2400724PPM - Sportscotland National Centre Millport Isle Of Cumbrae North Ayrshire KA28 0HQ
North Ayrshire Council · 19 March 2025
Back to Planning Committee — 19 March 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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NORTH AYRSHIRE COUNCIL 19th March 2025 Planning Committee Locality North Coast and Cumbraes Reference 24/00724/PPM Application Registered 27th September 2024 Decision Due 27th January 2025 Ward North Coast Recommendation Approved subject to Conditions __________________________________________________________________ Location Sportscotland National Centre Millport Isle Of Cumbrae North Ayrshire KA28 0HQ Applicant Mr Alan Howat And Micheal O Connor Proposal Refurbished water sports centre and lodges with additional 34 glamping pods, creation of kiosk and campervan parking. ___________________________________________________________________ 1. Description This can be ascertained by reference to the attached plans and photographs. Planning permission is sought for the refurbishment of water sports centre and lodges with additional 34 glamping pods, creation of kiosk and campervan parking. The application site relates to an existing water sports centre located on the Isle of Cumbrae. The site is located approximately 0.3 miles southwest of the Cumbrae to Largs ferry slipway and some 1.8 miles from the town of Millport. On site there is the existing main water sports centre building, three dormitory lodges to the northwest and two buildings to the southeast of the existing water sports building. The site slopes roughly west to east and the area to be developed is currently undeveloped agricultural land. The southern boundary is bounded by a mixture of trees and shrubbery, with dense tree coverage further south outwith the site. To the east of the site lies the beach and existing jetty and slipway. The site is surrounded by open fields to the north and west. The nearest neighbouring property is located approximately 25m to the southeast of the site. To the immediate south is the Horse Hill Wood Local Nature Conservation Site (LNCS)
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within which is an unclassified historic asset (a 'fort'). The nearest SSSI (Site of Special Scientific Interest) is Ballochmartin Bay, which is also a LNCS, some 50m to the south-east. It is proposed to repurpose the existing water sports centre and three existing dormitory lodges on site to bring the existing water sports centre back into use. These existing buildings would continue to be used for purposes within the existing use class i.e. as the main water sports centre building and as dormitory lodges. The re-use of these buildings does not in itself require planning permission. It is also proposed to build 34 glamping pods which would consist of four different types. There would be 20 single storey 1-bed pods, 4 single storey 2-bed pods, 6 L-shaped 2-bed pods and 4 1 and ½ storey 3-bed pods. The pods would be finished in the same materials (zinc and timber cladding) and would all have pitched roofs. Given the topography of the site, the highest pod would sit some 16.6m above sea level. This would be at the southwestern corner of the site. Pods at the lower point of the site would be some 4m above sea level. The existing building to the east of the main water sports building would be repurposed into a kiosk. The alterations to the kiosk would include the formation of hatch to the northern elevation. Access to the site is via the ring road (B896) which will not be altered. A secondary track road would wind through the site serving the glamping pods. Each pod would have its own parking space which would be composed of grasscrete. All pods, apart from the four 3-bed pods which would have a mezzanine bedroom, would be on a single level and would be accessed off a level plat. There would also be 22 spaces allocated for caravans and campervans to park near the main building. A play area would be provided within the site and there would be an area of informal open space to the southwest of the main building. Foul waste is treated and discharged on site, with a septic tank located at a low point in the corner of the site. An additional tank would be buried adjacent the existing one to take drainage from the additional pods. Surface water would feed into the existing ditch and out to sea via the existing discharge on the site. The sloped roofs would minimise any potential increases in surface water gathering on roofs. In terms of the Adopted Local Development Plan (LDP), the application site is located within the countryside of Cumbrae and is within a Special Landscape Area. The site also lies adjacent to Horse Hill Wood LNCS and close to Ballochmartin Bay LNCS and SSSI. The relevant policies of the LDP to the proposed development are The Countryside Objective and The Coast Objective of Strategic Policy 1 (Spatial Strategy), Strategic Policy 2 (Placemaking), Policy 6 (Supporting Sustainable Tourism), Policy 13 (Non-designated Archaeological Sites and Monuments), Policy 15 (Landscape and Seascape), Policy 16 (Protection of our Designated Sites), Policy 18 (Forestry, Woodland, Trees and Hedgerows), Policy 20 (Outdoor Sports Facilities) and Policy 23 (Flood Risk Management). In terms of National Planning Framework 4 the relevant policies are Policy 1 (Tackling the climate and nature crises), Policy 3 (Biodiversity), Policy 4 (Natural Places), Policy 6 (Forestry, woodland and trees), Policy 14 (Design, quality and place), Policy 21 (Play, recreation and sport), Policy 22 (Flood risk and water management) and Policy 30 (Tourism).
