Agenda Document Pack - Planning Committee - 27/08/2025
North Ayrshire Council · 27 August 2025
Back to Planning Committee — 27 August 2025 and its agenda
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North Ayrshire Council, Cunninghame House, Irvine KA12 8EE Planning Committee A Meeting of the Planning Committee of North Ayrshire Council will be held in the Council Chambers, Ground Floor, Cunninghame House, Irvine, KA12 8EE on Wednesday, 27 August 2025 at 14:00 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 21 May 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 Fairlie Local Place Plan Submit a report by the Executive Director (Communities and Housing) advising Members on the preparation and submission of a Local Place Plan by Fairlie Community Council (copy enclosed). 4 25/00287/PPM : Site to West and South of Mains Bungalow, Irvine Seeking permission for the erection of 255 dwellinghouses to include associated roads, footpaths, drainage, open space, landscaping and ancillary service infrastructure (copy enclosed). 1
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North Ayrshire Council, Cunninghame House, Irvine KA12 8EE 5 25/00216/PP : 120 - 122 Irvine Road, Largs Seeking permission for the removal of condition 10 of planning permission 22/00163/PP (copy enclosed). 6 25/00289/PP : Site to Northeast, Southeast and East of ‘Nethermill’ - 59 Knoxville Road, Kilbirnie Seeking permission for the amendment of condition 3 of planning permission 22/00135/PPPM (copy enclosed). 7 Urgent Items Any other items which the Chair considers to be urgent. 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 Planning Committee Sederunt Robert Foster (Chair) Cameron Inglis (Vice-Chair) Scott Davidson Stewart Ferguson Amanda Kerr Davina McTiernan Jim Montgomerie Ian Murdoch Chloe Robertson Ronnie Stalker Chair: Apologies: Attending: 3
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Planning Committee 21 May 2025 At a Meeting of the Planning Committee 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) Cameron Inglis, Stewart Ferguson and Ronnie Stalker. Present (Remote Participation) Scott Davidson, Jim Montgomerie, Ian Murdoch and Chloé Roberston. In Attendance A. Finlayson, Chief Planning Officer; and A. Hume, Senior Development Management Officer (Communities and Housing); R. Lynch, Senior Manager; C. Leslie, Solicitor (Legal); S. Wilson, Committee Services Officer; and C. Cheung, Digital, Media and Marketing Analyst (Communications) (Democratic Services) (Corporate Services). Chair Councillor Inglis in the Chair. Apologies Robert Foster and Davina McTiernan. 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 23 April 2025 were confirmed and signed in accordance with Paragraph 7 (1) of Schedule 7 of the Local Government (Scotland) Act 1973. 3. 25/00103/PP : Site to South West of Woodside House, Beith Submitted a report by the Chief Planning Officer seeking planning permission for the erection of a detached dwelling house with associated garden ground, parking and boundary treatment. The Committee noted no deputation requests were received for this application. Officers responded to Members’ questions on various aspects of the report and Councillor Inglis, seconded by Councillor Ferguson proposed a motion to refuse planning permission due to the proposed development being contrary to the development plan and in particular Local Development Plan Strategic Policy 1 (The Countryside Objective) and Policy 17 (Rural Housing) of National Planning Framework 4. There being no amendment, the Committee unanimously agreed to refuse planning permission. Agenda Item 2 5
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4. 25/00130/PP : Hunterston Construction Yard, Fairlie Submitted a report by the Chief Planning Officer seeking permission for the proposed earthworks to grade existing construction yard area to tie in with adjoining site ground levels, including boundary fencing, lighting columns and CCTV. The Committee noted no deputation requests were received for this application. Councillor Robertson, seconded by Councillor Murdoch proposed a motion to grant planning permission subject to the following conditions: 1. Prior to any works commencing on site a Phase II Intertidal Survey will be completed and provided to North Ayrshire Council, as Planning Authority, and NatureScot. The Construction Environment Management Plan (CEMP) will be updated to reflect the findings of this survey including details of the approach to ongoing assessment of the identified PMFs during and post works. Following completion of the works a Project Completion report will be provided detailing the PMF condition recorded during and post work completion. This report will also detail any remedial work required to be carried out on the basis of the monitoring results, to be agreed with the Council, as Planning Authority, in consultation with NatureScot. Thereafter all works are to be carried out in accordance with any CEMP as may be approved, to the satisfaction of the Council, as Planning Authority. 2. Prior to commencement of the development an independent ecological clerk of works (ECoW) shall be appointed. The contact details, credentials and terms of reference shall be submitted to the Council, as Planning Authority, for approval. For the avoidance of doubt, the ECoW will audit the CEMP, and the construction practices contained therein. The ECoW will have the authority to halt any works not in accordance with the CEMP and report such incidences to the Council, as Planning Authority. 3. Prior to commencement of the development a Construction Traffic Management Plan (CTMP) shall be submitted to the Council, as Planning Authority, for approval in consultation with Transport Scotland. Such a plan should include measures to facilitate the continuous operation of the Ayrshire Coastal Path. Thereafter all works are to be carried out in accordance with any CTMP as may be approved, to the satisfaction of the Council, as Planning Authority. 4. That no infill material shall be brought to the site by road. 5. Prior to the commencement of the development, a Construction Noise Management Plan (CNMP) shall be submitted to the Council, as North Ayrshire Council, for approval in consultation with NAC Environmental Health. Any CNMP shall include details of proposed monitoring for any possible work outwith the hours 7am to 7pm and details of procedures to be undertaken should NAC Environmental Health receive a valid complaint relating to noise disturbance. Thereafter all works shall be carried out in accordance with any 6
