainable by 2045. National Planning Framework 4 establishes “six overarching spatial principles”. The principle which is most pertinent to the appeal proposal is Conserving and Recycling Assets. The principle is defined as the “productive use of existing buildings, places, infrastructure and services, locking in carbon, minimising waste, and building a circular economy”. The adopted text confirms that the strategy and policies “grow a circular economy and makes best use of embodied carbon by conserving and recycling assets, including by encouraging sustainable design and the wise use of resources”. North Ayrshire Local Development Plan Local planning policy relevant to the appeal proposal is contained within the North Ayrshire Local Development Plan (2019). Strategic Policy 2: Placemaking establishes the priority of the Council “to make North Ayrshire safer and healthier by ensuring that all development contributes to making quality places”. The Policy details six qualities of successful places, listed below: • Distinctive – “draws upon the positive characteristics of the surrounding area including landscapes, topography, ecology, skylines, spaces and scales, street and building forms, and materials to create places with a sense of identity”. 16
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• Safe and Pleasant – creating “attractive places by providing a sense of security, including by encouraging activity, considering crime rates, providing a clear distinction between private and public space, creating active frontages and considering the benefits of natural surveillance for streets, paths, and open spaces.” • Resource Efficient – maximising the “efficient use of resources and by minimising their future depletion. This includes consideration of technological and natural means such as flood drainage systems, heat networks, solar gain, renewable energy and waste recycling”. • Welcoming – considering “the future users of the site and helps people to find their way around, for example, by accentuating existing landmarks to create or improve views (including sea views), locating a distinctive work of art in a notable place or making the most of gateway features to and from the development.” • Adaptable – considering “future users of the site and ensures that the design is adaptable to their needs. This includes consideration of future changes of use that may involve a mix of densities, tenures, and typologies to ensure that future diverse but compatible uses can be integrated”. • Easy to Move Around and Beyond – considering the “connectedness of the site for people before the movement of motor vehicles, by prioritising sustainable and active travel choices, such as walking, cycling and public transport and ensuring layouts reflect likely desire lines, through routes and future expansions.” Policy 10 Listed Buildings sets out that the Council “will support proposal for the re-use and restoration of a Listed Building where the special architectural or historic interest of the building is preserved and enhanced. This can include the restoration of original features which have previously been lost due to development or demolition. The layout, design, materials, scale, siting and use of any development affecting a Listed Building or its setting should be appropriate to the character and appearance of the Listed Building.” Grounds of Appeal and Case for the Appellants The decision of the Planning Authority to refuse the Application is challenged on the basis of the Ground of Appeal set out below. It is the submission of the Appellants that the appeal proposal accords with relevant adopted policy of National Planning Framework 4, the Local Development Plan and Supplementary Guidance and that there are no material considerations which justify the refusal of the Application. Ground 1: The appeal proposal represents the erection of a residential annex proportionate in size and scale to the principal dwelling. The annex would clearly stand subservient to the principal dwelling and be clearly legible in its secondary role in providing residential accommodation. The appeal proposal does not provoke conflict with Policy 10 or NPF4 Policy 7, rather it achieves broad accordance with both. First, it is essential to note that the annex is smaller than the existing dwelling at Coach House in every way. The residential annex stands more than 2 metres shorter than existing dwelling to ridge height and more than 1 metre shorter to eaves height. The proposed annex stands 13 metres long by 10 metres wide, dwarfed by the existing dwelling at 24 metres long by 14 metres wide (even without accounting for the modern extensions which increase the length by a further 7 metres). 17