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A Local Place Plan prepared by Cumbrae Community Council was formally registered on 22nd January 2025 and therefore, is a material consideration when assessing this application. A Proposal of Application Notice (PoAN) was submitted 8th May 2024 (24/00446/PREAPM). The following documents were submitted as part of the application: Design and Access Statement: Provides context as to why the site was chosen and details insights into the design concept and constraints of the development. Landscape Visual Assessment: Concludes that there are no designations or constraints which apply to the site or adjacent landscape which would preclude the proposed development. Comments that the scale and design of the proposed pods would blend with the landscape of the hill. Considers the area to the west of the buildings will experience greatest change. Concludes that there will be little impact on parts of the site which have previously been in use as the water sports centre as the current site is maintained in a similar fashion even although not currently in use. There will be some impact on the rough grassland of the site to the west when platforms for chalets are formed, and roads and paths are installed. Grassland is of some value but lacks diversity. Opportunities to enhance the biodiversity of the area through the sowing of meadow grass and planting of location appropriate native trees throughout. This would help set the new parts of the development within the landscape and would be in-keeping with the nature of the accommodation and outdoor lifestyle being promoted. PAC Report: The public consultation exercise was carried out between 1st July and 7th August 2024. The proposals made available to the public during the consultation event were indicative and at the early design stage. Two in-person events were held at Garisson House in Millport on two separate dates and an online consultation was available on the agent's website. The consultation was advertised in the local press. A total of 46 people attended the in-person consultation. Feeback from the consultation event highlighted the large level of support on the island for the proposal. Preliminary Ecological Appraisal and Preliminary Roost Assessment: A Phase 1 Habitat Survey was carried out. This includes assessment of potential protected species. Information relating to species was provided. The survey identified the area as a built-up area consisting of buildings and hardstanding surrounded by short mown amenity grassland. To the west of the building area is an area of unmanaged semi-improved grassland, with areas of tall ruderals and scrub near the boundaries. The area contains suitable habitat for foraging and roosting bats, foraging/commuting otter, badger, reptiles, red squirrel and nesting and wintering birds. The buildings provide potential for bat roosts.
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The survey also provides recommendation for potential mitigation and biodiversity enhancement. Phasing Plan: In response to the findings in the Preliminary Ecological Appraisal, the applicant produced a phasing plan of the proposed development. The phasing plan details the timeline of each aspect of the proposal. It states that the area where the roost was found is an existing building for which no works requiring planning permission are proposed. These areas will be subject to the relevant recommended further surveys. Relevant Planning History None. Relevant Development Plan Policies The LDP can be viewed at the link below. LDP November 2019 NPF4 can be viewed at the link below National Planning Framework 4 2. Consultations and Representations Neighbour notification was carried out in accordance with statutory procedures. The application was also advertised in the local press (Largs and Millport Weekly News). A total of 3 representations were received, two objections and one in support. The comments are summarised below. Objection comments: 1. Additional traffic: concerned that the proposal would impact traffic as the entrance and exit is near the ferry slip and bend in the road. The environment is already under significant stress Response: NAC Active Travel and Transportation was consulted and have no objections. Their comments are set out below. NAC Environmental Health was also consulted and have no objections. They suggest studies of potential air quality impacts and contamination, if any, with appropriate remediation. This could be controlled by a planning condition. 2. Scale and location: If completed to this scale it will become a major venue. It is situated outwith the town and will take business away from already established businesses. Response: The proposed development would result in the formation of 34 glamping pods and the refurbishment of the existing water sports centre building and lodges. It