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CNMP as may be approved, to the satisfaction of the Council, as Planning Authority. 6. Prior to the commencement of the development, a Dust Management Plan (DMP) shall be submitted to the Council, as North Ayrshire Council, for approval in consultation with NAC Environmental Health. Thereafter all works shall be carried out in accordance with any DMP as may be approved, to the satisfaction of the Council, as Planning Authority. 7. The works shall be carried out in accordance with the recommendations set out in Section 5.2 of the Phase 1 Geo-Environmental Risk Assessment, prepared by Envirocentre dated March 2024. Any unsuspected contamination become evident during the works shall be brought to the attention of NAC Environmental Health. Thereafter a suitable investigation strategy as agreed with North Ayrshire Council, as Planning Authority, shall be implemented and any necessary remediation works carried out prior to any further works taking place on the site, all to the satisfaction of North Ayrshire Council, as Planning Authority. 5. 25/00079/PP : Former Coal Terminal Hunterston, West Kilbride Submitted a report by the Chief Planning Officer seeking permission for the variation of condition 11 of permission 23/00070/PP relating to the construction of a high voltage sub-sea cable manufacturing facility. Officers responded to Members’ questions on various aspects of the report and Councillor Ferguson, seconded by Councillor Murdoch proposed a motion to approve planning permission subject to the following conditions: 1. That the permission is for a high voltage cable manufacturing facility with associated factories, research and testing laboratories, offices with associated stores, transport, access, parking and landscaping with on-site generation and electrical infrastructure and cable delivery system only and planning permission would be required for any other use within Class 5 of the Town and Country Planning (General Permitted Development) (Scotland) Order, as amended. 2. Prior to development commencing the applicant shall implement the measures detailed under Mitigation Measures Adopted as Part of the Project in Chapter 9 Hydrogeology, Geology and Ground Conditions of the submitted EIA report dated February 2022. All documentation be verified by a suitably qualified Environmental Consultant and submitted to the satisfaction of North Ayrshire Council, as Planning Authority. 3. Prior to commencement of the works above ground level of development of the tower, details of a financial bond to be secured with the landowner for the removal of the tower in the event of redundancy shall be submitted to North Ayrshire Council, as Planning Authority, for written approval. Any such bond shall be retained through the life of the development with confirmation to be provided to North Ayrshire Council, as Planning Authority, on a yearly basis following completion of the tower. 7
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4. Should the tower become redundant, it shall be removed within 6 months of redundancy. For the avoidance of doubt, redundancy means the factory not becoming operational within 3 years of construction of the tower or the factory ceasing to operate for a period of more than 1 year after first becoming operational. 5. The prior to commencement of the development of the tower, details of the external finish shall be submitted to North Ayrshire Council, as Planning Authority, for written approval. The development will thereafter be undertaken in accordance with any details as may be approved and the tower maintained with those details unless otherwise agreed in writing with the Planning Authority. 6. The prior to the commencement of the development of the tower, a Dust Management Plan for the control of dust from the construction of the tower shall be submitted to North Ayrshire Council, as Planning Authority, for written approval. Thereafter the development shall be undertaken in accordance with any Plan as may be approved. 7. That prior to the commencement of the development of the tower, a Construction Management Plan and Code of Practice, including details for monitoring and action against non-compliance shall be submitted to North Ayrshire Council, as Planning Authority, for approval. Thereafter the construction shall be carried out only as approved by the Plan and Code of Practice. For the avoidance of doubt this shall include an assessment of use of the rail and port connections as a first principle and the prohibition of the use of the A78 through Fairlie, the B780/B781, the C26 and all local non- classified roads by construction vehicles and details of management of impact on the core path and cycle rout network. 8. That prior to the commencement of the development of the tower, details of an appointed Ecological Clerk of Works (ECoW) shall be submitted to North Ayrshire Council, as Planning Authority, for approval. The details shall include contact details, the scope and responsibilities of the ECoW as well as confirmation of their power to halt or otherwise stop works which are not in accordance with the mitigation measures identified in the EIA or others, as may be approved. The development will thereafter be undertaken only with the oversight of the appointed ECoW. 9. The rated noise level, as defined in `BS4142:2014+A1:2019, from the operation of the tower must not exceed the background noise level at the curtilage of any existing or consented noise sensitive property at the time of application. 