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It is considered that there is no reasonable case that the annex building is not significantly smaller than and subservient to the existing dwelling. The physical dominance of Coach House, as existing and principal dwelling, over the proposed garden annex building would be clear and unmistakable. Notwithstanding the above, it should also be noted that the proposed garden annex building stands a more than 20 metres from Coach House. It is not adjoining or even intimately located in the environs of Coach House. The originally submitted design proposed the annex in larger proportions and finished in timber cladding. The design has been revised to incorporate the requests of the appointed Planning Officer. In contrast to the originally submitted design, the refused design (which comprises the appeal proposal) incorporates a sandstone façade on the principal elevation, with side and rear elevations finished in cement render. The sandstone façade speaks to the historic baronial origins of Coach House within the former Giffen Estate. It is reflective of expectations for development standing close to Listed Building, albeit not touching or directly extending the Listed Building. The side and rear elevations, finished in cement render, would have a recessive appearance contrasting with the dominant aesthetic of Coach House. It is considered that there is no risk of the side and rear elevations threatening the dominance of Coach House within the local built environment. The cement render finish would complement the sandstone finish on the principal elevation of the annex building, the nature of which would be clearly legible. It is important to note that while the original Listed Building is constructed in dressed stone, the existing garage (now converted to living space) is finished in cement render and the further extension (approved by Planning Permission 25/00253/PP) is also proposed in cement render. Therefore, the proposal does not introduce cement render as a new material into the fabric of Coach House and its outbuildings. The converted garage and the further extension both stand on the south elevation of Coach House, closest to the proposed garden annex building and represent a transition from the original Listed Building of significant architectural merit to modern additions in the south of the garden parcel. The proposed garden annex building would not stand immediately adjacent to the original Listed Building or compete with it for dominance. To satisfy the request of the Planning Officer, the roof is proposed in slate finish to complement the existing roof of Coach House and preclude the proliferation of different materials in roof structures within the rural area. However, it should be noted that the converted garage and the further extension approved are both roofed in fibreglass and that modern materials have already been introduced into the built fabric at Coach House. This is reflective of the more diverse built environment at Coach House which has developed beyond the original Listed Building in Baronial style, which possesses the significant architectural merit for which Coach House has been listed. 18
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It should also be noted that the curtain wall that wraps round the carport encloses the Listed Building and extensions from the footprint of the proposed garden annex building, further reducing the impact the garden annex would create on the setting and character of the Listed Building. Strategic Policy 2 is largely irrelevant as the site is within a private ownership and in use as the Appellants’ garden, therefore it is not a public space and would not be experienced by the public as a place. However, in so far as it would be experienced by the Appellants and their family, the proposed garden annex building would be distinct, safe and pleasant, welcoming, adaptable, and easy to move around and beyond. The building is resource efficient as it makes use of timber frame and cladding and does not rely on more finite materials to carry the load bearing structure. On this basis, and not withstanding the general non-applicability of the Policy to the appeal proposal, the appeal proposal is considered to broadly accord with the provisions of Strategic Policy 2. Policy 10 relates to the alteration, demolition, and extension of Listed Buildings. The appeal proposal does not comprise the alteration, demolition, or extension of a Listed Building. The Policy does not address development close to but not within the curtilage of a Listed Building (i.e. not requiring Listed Building Consent). As there are no sections of Policy 10 relevant to the appeal proposal no contradiction is provoked and the appeal proposal is considered to accord with the Policy. Summary The Notice of Review, submitted herewith, respectfully requests that the Council overturns the decision to refuse the Planning Application and grant planning permission for erection of the two storey detached garden annex at Coach House, Giffen, Dalry. The Local Review Body is respectfully requested to allow the appeal and grant planning permission for erection of the two storey detached garden annex building at Coach House, Giffen. Yours sincerely Ferguson Planning 19