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is considered that the glamping pods would be of modest scale and would be evenly spread out across the site. It is not considered that the proposal would lead to overdevelopment within the site. Whilst it is located outwith Millport, it is not considered that the development would be detrimental to Millport town centre. The impact of the site on the surrounding area is considered in the analysis section below. 3. Majority of development appears to be cabins or yurts. At the public consultation, many people flagged up the possibility of including a campsite to reduce the number of wild campers. This aspect seems overlooked. Response: Noted. The application relates to the formation of glamping pods. The applicant states that the development of the pods is likely to be staggered and therefore, other offerings on site (such as camping) may be feasible during this period. The applicant is aware that planning permission may be needed for other proposed offerings on site. 4. Caravan parking: this area for parking seems to be a very small part of the development. Response: The main part of the development relates to the formation of the 34 glamping pods and refurbishment of the existing water sports centre buildings. In addition, the proposal includes the formation of 22 campervan parking spaces. It is considered that the formation of these spaces would offer appropriate campervan parking facilities. Again, if the applicant wishes to increase the offerings of the site, further planning permissions may be required. 5. The delineated water park is in an exposed area in certain winds. Millport bay might be a better site for this. Response: The proposal would create glamping pods whilst also involving the refurbishment of the existing water sports centre on site. It is considered that the use of the existing site is appropriate as it would bring an existing water sports centre back into use and would provide additional accommodation for visitors to the island. Supporting comments: 1. Satisfied the development would be beneficial to the island. Applicant has addressed concerns raised with them and happy with the response. Response: Noted. 2. Road calming measures should be considered as the road is very busy. Response: NAC Active Travel and Transport were consulted, and the comments are set out below. 3. Any future development outwith the current proposals should ensure that the visual outlook is not compromised with the placement of static caravans. Would not want water supply impacted during construction.
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Response: It is considered that the proposed glamping pods would be of an acceptable design and would fit into the surrounding area. The applicant is aware that any further offerings on site may require separate planning applications which will be assessed on their own merits. Amneity impacts are considered in the analysis section below. Private water supplies would be a private legal matter. Consultations: Cumbrae Community Council: Broadly supportive of the application which will bring a redundant site back into use, create additional accommodation for visitors wishing to stay on the island overnight, and create a new site for motorhomes to stay on the island where they have access to appropriate facilities, rather than parking in laybys. However, have the following comments: 1. Temporary uses of the site during the phased development, such as camping should require further permissions once details are available. 2. Additional screening should be provided between the site and the neighbouring property to the south. 3. The spacing between campervan pitches shown on the drawings does not appear to be adequate- particularly for those that might have awnings attached. 4. The proposed kiosk appears to project onto the grass verge outside of the site boundary and would potentially entail people standing or queuing on what can be a very busy and congested section of road where no footpath exists. Response: Noted. These comments were passed onto the applicant for response. The applicant has since provided more detailed plans regarding the campervan parking. The applicant also provided a further statement addressing the potential for additional offerings and that permission will be sought where necessary. Further screening has been added to the southern neighbouring boundary. Regarding the kiosk, this would utilise an existing building. Only part of the kiosk belongs to the applicant, the part closest to the road is owned by a utilities company. Scottish Water: No objection. The applicant must ensure that the requirements from Scottish Water are met. Response: Noted. The applicant is aware of Scottish Water's requirements. NAC Environmental Health: No objections subject to conditions regarding air quality and the carrying out of a desk study of the likelihood of contamination of the application site, including remediation measures if necessary. Response: Noted. Conditions relating to the above matters could be added in the event of planning permission being granted. NAC Active Travel and Transport: No objections. An existing access from the public road will be used to access the site. New internal tracks will be constructed. The internal tracks will remain private. Response: Noted.