10. The prior to the commencement of the development of the tower, that a scheme to treat surface water arising from the or otherwise affecting the site of the tower, prepared in accordance with the principles and practices contained in 'The SuDS Manual' (CIRIA report C7453, published November 2015) and the requirements of The Water Environment (Controlled Activities) (Scotland) Regulations 2011, and certified by a suitably qualified person, shall be submitted to North Ayrshire Council, as Planning Authority, for written approval. Thereafter, the certified scheme shall be implemented prior to the 8
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completion of the development of the tower and maintained thereafter to the satisfaction of North Ayrshire Council, as Planning Authority. Any scheme approved shall include details of proposed ground levels, finished floor levels, and pre & post development overland flows that shall demonstrate that people and property would not be put at flood risk during the designed storm event (1 in 200 return period plus an allowance for climate change and urban creep) when the capacity of the proposed infrastructure is exceeded. 11. Prior to the commencement of the tower, confirmation that the basement proposals are sufficiently flood resilient/resistant, including an accompanying certified flood management plan suitably addresses residual flood risk at the site form all sources of flooding, certified by a suitable qualified person, shall be submitted in writing for the written approval of North Ayrshire Council, as Planning Authority. 12. In the event that the works to commence the tower are not undertaken within 1 year of the date of this permission, an updated habitat survey dated not more than 1 year prior to the date of commencement shall be submitted to North Ayrshire Council, as Planning Authority, for written approval prior to the commencement. 13. Prior to the commencement of the development, details of omni-directional red aviation warning lights to be fitted to the tower shall be submitted to North Ayrshire Council, as Planning Authority, for approval in consultation with Prestwick Airport, Air Traffic Control and the Ministry of Defence. The lighting will thereafter be fitted and retained thereafter in accordance with any details as may be approved. In terms of Standing Order 6.8, the Chair agreed that the meeting be adjourned at 2.34p.m. reconvening at 2.38 p.m. with the same Members and officers present and in attendance. 6. 25/00042/CON : Kaim Hill, Fairlie Submitted a report by the Chief Planning Officer in relation to a consultation from the Scottish Government Energy Consents Unit (ref. ECU00004981), which seeks the Council’s views on an application seeking permission for the erection of 14 no. wind turbines with a maximum tip height of 200 metres and generation capacity exceeding 80MW and the siting of a battery energy storage system with a capacity exceeding 50MW to include associated infrastructure. Councillor Montgomerie left the meeting at this point. Officers responded to Members’ questions and Councillor Inglis, seconded by Councillor Stalker proposed a motion that the Council submit an objection to the consultation. 9
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Councillor Murdoch proposed an amendment that the Council submit an objection to the consultation highlight support for the objection letters submitted by Fairlie and West Kilbride Community Councils. The Legal Clerk advised that Community Councils could submit objections to the Scottish Government's Energy Consents Unit directly and that the Council had not had sight of any objection letters submitted by Community Councils. It was therefore deemed that this was not a competent amendment. There being no further amendments, the motion was declared carried. 7. Urgent Items There were no urgent items. The meeting ended at 3.15 p.m. The full meeting proceedings can be viewed at https://north-ayrshire.public-i.tv/core/portal/home 10
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NORTH AYRSHIRE COUNCIL 27 August 2025 Planning Committee Title: Fairlie Local Place Plan Purpose: To advise Members on the preparation and submission of a Local Place Plan by Fairlie Community Council. Recommendation: It is recommended that the Planning Committee: 1) agrees to the registration of the Local Place Plan for Fairlie submitted by Fairlie Community Council, and 2) notes the requirement to take account of the plan in the preparation of North Ayrshire’s third Local Development Plan (LDP3). 1. Executive Summary 1.1 The Planning (Scotland) Act 2019 introduced a new right for communities to produce Local Place Plans (LPPs): community-led plans setting out proposals for the development and use of land and buildings. The aim of LPPs is to enhance engagement in development planning by empowering communities to play a proactive role in defining the future of their places. Planning authorities must take account of registered Local Place Plans when preparing a Local Development Plan. 1.2 Fairlie Community Council submitted a Local Place Plan to the Council on 4 April 2025. Fairlie Community Council meets the definition of a ‘community body’ and it is considered that it has complied with the requirements concerning the form and content of a Local Place Plan; the steps to be taken before submission; and provided the information required by the legislation and regulations. Accordingly, North Ayrshire Council as planning authority should accept the Local Place Plan as valid and proceed to register the plan. 2. Background 2.1 The legislative requirements for the preparation, submission and registration of Local Place Plans are set out in the Town and Country Planning (Scotland) Act 1997 as amended by the Planning (Scotland) Act 2019 and the Town and Country Planning (Local Place Plan) (Scotland) Regulations 2021. Local Place Plans are part of the Scottish Government’s wider work on planning reform and implementation of the 2019 Act, including steps to reduce conflict, improve community engagement and build public trust in planning matters. They offer the opportunity for a community-led, collaborative approach to creating great local places. It is vital that local people can Agenda Item 3 11