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Page 2 01 / The Proposals Contents This document has been prepared to support the planning application for the garden annex, within the grounds of Giffen Coach House, near Dalry, on behalf of Mr and Mrs McArthur. Executive Summary 21
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01 / The Proposals 01 / 1 Introduction 01 / 2 The Site - Photos 01 / 3 The Proposals Section Contents Design & Access Statement 22
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Page 6 25002_Giffen Coach House Page 7 Design & Access Statement 01 / Project Overview 01 / 1 Project Introduction The Site Address: Giffen Coach House, Near Dalry, KA24 4HQ Current Use: Dwelling with garden amenity Indicative Site Area: n/a Conservation / Heritage: C Listed The Listing GIFFEN STABLES: LB1241 Category: C Date Added: 23/12/1980 Description: Circa 1869. Single storey and attic. 'U'-plan former stable block. Sneaked and stugged ashlar with ashlar dressings, Gatepiers to walled courtyard with bold caps. Yard interior has 2 segmental-headed carriage entrances, with modern glazing, in block opposite gate, door and window to left. Round stair tower, with finialled conical roof with fish-scale slating set in angle to right. Flanking wings with altered fenestration. Gables with 2 ground floor windows and segmental-headed altered loft entrances with re-used cast-iron balconies. Crow- stepped gables and dormer-heads throughout. Slate roof. Historic Image of East Elevation Historic Image of West Elevation 23
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Page 8 25002_Giffen Coach House Page 9 Design & Access Statement 01 / The Proposals 01 / 2 The Site - Photos The photos below illustrate the condition of the existing site - the slab foundation can be seen installed south of the existing garage (in the foreground). The coach house can be seen in the background, set within wooded context of mature trees which provide visual screening from around the site on all sides. Image / Site Photo - Looking north from southern corner of site Image / Site Photo - Looking south from garage Image / Site Photo - Looking north towards coach 24
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Page 10 25002_Giffen Coach House Page 11 Design & Access Statement 01 / The Proposals 01 / 2 The Proposals Proposed Siting The proposals are for a two storey timber frame and finish garden annex, located in the southern most corner of the site. The position of the building has been selected due to its secluded location, set remotely away from the C listed structure, far back from the principal elevation, within a back drop of existing mature trees, which bound the site. Materiality The proposed materiality has been selected for its sustainable credentials; timber being a natural and renewable resource. The natural finish of the exterior will blend sympathetically into the context, subservient to the existing stone structure of the coach house. uPVC windows in a dark grey timber effect are proposed to tie in with the other windows on site. A dark grey metal roof with standing seam is proposed - the colour grey is proposed to tone with the slate roof of the coach house. Form & Massing The overall height of the structure sits between the parapet height of newly built accessible extension and the ridge of the original coach house. The proposed height is subservient to the C listed structure and does not negatively impact the setting or character of the coach house. East Elevation (Long Context) 1:20001 All levels and dimensions to be checked on site prior to construction / fabrication; report discrepancies immediately. Do not scale dimensions from this drawings. This drawing is copyright protected. REVISIONS -- 10/07/25 ED First Issue Indicates New Works LEGENDLEGEND NOTES 1. Proposed garden annex - timber construction Indicates Site Boundary 1. +4.658 +4.860 +5.670 +0 -0.050 +0 -0.050 +4.860 +5.670 +0 -0.050 +4.860 +5.670 +0 -0.050 +4.860 +5.670 +4.590 East Elevation 1:10001 DRAWING NO.DRAWING Planning PROJECT Coach House, Giffen, KA24 4HQ /1:100 0 1 2 3 4 5m Unit 2, Studio LBA Orwell Farm, Kinross, KY13 9HB 01577 737 980 mail@studioLBA.co.uk Proposed ElevationsA3 South Elevation 1:10002 West Elevation 1:10003 North Elevation 1:10004 1. 1. 1. 1. 2. 3. 4. 5. 25002A(PL)200 EP DRAWING NO. All levels and dimensions to be checked on site prior to construction / fabrication; report discrepancies immediately. Do not scale dimensions from this drawings. This drawing is copyright protected. DRAWING Planning PROJECT Coach House, Giffen, KA24 4HQ / REVISIONS Unit 2, Studio LBA Orwell Farm, Kinross, KY13 9HB 01577 737 980 mail@studioLBA.co.uk 0 10 20m1:500 Proposed Site PlanA3 -- 09/07/25 ED First Issue Indicates New Works LEGEND 1. N LEGEND NOTES 1. Proposed garden annex Indicates Site Boundary 25002A(PL)003 Image / Site Plan Image / Contextual Elevation Image / Elevations 25