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NatureScot: There are natural heritage interests of international importance close to the site, but these will not be affected by the proposal. Agree with applicant's survey that further survey required to assess the identified bar roost. It is for the planning authority to determine, within the context of its own policies, whether to request the further information suggested below to help them assess the impacts and to inform mitigation/enhancement measures. Response: The response was passed onto the applicant. The applicant has since provided a phased development plan detailing the proposed timeline of the works. The phased plan states that no works will be undertaken within the area where the protected species was found until the relevant recommended further surveys have been completed. It is noted that no works requiring planning permission are proposed for this area, which comprises the existing accommodation buildings. Works which affect protected species could be an offence under the relevant Acts and it is any developer's responsibility to ensure works are carried out with the relevant permissions. West of Scotland Archaeology Service (WoSAS): The proposed development would be located immediately north of an unclassified historic asset - a fort that is shown on Ordnance Survey maps. It is considered the visual impact of the glamping pod development on the setting of this asset has not been assessed in the Landscape and Visual Appraisal. The lodges would be constructed immediately to the north of the boundary, meaning that views from the asset to the north likely to be changed from predominantly open to an essentially suburban one. WoSAS would like to see the separation distance between the fort and new pods increased. There is also possibility for ground disturbance associated with construction of the development to encounter and remove sub-surface archaeological material. Recommend that a condition regarding the implementation of a programme of archaeological works in accordance with a written scheme of investigation. Response: Noted. The fort is not specifically identified as a scheduled monument or classified as a specific designated historic asset. The proposed development is considered to be of a scale and design appropriate for its use and location. There are existing trees to the southern boundary of the site which would screen the development from any potential viewpoint from the fort. It is not considered that the proposed development would have a detrimental impact on the setting of the fort. The impact of the development on the setting of the fort is discussed below. A condition could be added to any grant of permission to ensure the implementation of a programme of archaeological works in accordance with a written scheme of investigation. Publicity:- Largs & Millport Weekly News Reason for advertisement:- Regulation 20 (1) Advert Published on:- 16.10.2024 Site Notices:- No Site Notice
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3. Analysis To accord with the provisions of the Town and Country Planning (Scotland) Act 1997, the application requires to be determined in accordance with the development plan unless material considerations indicate otherwise. Each relevant development plan policy is considered below. Strategic Policy 1: Spatial Strategy (The Countryside Objective) and (The Coast Objective) The Countryside Objective of Strategic Policy 1 states that in principle, the Council will support proposals outwith North Ayrshire's identified towns and villages for (d) tourism and leisure uses, where they would promote economic activity, diversification and sustainable development, particularly where they develop our coastal tourism offer/infrastructure. The site relates to an existing water sports centre which is currently unoccupied. The proposal would see the refurbishment of the existing centre building and lodges along with the formation of no. 34 glamping pods. It is considered that the application can be supported in terms of The Countryside Objective of Strategic Policy 1. The Coast Objective of Strategic Policy 1 states that a range of uses will be supported to support North Ayrshire's coastal economy. In principle, the Council will support development proposals which meet specific criteria including; assist to develop and strengthen North Ayrshire's coastal economy and marketability; improve accessibility to visit and explore North Ayrshire's coast and islands; enhance existing strategic coastal marine assets and infrastructure- particularly where the development would address a qualitative deficiency in North Ayrshire's coastal tourism infrastructure; provide improved ashore facilities for marine activity and tourism; and provide jobs to North Ayrshire communities. In this case, the proposal would result in the reuse of an existing water sports centre and would provide additional tourism offerings such as glamping pods and other facilities. It is considered that the proposed development could improve accessibility to visit and explore the island by providing facilities and accommodation for visitors which could improve the tourism infrastructure on Cumbrae. Additionally, the proposed development would have the potential to create jobs on the island which could improve the economy of Cumbrae. Considering the above, it is considered that the proposed development meets the criteria of The Coast Objective of Strategic Policy 1. Strategic Policy 2: Placemaking and NPF4 Policy 14: Design, Quality and Place Strategic Policy 2 of the LDP states that all proposals for development should meet the qualities of a successful place. The relevant qualities in respect of this development are considered to be 'distinctive', 'safe and pleasant', 'resource efficient', 'welcoming', 'adaptable' and 'easy to move around and beyond'. NPF4 Policy 14 reiterates this with the relevant qualities being 'pleasant', 'connected', 'distinctive', 'sustainable', and 'adaptable'. The following comments are made in relation to both Strategic Policy 2 and NPF4 Policy 14. The proposal is considered to create an attractive place and draws upon the characteristics of the surrounding area. The proposed glamping pods would consist of four differing sizes and design types, and all pods would be finished in timber cladding to the external walls with