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engage meaningfully and have a positive influence in the future planning of development in their areas. The aim of LPPs is to significantly enhance engagement in development planning, effectively empowering communities to play a proactive role in defining the future of their places. 2.2 The Act and Regulations set out the minimum requirements for of the preparation, form and content and submission of Local Place Plans. LPPs may be prepared by a ‘Community Body’ defined as a community-controlled body within the definition given in section 19 of the Community Empowerment (Scotland) Act 2015 or a community council established in accordance with Part 4 of the Local Government (Scotland) Act 1973. LPPs must set out and map proposals as to the development or use of land and have regard to certain documents. Prior to submission the community body preparing the Local Place Plan must prepare an ‘information notice’ for local councillors and relevant community councils and finally should set out the level and nature of community support for the plan. 2.3 Fairlie Community Council notified the Planning Service in May 2023 of their intention to submit a Local Place Plan for the area. Support was provided by the Planning Service throughout the preparation of the plan, where requested. Fairlie Community Council submitted a Local Place Plan for Fairlie to the Council on 4 April 2025. Fairlie Local Place Plan Proposals 2.4 A copy of the submitted Local Place Plan for Fairlie submitted by the community council is provided at Appendix 1. It is not the role of the planning authority at this point to assess the proposals contained within the LPP for their planning merit or deliverability, however, the Plan’s proposals for the development and use of land are summarised at Appendix 2. A summary of the proposals are as follows: • Conversion/redevelopment of former Fairlie Primary School site for use as a village hub, flats or new housing. • Car park extension at the railway sidings at Fairlie Railway Station. • A new community hall/hub (with three potential locations given) • A bypass east of Fairlie, from Hunterston Parc roundabout. • Upgrading of the Semple Centre. • A community orchard at Semple Crescent. • A footpath link at Craig Hill Place connecting Castle Park Drive. • Enhancement of multi-use path and land north of the bowling club/west. • Prohibit industrial development within the Clyde Muirsheil Regional Park and the Kelburn Estate. • Prohibit any development at Underbank Wood. • Prohibit a change of use of the Village Inn, Bay Street. • Creation of exhibition space. • Floor risk mitigation on Irvine Road, foot of Jetty Road, Barkers Lane and Burnfoot Road footbridge. • Retention of public access to coastline/waterway at Hunterston Parc. • Preservation of woodland within village centre. • Increase of social and recreational opportunities consisting at the community garden and Fairlie Beach car park. Registration 12
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2.5 When a planning authority receives a Local Place Plan it should acknowledge receipt of the plan and check it whether it is valid. A valid LPP is one which a) has been prepared by a Community Body; b) is a proposal as to the development and use of land; and c) fulfils the legal requirements set out in the 1997 Act and the 2021 Regulations. If these three conditions are met, then the planning authority must accept the Local Place Plan as valid and proceed to register it. 2.6 The Planning Service proposes to take a ‘light touch’ approach to the interpretation of the legislative requirements and has liaised with Fairlie Community Council to clarify that the submitted LPP meets the requirements of a valid Local Place Plan. It is adjudged that the Local Place Plan for Fairlie, submitted by Fairlie Community Council, is a valid LPP and should be registered. 2.7 Every planning authority must keep a register of Local Place Plans and make publicly available a map that shows the land to which the Local Place Plans in their register of Local Place Plans relate. When a valid Local Place Plan is submitted by a community body, it must be included in the register and the community body that submitted the plan informed that it has been registered. The register and map must be available for inspection by the public free of charge at all reasonable hours at an office of the planning authority and on a website maintained for that purpose. North Ayrshire’s Register of Local Place Plans is available to view at: Local Place Plans. Other Local Place Plans 2.8 In accordance with the legislation, an ‘invitation to prepare a Local Place Plan’ was published in May 2023 and sent directly to community councils and to community groups via locality planning partnerships. Community bodies intending to prepare a Local Place Plan were invited to submit a ‘notice of intention to prepare a Local Place Plan’ by completing an online form. 2.9 To date, the Planning Committee has agreed to the registration of Local Place Plans for West Kilbride, Seamill and Portencross submitted by West Kilbride Community Council in October 2023, for Stevenston, submitted by Stevenston Community Council in June 2024, for Largs submitted by Largs Community Council and Cumbrae, submitted by Cumbrae Community Council, in January 2025. 