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East Elevation (Long Context) 1:20001 DRAWING NO. All levels and dimensions to be checked on site prior to construction / fabrication; report discrepancies immediately. Do not scale dimensions from this drawings. This drawing is copyright protected. DRAWING Planning PROJECT Coach House, Giffen, KA24 4HQ /1:200 0 4 10m2 6 8 REVISIONS Unit 2, Studio LBA Orwell Farm, Kinross, KY13 9HB 01577 737 980 mail@studioLBA.co.uk Proposed Elevations Long Context A3 -- 10/07/25 ED First Issue A 02.10.25 ED Second Issue Indicates New Works LEGENDLEGEND NOTES 1. Proposed garden annex - timber construction. Sandstone front elevation with slate roof Indicates Site Boundary 1. 25002A(PL)201 27
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+4.158 +4.360 +5.670 +0 -0.050 +0 -0.050 +4.360 +5.670 +0 -0.050 +4.360 +5.670 +0 -0.050 +4.360 +5.670 +4.590 East Elevation 1:10001 DRAWING NO. All levels and dimensions to be checked on site prior to construction / fabrication; report discrepancies immediately. Do not scale dimensions from this drawings. This drawing is copyright protected. DRAWING Planning PROJECT Coach House, Giffen, KA24 4HQ /1:100 0 1 2 3 4 5m REVISIONS Unit 2, Studio LBA Orwell Farm, Kinross, KY13 9HB 01577 737 980 mail@studioLBA.co.uk Proposed ElevationsA3 -- 10/07/25 ED First Issue A 02.10.25 ED Second Issue South Elevation 1:10002 West Elevation 1:10003 North Elevation 1:10004 Indicates New Works LEGENDLEGEND NOTES 1. Proposed garden annex - timber construction 2. Double glazed UPVC window - anthracite grey 3. Slate Roof 4. UPVC access door - anthracite grey 5. First floor balcony / verander with timber balustrade 6. Sandstone cladding 7. Cement render - buff 1. 3. 1. 1. 2. 3. 4. 5. 25002A(PL)200 7. 6. 7. 7. 28
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DRAWING NO. All levels and dimensions to be checked on site prior to construction / fabrication; report discrepancies immediately. Do not scale dimensions from this drawings. This drawing is copyright protected. DRAWING Planning PROJECT Coach House, Giffen, KA24 4HQ /1:100 0 1 2 3 4 5m REVISIONS Unit 2, Studio LBA Orwell Farm, Kinross, KY13 9HB 01577 737 980 mail@studioLBA.co.uk Proposed Floor PlansA3 -- 09/07/25 ED First Issue A 02.10.25 ED Second Issue Indicates New Works LEGEND N LEGEND NOTES 1. Proposed 2 storey garden annex - timber construction 2. Slate roof Ground Floor Plan 1:10001 First Floor Plan 1:10002 Roof Plan 1:10003 1. 1. 2. 25002A(PL)100 29
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01 02 31.03.25 30.04.25 KP CM Planning Application Client Issue Updated Drawings for Client Approval Changes on Sheet Change, site area indicated DrawingProject Title Coach House, Giffen, KA24 4HQ Location PlanA3 All levels and dimensions to be checked on site prior to construction / fabrication; report discrepancies immediately. Further dimensions provided on request, avoid scaling. This drawing is copyright protected. 1:2500 Issues Drawing No. 25002 - PL(2-)001 Revision - 02 GENERAL NOTES: ∑ All work to comply with the Building (Scotland) Regulations 2004 as amended ∑ All site works to be in accordance with the Construction (Design and Management) Regulations 2015. ∑ All products to be installed per manufacturer's recommendations ∑ All dimensions in mm & are to be verified on site ∑ To be read in conjunction with other contract drawings, schedules & specifications. ∑ To be read in conjunction with structural engineer's drawings. The Stables Orwell Farm Kinross KY13 9HB | mail@studioLBA.co.uk Indicates site boundary Site Area 14,098 sqm Legend: 0 60 120m N Ordnance Survey, (c) Crown Copyright 2025. All rights reserved. Licence number 100022432 30
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EP DRAWING NO. All levels and dimensions to be checked on site prior to construction / fabrication; report discrepancies immediately. Do not scale dimensions from this drawings. This drawing is copyright protected. DRAWING Planning PROJECT Coach House, Giffen, KA24 4HQ / REVISIONS Unit 2, Studio LBA Orwell Farm, Kinross, KY13 9HB 01577 737 980 mail@studioLBA.co.uk 0 10 20m1:500 Existing Site PlanA3 -- 09/07/25 ED First Issue LEGEND 1. N LEGEND NOTES 1. Existing slab foundation Indicates Site Boundary 31