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zinc cladding to the roofs. The highest pod would sit at some 16.6m AOD and the lowest part of the site would be some 4.3m AOD. Referring to the submitted Design and Access Statement, the design of the proposed pods was based on the 'Viking Hut'. With the area celebrating Viking links yearly, the applicant wished to use the Viking Hut as a design base for their contemporary pods. Despite there being four different designs of the pods, all pods would be uniform in terms of their design, and all would be finished in high quality materials. The pitched roofs and dark proposed materials would help the proposed development blend into the surrounding natural landscape. On the Island, the proposed development would be visible from viewpoints from the north and west of the site. However, it is not considered that this would have a significant impact on the surrounding area. Viewpoints from the south would be minimal, with the existing woodland (Horse Hill Wood) providing a natural screen to the southern boundary of the site. Given the position of the site on the eastern coast of the Island, the proposed development would be visible from viewpoints on the mainland. From the mainland, the proposed glamping pods would be read in context with the existing buildings on the site and therefore, it is considered that the visual impact would be minimal and would not significantly affect the setting of the surrounding landscape. Furthermore, the proposed pods would be modest scale, and their design would draw upon the topography/sloped setting of the surrounding landscape. A Land and Visal impact Appraisal was submitted as part of the application which raised no significant concerns. The closest residential property would be located some 25m to the southeast of the shared southern boundary. However, the residential property's garden space would bound the southeastern boundary of the proposed site. The closest proposed glamping pod would be located some 6m off the shared southern boundary. It should be noted that the southern boundary of the site is bounded by trees/shrubs and therefore, already provides a degree of screening between the site and the nearest neighbouring property. Additionally, it is proposed to plant more screening to the southeastern corner of the site to provide further safeguarding of the neighbouring property to the southeast and mitigate any potential amenity implications that could arise as a result of the development. Given the existing screening to the southern boundary and the proposed additional planting, it is not considered that the proposed development would significantly impact the privacy of the nearest residential property. Whilst it is considered that part of the site would be transformed from an open agricultural field to a site with glamping pods, it is not considered that the amenity of this neighbouring property would be significantly impacted. The outlook from all proposed pods would be eastwards, towards the Firth of Clyde. The proposed pods would be sufficiently spaced out to ensure that the privacy of guests is safeguarded. It is not considered that any unacceptable privacy or overlooking impacts would arise as a result of the development. It is not considered that the development would lead to the overdevelopment of the site given the layout of the site. Access to the site would be from the main road (B896). There would be one main vehicular road which would flow through the site connecting the proposed pods. Each pod would have dedicated parking meaning that visitors with cars would be accommodated on site. Once on site, the pods and other facilities could be accessed by active travel. The site is approx. 0.3 miles from the ferry terminal and bus stop. Millport is approx. 1.8 miles from the site and again could be accessed by foot/bicycle or car as well as the bus service which runs between the ferry slip and Millport.
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NAC Environmental Health was consulted and suggest that a condition requiring an assessment of air quality. It is considered that the implementation of such a condition would ensure that the amenity of the surrounding area is protected. Additionally, the Council's Active Travel and Transport department were consulted and raised no concerns. Given the above it is considered that the proposal meets the criteria of both LDP Strategic Policy 2 (Placemaking) and NPF4 Policy 14 (Design, quality and place). LDP Policy 6: Supporting Sustainable Tourism and NPF4 Policy 30: Tourism LDP Policy 6 states that the Council will, in principle, support the creation and enhancement of tourism proposals that are in accordance with the Tourism Framework for Scotland and the Council's current Tourism Strategy. The Council's Visitor Management Plan 2024 does not comment specifically on holiday cabins, it is considered that the proposed development accords with the overall aims of the Strategy to enhance North Ayrshire coastal tourism offering. NPF4 Policy 6 states that development proposals for new or extended tourist facilities or accommodation, including caravan and camping site, in locations identified in the LDP, will be supported. The site is currently an unused water sports centre, the proposed development would see the refurbishment of the existing water sports centre as well as the addition of no 34 glamping pods. It is considered that the proposed glamping pods would be of appropriate scale for the area and would not lead to overdevelopment of the landscape. The Council's Visitor Management Plan 2024 mentions the need to review the provision of motorhome facilities across North Ayrshire. Part of the proposed development would see approx. no.22 campervan/caravan parking bays developed within the site. In the applicant's Design and Access Statement, it is stated that there is a lack of accommodation on Cumbrae meaning that many visits are daytrips. The formation of the glamping pods would provide overnight accommodation and boost the holiday accommodation offering. The Design and Access Statement states that the proposal would bring more visitors spending the night or multiple nights on the island. The applicant states that the development of the glamping pods would be staggered to allow financial stability and continuous investment into the site. In the interim, it is proposed that the site could offer other potential leisure activities within the use class. Planning permission would be sought for any additional uses where necessary. The additional activities would boost the tourist offerings on the island and consequently increase employment opportunities on the island. The applicant states that the development of the site would aid in the growth of Cumbrae's economy. It is considered that the proposal would be compatible with the surrounding area and would provide appropriate management of parking as each glamping pod would have designated vehicle parking which is also considered an appropriate measure to accommodate increased numbers of visitors. During public consultation, the lack of campervan/caravan parking on the island was highlighted. The proposal includes the provision of no. 22 campervan/caravan parking.