2.9 In addition to Fairlie, and those previously approved by Planning Committee, Skelmorlie Environment Trust has indicated an interest in preparing a Local Place Plan. Furthermore, following on from ‘Place Framework’ pilots, the Regeneration team are currently supporting community bodies in the Garnock Valley to jointly prepare a Local Place Plan. 2.10 The Planning Service will continue to support community bodies seeking to progress a Local Place Plan on an individual basis, as required or requested. This includes providing flexibility around the deadline for submitting a Local Place Plan. The intention is to allow community bodies the time they require to complete and submit a valid Local Place Plan so that it may be considered in the preparation of North Ayrshire’s third local development plan. 3. Proposals 13
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3.1 It is recommended that the Planning Committee agrees to the registration of a Local Place Plan for Fairlie submitted by Fairlie Community Council and notes the requirement to take account of the plan in the preparation of North Ayrshire’s third Local Development Plan (LDP3). 4. Implications/Socio-economic Duty Financial 4.1 None. Human Resources 4.2 None. Legal 4.3 The legislative requirements for the preparation, submission and registration of Local Place Plans are set out in the Town and Country Planning (Scotland) Act 1997 as amended by the Planning (Scotland) Act 2019 and the Town and Country Planning (Local Place Plan) (Scotland) Regulations 2021. Equality/Socio-economic 4.4 The Council is required to take account of registered Local Place Plans in the preparation of North Ayrshire’s third Local Development Plan (LDP3) which will be subject of an equalities impact assessment and assessment on the impact of the plan on children. Environmental and Sustainability 4.5 The Council is required to take account of registered Local Place Plans in the preparation of North Ayrshire’s third Local Development Plan (LDP3) which will be subject of a Strategic Environmental Assessment and Habitat Regulations Appraisal. Key Priorities 4.6 Communities and Local Democracy are one of four interlinked and interdependent priorities set out in the Council Plan (2023-28). The preparation of Local Place Plans by community bodies are a means of enabling local communities to be active in the preparation of North Ayrshire’s next Local Development Plan and placemaking approaches. Community Wealth Building 4.7 None. 5. Consultation 5.1 While there is no legal requirement for a Community Body to engage with the wider community in the preparation of a Local Place Plan, it is however required to include a statement setting out its view of the level and nature of support for the Local Place 14
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Plan and the basis on which it has reached that view, including a description of any consultation in respect of the proposed plan. 5.2 A statement was provided on 11 May 2025 that Fairlie Community Association, Marine Craft Services, Fairlie Bowling Club, Fairlie Quay and the Community Garden were approached by Fairlie Community Council for their input into the proposed plan. Following the draft, a copy was delivered to every business and resident within the Fairlie Community Council Area. As longtime residents, regularly dealing with Planning Applications amongst other issues, the Community Council consider they have a good idea of villagers’ concerns. 5.3 The Local Place Plan includes a list of acknowledgements from numerous local community groups as well as individuals. DAVID W. HAMMOND Executive Director (Communities and Housing) For further information please contact Alistair Gemmell, Strategic Planning Manager, on 01294 324021. Background Papers 0 15
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1 2025 16
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2 with foreword and a brief history prepared by Fairlie Community Council F airlie has an almost unique location, with direct access to the sea, hills, glens and moorland. It is a rare gem on the West Coast of North Ayrshire. This Local Place Plan sets out our community's aspirations for planning policy and land use within the Fairlie Community Council Area, that will help maintain Fairlie`s unique natural setting, improve amenity for residents and sustain the current local employment. Fairlie is classed as a rural, coastal settlement. WHAT MAKES FAIRLIE SPECIAL? 3 HISTORY 4 THE PLANNING SYSTEM & LOCAL PLACE PLAN 7 VILLAGE PROFILE & ENVIRONMENTAL CHARACTERISTICS 8 COMMUNITY INFRASTRUCTURE & SERVICES 10 STRATEGIC PRIORITIES & ENVIRONMENTAL CONCERNS 12 ENVIRONMENTAL DESIGNATIONS & CONSERVATION EFFORTS 13 RECREATIONAL FACILITIES & REQUIRED INTERVENTIONS 14 LIST OF PROPOSALS 15 ACKNOWLEDGEMENTS 16 17
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3 F airlie has an almost unique location on the Clyde Coast. Very few villages or towns in the area have the benefit afforded to Fairlie. Fairlie has immediate access to the natural shoreline and to the sheltered waters of the Firth of Clyde. A new coastal path provides the opportunity to walk or cycle right next to the shoreline and sea. There is complete separation from the main traffic route of the A78 trunk road. The foreshore offers views to the islands of Arran, Little Cumbrae, Great Cumbrae and Bute, and to the scenic Kyles of Bute and the Cowal Peninsula. The shoreline is a haven for wildlife The sand flats, exposed at low tide, provide opportunities to see a wide variety of resident and migratory birds such as various types of gull, oystercatchers, redshanks, greenshanks, curlews, herons, godwits, turnstones, widgeon, eider ducks, mergansers and the occasional egret. In the shallow pools, it is possible to find a whole variety of interesting intertidal species. Fairlie also has direct access to the unspoiled hills and moors of its hinterland lying to the east. Access to these extensive moors and hills can be had via the glens and open land which rise directly from the village. The hills and moors, like the foreshore, are a haven for wildlife. They are also composed, in part, of a large and very significant quantity of peatland which plays a vital role in carbon sequestration. Walking in these hills and moors offers spectacular uninterrupted views over the Clyde Estuary and beyond, to the Kintyre Peninsula and Paps of Jura. These unique characteristics, which combine direct access to the sea and hills, offer both residents and visitors a special link with nature, a rare prize which is worthy of being cherished and protected for future generations. 18