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EP DRAWING NO. All levels and dimensions to be checked on site prior to construction / fabrication; report discrepancies immediately. Do not scale dimensions from this drawings. This drawing is copyright protected. DRAWING Planning PROJECT Coach House, Giffen, KA24 4HQ / REVISIONS Unit 2, Studio LBA Orwell Farm, Kinross, KY13 9HB 01577 737 980 mail@studioLBA.co.uk 0 10 20m1:500 Proposed Site PlanA3 -- 09/07/25 ED First Issue Indicates New Works LEGEND 1. N LEGEND NOTES 1. Proposed garden annex Indicates Site Boundary 25002A(PL)003 32
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REPORT OF HANDLING Reference No: 25/00305/PP Proposal: Erection of 2 storey detached garden annex within curtilage of listed building Location: Coach House, Dalry, North Ayrshire, KA24 4HQ ---------------------------------------------------------------------------------------------------------------- LDP Allocation: Countryside/Rural Community LDP Policies: SP1C - The Countryside Objective / SP2 - Strategic Policy 2 / Detailed Policy 10 - Listed Buildings / ---------------------------------------------------------------------------------------------------------------- Consultations: Yes Neighbour Notification: Neighbour Notification carried out on 21.07.2025 Neighbour Notification expired on 11.08.2025 Advert: Not Advertised ---------------------------------------------------------------------------------------------------------------- Previous Applications: 11/00502/PP for Erection of conservatory to rear and internal and external alterations to form granny annexe Approved subject to Conditions on 26.09.2011 25/00253/PP for Various alterations and extensions to dwellinghouse to include the erection of an outbuilding consisting of garage/car port (retrospective) Approved with no Conditions on 12.09.2025 Appeal History of Site: Relevant Development Plan Policies SP1C - The Countryside Objective SP2 - Strategic Policy 2 Detailed Policy 10 - Listed Buildings The LDP can be viewed at the link below. LDP November 2019 NPF4 can be viewed at the link below Appendix 2 33
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25/00305/PP National Planning Framework 4 - gov.scot (www.gov.scot) Description Planning permission is sought for the erection of a 2-storey detached garden annex within the curtilage of the category C listed building at Coach House, Dalry. The garden annex building would be rectangular in shape measuring approx. 13.8 metres in length and 9.8 metres in width (on plan). It would have a gabled roof profile, measuring approx. 5.8 high to the roof ridge and approx. 4.7 metres hight to the eaves. Materials would consist of a slate finished roof, sandstone cladding to the external walls of the front (north-east facing) elevation, and buff cement render to the remaining external walls. A balcony of timber construction would be formed to the first floor of the building to the front (north-east facing) elevation. There would be an arrangement of doors and windows to the building that would be fitted with anthracite grey double glazed UPVC frames. The application site at Coach House consists of a large former stable block building set within a wooded area that forms part of the former estate associated with Giffen House that is located to the north-east of the site. The site is accessible from the C109 road to the west via a private track. The site is well enclosed by woodland and is set back from the public road. The proposed annex building would be sited within an area of garden ground to the south of the main house. Planning permission and listed building consent was granted earlier in 2025 (refs. 25/00253/PP and 25/00254/LBC) for alterations and an extension to Coach House, including the erection of a detached garage/car port building. The consents were applied for retrospectively as the works had already taken place. Before this, planning permission was granted in 2011 (ref. 11/00502/PP) for the erection of conservatory to rear and internal and external alterations to form a granny annexe. In terms of the Adopted Local Development Plan (LDP), the application site is located within the countryside. Therefore, the Countryside Objective of Strategic Policy 1 (Spatial Strategy) applies. The application site also relates to a category C listed building. The application requires to be considered in terms of Strategic Policy 2 (Placemaking) and Policy 10 (Listed Buildings). National Planning Framework 4 (NPF4) is also relevant to the consideration of the application since this is part of the development plan. The most relevant polices in this case are Policy 7 (Historic assets and places), Policy 14 (Design, quality and place) and Policy 16 (Quality homes). Consultations and Representations 34