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The glamping pods would be specifically for holiday accommodation and would not result in the loss of any existing housing on Cumbrae, and it is not considered that the proposed development would have a significant impact on the provision of services for local people. Given the above, it is considered that the proposed development accords with LDP Policy 6 and NPF4 Policy 30. NPF4 Policy 1: Tackling the climate and nature crises and NPF4 Policy 3: Biodiversity Policy 1 of NPF4 requires that, when considering all development proposals, significant weight will be given to the global climate and nature crises. The policy intent of Policy 3 is to protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. At present the site consists of existing buildings, hardstanding and unmanaged semi-improved grassland. The southern boundary of the site is bounded by trees. Open agricultural fields lie to the west of the site. The site relates to an existing water sports centre. The proposal would see the existing water sports centre refurbished with additional holiday accommodation. It is proposed to introduce planting of native species around the boundary of the site to reduce any potential visual impact. The compact design of the pods would allow for them to be energy efficient. There would be opportunities for renewable energy on site and this could be assessed through a further planning application, if necessary. The impact on protected species and habitats is considered below. Several mitigation and enhancement measures have been recommended in the submitted habitat survey including the implementation of biodiversity enhancement options such as the use of bat boxes, retention and expansion of existing scrubland and new planting to increase biodiversity and connectivity throughout the site. A condition could be attached to any grant of permission to require the implementation of the biodiversity enhancement recommendations set out in the Preliminary Ecological Appraisal. This would ensure that the biodiversity of the site is enhanced and protected and is in alignment with the relevant NPF4 policies. LDP Policy 13: Non-designated Archaeological Sites and Monuments The Council will only support development where it respects the integrity of North Ayrshire's archaeological landscape. In this case, an unclassified historic asset- a 'fort' - lies to the southwest of the site. It is not considered that the proposed development would have a detrimental impact on the archaeological setting of the fort. The fort is located within Horse Hill Wood LNCS. Whilst it is noted that the proposed development would be adjacent Horse Hill Wood, it is not considered that it would have a direct detrimental impact on the archaeological setting of the fort nor have an adverse impact on Horse Hill Wood. The scale of the proposed pods would be modest and tree coverage to the southern boundary would provide screening between the fort and the development site.