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4 T he earliest indication of human habitation in the area around Fairlie is provided by the existence of a small standing stone and some cup and ring markings, both of which are to be found close to Diamond Hill, just behind the current village. At a later date, the Sempill family built a chapel dedicated to Saint Innan and the adjoining castle also became known as Saint Innan then, later, as Southannan. It is said that Mary Queen of Scots, on the night of 31st July 1563, stayed at Southannan on one of her tours of Scotland. By the mid 1600`s three areas of housing had been set up by the ordinary people of Fairlie, South Row which would become a centre for weaving, Middle Row with fishermen's cottages and a small stone pier, and North Row where varied craftsmen lived. The arrival of a proper turnpike road along the coast, towards the end of the 18th Century, brought more people to Fairlie, and saw the establishment of the world famous Fife Yacht Design and Building Company. This was probably the first example of industrial activity coming to the village. Skilled workers were required for the design and construction activities. Sheds and launching facilities were built on the beach at Bay Street. The Company would continue for nearly 200 years and would produce many of the most well known yachts in the world. The sheltered waters off Fairlie were extensively used by ships awaiting passage further up the Clyde estuary and the anchorage area became known on historical charts as the `Fairlie Road`. The 19th Century saw many fine holiday villas being built in the village for the prosperous Glasgow business people. Hugh Lyon Tennant, one of the earliest photographers in Scotland and part of the famous brewing family, spent much of his time in Fairlie. He took many interesting photographs of Fairlie, its people and buildings. Tennant was a member of the Edinburgh Calotype Club which was the first photographic club in the world. These suggest that people have been in the area for about 3,500 years. Sometime later, people who had discovered how to make and use bronze metal were shown to be in the same area, by the discovery of a bronze dagger, which was buried in an urn with some human cremated remains. The Romans may have used the sheltered water off Fairlie on the journey to build their fortlet behind Largs, at Outerwards. The documented history of settlement and land ownership around Fairlie, really starts in the time of King Robert the Bruce. The three main landowning families all had connections to the Anglo Norman knight Hugh de Morville, who had been Constable of Scotland. All three families built Tower Houses and two still exist as Kelburn Castle (the de Boyvilles) and Fairlie Castle (the de Ross or Fairlie family). 19
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5 The wealthy residents were influential in raising funds for two churches in the village, as well as the school and village hall. The fact that the village had two churches was a result of the `Disruption`and the support of some new residents. The arrival of the railway from Glasgow was a major influence on the village. Initially, it had been intended that the railway would continue onto Largs, but, opposition from the landowner meant that the line terminated at the old Fairlie Pier, which was accessed via the opening of the rail tunnel. This created a link, from the industrial heart of the West of Scotland, to the scenic Clyde coast for holiday visitors. The original wooden Fairlie Pier provided access to the Clyde Steamers, which used the pier to link with many other piers in the Clyde Estuary, such as Millport on Cumbrae and Kilchattan Bay on Bute. Later, a service to Campbelltown was introduced. The old pier continued to provide a sheltered location for ferry service to Arran.The dispute over the railway connection to Largs was finally resolved and the line was extended. During World War II, Fairlie played an important role in the effort to defeat the German U boat threat. It became the secret site for the Anti Submarine Experimental Establishment, which was moved from the south coast of England to escape the risk of bombing. This activity, at Fairlie, remained secret for many years, even after the war ended. In 1957, Fairlie saw the start of construction of the nearby Hunterston A nuclear generating station. It was commissioned in 1964, stopped generation in 1990 and is currently decommissioning. In the 1960s, the Fairlie Nato Boom Defence Depot was constructed at the north end of the village with a new pier and large storage facilities. It is now Fairlie Quay with 80 people employed in various activities there. In 1967, construction of Hunterston B nuclear generating station began. It was commissioned in 1976/77 and ceased generation in 2022. It is now fuel free and will start decommissioning in 2026. Decommissioning will continue under the Nuclear Decommissioning Authority with the continued need to maintain a large skilled workforce. The biggest