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25/00305/PP Neighbour notification was carried out for this application in accordance with statutory procedures. One representation was received in support of the application. The comments were made on behalf of the National Annexe Planning Consultancy (NAPC). The points raised are summarised below. 1. The proposed annex would be ancillary to the main dwelling, and the applicant is encouraged to ensure that the use, scale, and layout of the proposed annex are clearly subordinate and functionally linked to the principal residence, with no risk of future separation or independent occupation. Response: The principle of the development is considered in the Analysis section below. In short, it is not considered that the erection of an annex building within the curtilage of a domestic dwellinghouse raises any land use policy implications and the principle of the proposed annex building is accepted. A planning condition could be attached to any consent granted to ensure that the annex remain ancillary to the main house. 2. Given the listed status of the main building, the importance of high-quality design and materials, as well as careful siting, is highlighted to ensure the annex preserves and enhances the character and setting of the heritage asset. Consideration should also be given to access arrangements and the visual relationship between the annex and the main dwelling. Response: The siting, design, and external appearance of the proposed annex building are considered in the Analysis section below. In short, it is not considered that the design of the annex building is appropriate. Consultations: MOD - Due to the proposed location with the Vulnerable Building distance of DM Beith and the new structure materials the MOD will be required to carry out multiple explosive assessments. MOD request an extension of time to ensure all the relevant explosives checks can be carried out. Response: As the case officer sought amendments to the building design, it was suggested that the explosives assessments be postponed until a more appropriate design had been received. Whilst a revised design was submitted for consideration, it is not considered satisfactory. See Analysis. Analysis The erection of an annex building within the curtilage of a domestic dwellinghouse does not raise any land use policy implications and could potentially be acceptable in principle in terms of the Countryside Objective of Strategic Policy 1 (Spatial Strategy). Similarly, in terms of NPF4, it is not considered that the proposed development raises any national or strategic planning issues. Therefore, the application requires to be considered in terms of the relevant policies of the development plan. The stated purpose of Strategic Policy 2 on Placemaking is to ensure "all development contributes to making quality places." The policy also seeks to "safeguard, and where possible enhances environmental quality through the avoidance of adverse environmental or amenity impacts." Similarly, the policy intent of NPF4 Policy 14 (Design, quality and place) is "to encourage, promote and 35
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25/00305/PP facilitate well designed development that makes successful places by taking a design-led approach and applying the Place Principle." In terms of NPF4 Policy 16 (Quality Homes), householder development proposals will be supported where they: i. do not have a detrimental impact on the character or environmental quality of the home and the surrounding area in terms of size, design and materials; and ii. do not have a detrimental effect on the neighbouring properties in terms of physical impact, overshadowing or overlooking. LDP Policy 10 (Listed Buildings) requires proposals to preserve and enhance the special architectural or historical interest of listed buildings. NPF4 Policy 7 (Historic assets and places) is similar in its approach to support development that preserves and enhances the character, special architectural or historic interest, and setting of a listed building. The application site is situated approximately 400m from the nearest public road (C109). It is surrounded by trees and is not readily visible from any public viewpoints in the vicinity. Therefore, it is not considered that the proposed annex building would have any significant adverse visual impact on the surrounding countryside area. However, as noted above, the impact on the character and environmental quality of the home and the surrounding area in terms of size, design and materials requires to be considered. Furthermore, the impact on the character, special architectural or historic interest, and setting of a listed building also needs consideration. The proposed annex building would be sited approx. 