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A condition could be attached to any permission which requires a scheme of investigation for archaeology within the application site. Given the above, it is considered that the proposal would accord with Policy 13. LDP Policy 15: Landscape and Seascape The site is not subject to any designations of national importance. It is located within the Great Cumbrae Special Landscape Area. Policy 15, states that the Council will only support development which affects Special Landscape Areas where it would not have an unacceptable impact on their special character, qualities and setting. In this case, the proposed glamping pods would be modest in terms of their scale and would be of a high design quality which is considered appropriate given the surrounding landscape. It is therefore, considered that the proposal accords with Policy 15. Policy 16: Protection of our Designated Site and NPF4 Policy 4: Natural places In terms of Policy 16, the site is not subject to any environmental designations of local or national importance. However, the application site lies adjacent Horse Hill Wood (LNCS), and Ballochmartin Bay (SSSI & LNCS). It is no considered that the proposal would have any impact on these designations. In terms of protected species, a Preliminary Ecological Appraisal and Preliminary Bat Roost Assessment has been submitted as part of the application. The existing accommodation buildings within the site have been identified as potential roosting opportunities for bats. Policy 4 of NPF4 states "Development proposals that are likely to have an adverse effect in species protected by legislation will only be supported where the proposal meets relevant statutory tests. If there is reasonable evidence to suggest that a protected species is present on site or may be affected by a proposed development, steps must be taken to establish its presence. The level of protection required by legislation must be factored into the planning and design of the development, and potential impacts must be fully considered prior to the determination of any application." The applicant has provided a phased development plan for the site including how each element of the development will be implemented. The phased plan states that the area where the roost was found is an existing building for which no development requiring planning permission are proposed. It is noted that no works to the area where the roost was found will be carried out until all recommended further surveys have been undertaken. The phased plan includes the provision of a 30m protection zone around the area around the known bat roost which is to remain in place until all further surveys have been completed. Given the above, it is considered that the applicant has addressed the Council's concerns regarding the protection of the identified protected species found on site. As mentioned above, the roost was found in an existing building where proposed works would not require planning permission. Nonetheless, it is considered that the applicant's submitted phased plan is appropriate, and it is the developer's responsibility to ensure works are carried out with the relevant permissions. Several mitigation and enhancement measures were proposed to ensure that the biodiversity of the site is enhanced and protected. A condition requiring the implementation of the mitigation and enhancement measures recommended by the Preliminary Ecological
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Appraisal could be added to any grant of permission in the interest of the biodiversity of the site. Given this, the proposal is considered to accord with LDP Policy 16 and NPF4 Policy 4. LDP Policy 18: Forestry, Woodland, Trees and Hedgerows and NPF4 Policy 6: Forestry, woodland and trees Policy 18 states that development proposals will only be supported where they will not result in the loss or deterioration of an ancient or long-established plantation or semi-natural woodland unless there are overriding public benefits from the development that outweigh the loss of the woodland habitat. NPF4 Policy 6, intends to protect existing woodlands and trees. In this case, it is not proposed that trees or woodland would be removed to accommodate the development. Furthermore, as noted previously, Horse Hill Wood, an ancient and semi natural woodland, bounds the southern boundary of the site. The development would not cause any interference to the existing woodland. Additional planting is proposed for the southeastern boundary. The proposal is therefore considered acceptable in terms of Policy 18 and NPF4 Policy 6. LDP Policy 20: Outdoor Sports Facilities and NPF4 Policy 21: Play, recreation and sport In terms of LDP Policy 20, the development would not involve the loss of an outdoor sports facility but instead would bring a currently vacant sports centre back into use. The proposal would include the refurbishment of the existing site and facilities and would also create new facilities such as the glamping pods. The intent of NPF4 Policy 21 is to encourage, promote and facilitate spaces and opportunities for play, recreation and sport. It is considered that the proposed development would enhance the existing site as well as facilitate the reuse of an existing sports facility. The proposal therefore accords with Policy 20 and NPF4 Policy 21. LDP Policy 23: Flood Risk Management and NPF4 Policy 22: Flood risk and water management LDP Policy 23 states that generally, development should avoid locations of flood risk and should not lead to a significant increase in the flood risk elsewhere. The Policy intent of NPF4 Policy 22 is to strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. Policy 22 (a iii) states that development proposals at risk of flooding or in a flood risk area will only be supported if they are for redevelopment of an existing building or site for an equal or less vulnerable use. In this case, the proposed development would include the formation of glamping pods and the refurbishment of an existing water sports centre. The redevelopment of the site would result in the use of the site remaining as a water sports facility but with the addition of visitor accommodation. In terms of SEPA's flood maps, a small section to the east of the site has a chance of high and medium likelihood for coastal flooding. This part of the site is where the existing kiosk building and hardstanding area is situated. A further section of the site to the east has a