change to the nature of Fairlie, and its surroundings, came in the 1970s with the construction of the Hunterston Ore Terminal. This huge project, which was built to provide an iron ore importation facility, for the Scottish steel industry, and with the capability of handling the largest bulk carriers, had a massive impact on the village. A large area of the foreshore to the south of Fairlie was reclaimed and a huge jetty, extending 1.5km from the shore with a jetty head of 443, effectively closed off the open aspect to the south. The jetty had an overhead conveyor system and the jetty head housed two enormous unloader gantry cranes and a large onloader system for transhipment. Iron ore was transferred by conveyor to the enormous stockyard area and could then be moved, again by conveyor, to a rail loading station situated to the east of the A78. A direct reduction plant was built on site, but never used. 20
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6 The need for a rail link to the direct reduction plant, resulted in the creation of the major landscaping, `The Mound`, at the north of the whole site. With the closure of the Ravenscraig Steel Works in 1992, the need for iron ore importation ceased. The Hunterston Terminal then started importing coal for Logannet, in Fife, and for other UK coal- fired stations. With the decline, then closure, of UK coal-fired stations, all the bulk handling facilities fell out of use in 2016. The Hunterston Terminal site was cleared in 2019, with the base structure of the jetty remaining. The cessation of the industrial activities of bulk offloading and transfer, brought 24 hour a day, 365 days a year operation with the detrimental impact on the village of noise, dust and fumes, and stray lighting to an end. This was, probably, the greatest change the village had experienced in its history. A key principle of the future Place Plan for Fairlie should be to ensure that any proposals for the Hunterston Site, should not result in any negative effects similar to those described above. 21
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7 THE PLANNING SYSTEM ... ... is used to decide whether proposed developments should be permitted. Responsibility for planning generally lies with the local planning authorities. Community Councils are statutory consultees with regard to planning. Fairlie Community Council is a statutory consultee for any planning in its area. It is plan led. Plans set out how places will change, where development should or should not take place and which places should be protected. Plans guide decisions on applications for planning. THE TOWN AND COUNTRY (SCOTLAND) ACT ... ... prescribes four different levels of plan. The National Planning Framework NPF based on Scottish Ministers policies and proposals. Regional Spatial Strategies RSS a single or multiple local planning authorities working together. Local Development Plans LDP a local authority plan showing where development should or should not happen. Local Place Plans LPP are Community led plans. LOCAL PLACE PLANS ... ... should be should be short, clear and visual, setting out proposals and priorities. These should reference other local, national or regional plans which may be relevant. They must have regard to other plans, such as the Local Development Plan (LDP) and National Planning Framework.(NPF). The Local Place Plan (LPP) must set out in a statement any reasons for considering that the LDP should be amended. This LPP has been prepared in advance of North Ayrshire Council`s (NAC) LDP3, so it can influence the development of LDP3. THE FAIRLIE COMMUNITY COUNCIL AREA ... ... is part of the broader North Coast and Cumbraes Locality Area, one of five Locality Planning Areas within the North Ayrshire Local Authority Area. THE NORTH COAST AND CUMBRAES LOCALITY AREA ... ... stretches from Ardrossan Montfode Roundabout in the south to, and including Skelmorlie in the north. Inland, it encompasses extensive hills and moorland, including a section of the Clyde Muirshiel Regional Park. The Locality also extends westward into the Firth of Clyde incorporating the Isle of Cumbrae and Little Cumbrae. Hunterston Parc located south of Fairlie and owned by Peel Ports, is a significant industrial site within the locality. The area consists of two principal components, the former iron ore and coal stockyard and the former Hunterston Construction Yard. Additionally the Peel Ports main Jetty, measuring 440m in length is situated approximately 900m west of Fairlie. The two decommissioning nuclear power stations lie due south west of Fairlie. 22
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8 The village maintains a high level of residential amenity, being relatively quiet during the day and very peaceful at night. The A78 trunk road which passes through the settlement can be busy and noisy. In wet weather It is prone to flooding along parts of its length as well as in other parts of the village. There’s a need for watercourses to be maintained and drainage improved along the A78. Where large diameter under road pipework carries burn water to the Clyde, regular inspection and clearing of silt and debris should be done. Old drains in other parts of the village need inspection and clearing or renewal. Play areas are available at various locations within the village, while open countryside to the north east and east remains, at present, largely unaffected by industrial development The Fairlie Community would like these recreational and natural spaces preserved and, where feasible, enhanced. The village is characterised by diverse natural features, including two glens - Fairlie Glen and Southannan Glen. A single track path runs alongside the Keppen Burn past the local petrol station, providing access to Kelburn Estate. This route includes Ladies Walk, which leads to Fairlie Castle and Fairlie Glen. F airlie is a coastal rural village with an estimated population of approximately 1,576 residents. Its backdrop of hills includes the iconic Kaim Hill at 387m. 23