20 metres to the south of Coach House. It is not considered that the design of the proposed annex building is appropriate for its immediate context within the curtilage of the category C listed building at Coach House. The proposed design is very unsympathetic to the traditional character of the listed building. In particular, the proposed height (of the two-storey element) in combination with the shallow pitched roof with high eaves is considered out of keeping with the domestic character of the listed building curtilage and more akin to an agricultural style shed than an annexe for domestic use. The applicant was asked to submit amendments to the proposed design to address the above concerns. In response, amended drawings were submitted showing the eaves height lowered by 0.5 metres. The height of the proposed first floor windows have been lowered to reflect the lower eaves height. Originally it was proposed to finish the roof and external walls of the building with anthracite grey metal standing seam cladding. The applicant amended this to a slate roof finish, sandstone cladding to the external walls of the front south facing elevation, and buff coloured cement render to the remaining external walls. While the changes above are noted, it is not considered that these go far enough to address concerns about the overall proposed design of the building. The underlying massing and form of the proposed annex building remains excessively bulky, resembling that of a large agricultural shed. Therefore, it is not considered that the design of the proposed annex building is appropriate. It would have a detrimental effect on the character and appearance of the curtilage and the setting of the category C listed building at Coach House. 36
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25/00305/PP In terms of physical impact, overshadowing, and overlooking, there are no immediate neighbouring residential properties to the application site with the closest being approx. 230 metres to the north-east at Giffen House, which is located within a densely wooded setting. As such, it is not considered that the proposed annex would give rise to any adverse impact in respect of residential amenity. The applicant was advised that the eaves height of the proposed annex needs to be lowered to be more in keeping with the traditional gabled roof shape of Coach House. Rather than having 2 full storeys, a 1.5 storey annexe (like the main building) was suggested. Similarly, rather than a large rectangular footprint, a "T" or "L" shaped layout (Coach House has a U "horseshoe" shaped layout) was suggested. Such changes would likely break up the bulky design of the current proposal and help to achieve a more traditional roof profile like that of Coach House. In response, the applicant has advised that they can make no more meaningful concessions to the proposed design than the amendments noted above. Based on the above observations, it is not considered that the proposed development accords with the relevant policies of the development plan and there are no other material considerations to indicate otherwise. Therefore, planning permission should be refused. 37
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25/00305/PP Decision Refused Case Officer - Mr Joe Thompson 38
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25/00305/PP Appendix 1 - Drawings relating to decision Drawing Title Drawing Reference (if applicable) Drawing Version (if applicable) Existing Block Plan Location Plan 25002 PL(2-)001 Rev 02 Proposed Floor Plans 25002A(PL)100 Proposed Elevations 25002A(PL)200 Proposed Cross Section 25002A(PL)201 Block Plan / Site Plan 25002A(PL)003 39
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01 02 31.03.25 30.04.25 KP CM Planning Application Client Issue Updated Drawings for Client Approval Changes on Sheet Change, site area indicated DrawingProject Title Coach House, Giffen, KA24 4HQ Location PlanA3 All levels and dimensions to be checked on site prior to construction / fabrication; report discrepancies immediately. Further dimensions provided on request, avoid scaling. This drawing is copyright protected. 1:2500 Issues Drawing No. 25002 - PL(2-)001 Revision - 02 GENERAL NOTES: ∑ All work to comply with the Building (Scotland) Regulations 2004 as amended ∑ All site works to be in accordance with the Construction (Design and Management) Regulations 2015. ∑ All products to be installed per manufacturer's recommendations ∑ All dimensions in mm & are to be verified on site ∑ To be read in conjunction with other contract drawings, schedules & specifications. ∑ To be read in conjunction with structural engineer's drawings. The Stables Orwell Farm Kinross KY13 9HB | mail@studioLBA.co.uk Indicates site boundary Site Area 14,098 sqm Legend: 0 60 120m N Ordnance Survey, (c) Crown Copyright 2025. All rights reserved. Licence number 100022432 Appendix 3 40
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Appendix 4 41
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