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chance of low likelihood for coastal flooding. Again, this section of the site relates mainly to the existing buildings, water sports centre and parking area. The area of the site where the proposed glamping pods would be sited has no likelihood of coastal flooding or surface water flooding. Referring to Policy 22 (a iii), the development of the site relates to the refurbishment of the existing water sports centre and therefore, it is considered the proposal would accord with NPF4 Policy 22. Cumbrae Community Council Local Place Plan: As mentioned above, Cumbrae Local Place Plan (prepared by Cumbrae Community Council) was submitted to the Council in December 2024 and formally registered on 22nd January 2025. The views of the community have been identified in 19 proposals. The following proposals are most appropriate. Proposal 8 (Encourage expansion of the motorhome site at the Garrison and the creation of formal camp sites with parking and other facilities on sites identified on the map) and Proposal 16 (Seek new protections to discourage visitors staying overnight in campervans and motorhomes outside of designated sites). Both proposals look to promote increased caravan parking provisions to free up existing parking facilities on the Island. In response to this, the proposed development would include the formation of 22 caravan parking spaces and the formation of allocated parking spaces to serve the glamping pods. It is considered that the proposed development would align with the relevant proposals prepared in the Cumbrae Local Place Plan and therefore, it is considered to be acceptable. There are no other material considerations. In conclusion, it is considered the proposed development would accord with the development plan. Therefore, it is recommended that planning permission is granted, subject to the conditions noted below. 4. Full Recommendation Approved subject to Conditions Reasons for Decision Condition 1. That, no development shall take plan within the development site until the developer has secured the implementation of a programme of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant, agreed by the West of Scotland Archaeology Service, and submitted for the written approval of North Ayrshire Council as Planning Authority. Thereafter, the developer shall ensure that the programme of archaeological works is fully implemented and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of North Ayrshire Council as Planning Authority in agreement with the West of Scotland Archaeology Service.
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Reason In recognition of the archaeological significance of the site. Condition 2. That prior to the commencement of the development hereby approved, a desk study of the application site (including the review of any previous site investigations) to assess the likelihood of contamination and assist in the design of an appropriate site investigation and subsequent suitable quantitative risk assessment shall be undertaken and verified by a suitable qualified Environmental Consultant. Remediation proposals shall also be presented in relation to any significant findings. All documentation shall be verified by a suitably qualified Environmental Consultant and be submitted to the satisfaction of North Ayrshire Council, as Planning Authority. Reason To ensure that any unsuspected contamination is identified and dealt with appropriately on site and to meet the requirements of NAC Environmental Health. Condition 3. That prior to the commencement of development, the applicant must demonstrate that increased road traffic, generated as a result of the development hereby approved, shall not have a detrimental effect on the local air quality or result in an increase in concentrations of atmospheric pollutants such that statutory Air Quality Objectives would be exceeded at any location of relevant public exposure. Reason In the interests of amenity; to ensure that the local air quality and amenity of the surrounding area is safeguarded. Condition 4. That the development hereby approved shall be carried out in accordance with the phasing plan, submitted with this application, all to the satisfaction of North Ayrshire Council, as Planning Authority. Reason To ensure that the development is carried out in accordance with the phasing plan; in the interests of amenity. Condition 5. That details of landscaping for each phase, as detailed in the submitted phasing plan, shall be submitted for approval to the Council, as Planning Authority, prior to the commencement of each development phase. Thereafter, the landscaping for each phase, as may be approved, shall be carried out in the first planting season following completion of the relevant phase. Reason To ensure appropriate landscape measures are utilised and that the amenity of the surrounding area is protected. Condition 6. That any landscaping which dies, becomes diseased, is removed or otherwise fails within 5 years of the completion of the development shall be replaced within the first
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appropriate planting season following failure to the satisfaction of the Council, as Planning Authority. Reason To ensure the landscaping is maintained; in the interests of amenity. Condition 7. That prior to the commencement of the development details of biodiversity enhancement measures, as set out in the submitted Preliminary Ecological Appraisal shall be submitted to the Council, as Planning Authority, for approval. Thereafter the development shall be undertaken in accordance with any such measures as approved and retained in perpetuity to the satisfaction of the Council, as Planning Authority. Reason To ensure that the biodiversity of the site is enhanced; in the interests of amenity. Allan Finlayson Chief Planning Officer For further information please contact Charlotte Conway on 07990 410 901.
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Appendix 1 – Location Plan DO NOT SCALE Reproduced from the Ordnance Survey mapping with the permission of the Controller of His Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. North Ayrshire Council Licence Number AC0000825715.