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9 During adverse weather conditions the A78, at the petrol station is prone to flooding due to overflow from the Keppen Burn. Other areas are also prone to flooding. Fairlie Community advocates that no more building should take place there until new drainage is available and further consideration is given to the aesthetics of the area. Part of the Fairlie coastline from Hunterston peninsula to approximately 100m north of the Main Hunterston Jetty is a Site of Special Scientific Interest (SSSI). It has been divided by industrial developments into Hunterston Sands, Southannan Sands and Fairlie Sands. It sustains dwarf eelgrass and is a haven for wading and wintering birds. The Community feels that the SSSI should be fully protected from further degradation from industrial development, pollution or excessive dredging and scouring of the seabed. Fairlie offers a variety of coastal and countryside environments, including beaches, access to the sea and unspoiled open spaces. The village is regarded as a safe and welcoming community, with a strong sense of belonging and a favourable environment for families and children. 24
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10 The area also accommodates Marine Craft Services, Fairlie Furniture, Fins Restaurant, Biglees Quarry and Fairlie Quay, which attracts visitors arriving by boat and yacht . Fairlie Quay also accommodates nine smaller businesses employing almost 80 people. Super yachts and working vessels use the quay and its services. There is a diving school. The largest brownfield site is Hunterston Parc owned by Peel Ports. Its area spans the coastline from immediately south of the village, to the nuclear power stations which are no no longer generating, but still employ over 500 skilled workers. There is also an oyster farm on the intertidal area near the main jetty. Kelburn Castle and Estate is a tourist attraction hosting annual events. It has stables and is an important leisure and amenity asset for locals and visitors. Clyde and Garnock Valley Crematorium is also within the FCC Area. Public transport links include a bus service and a railway station. The railway station area is maintained by local volunteers, who enhance its aesthetic appeal with floral tub displays. The recent completion of a coastal path for pedestrians and cyclists has significantly improved accessibility and safety in certain parts of the village, diverting pedestrians away from the narrowest and most hazardous section of the A78 was completed. A volunteer group ensures the path is kept cleared of storm debris. The Community would like to see sensitive completion of the cycle path between Bay Street and Fairlie Bowling Club. Lack of parking is a problem in parts of the village. There is limited parking on most of the A78 trunk road through the village, with a small car park just north of the junction of School Brae and lay-bys to the south of the junction. The Village Hall and the Semple Centre are both alongside the A78 and have none. Solutions involving removal of soil etc and constructing a layby for the hall have been explored and found to be complicated and not financially viable. T he village benefits from several key community assets, including a church, a primary school, a community garden, a bowling club and a Village Inn. Additionally local businesses and services include a petrol station, two takeaway establishments, Michelle`s and Grill`d, a plumbing service, a hairdresser and Station Pets which has pet supplies, a pet self wash facility and an accessible defibrillator. The church also has a defibrillator. 25
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11 The Village Hall and Library are well used, but have their limitations due to position on A78 and lack of connectivity to broadband, a temperamental heating system and lack of adequate electrical supply when multiple demands are made of it. The Community would like these resolved. Ultimately, a new Community Centre with parking and up to date services, would be welcomed. The Causeway with flats and houses has limited spaces for parking. If any land becomes available in the immediate area we would like to see it allocated for car parking to alleviate the parking problem. Keppenburn Avenue needs a solution to its parking problem. Emergency vehicles cannot easily access it at night, due to cars parked on both sides of the Avenue. The Community would l want either only disabled parking on the east side and normal parking on the west, or that the pavement on the west is marked to allow partial parking. This would mean that emergency vehicles would have room to access the length of Keppenburn Avenue which is not a through road. There are car parks at each end of the village. The south car park offers views of the hills and waterway. It has picnic tables. The coastal path runs beside it. The public toilet there was removed. The car park at Pier Road has potential for development of facilities, such as a much needed public toilet. Hookups for camper vans would benefit visitors. A shed for the local rowing club and locals would be well received. The kickabout areas behind Keppenburn Avenue and south of Semple Crescent are used by children in those areas. The Community would wish these kept as such with any practicable improvements at both. At Semple Crescent the ground should be kept for games with a community orchard planted. 26
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12 However, many of the proposed development plans for Hunterston Parc and also Clyde Muirshiel Regional Park are not conducive to achieving this goal, as they primarily focus on industrial activities that will negatively impact the local environment . The community strongly advocates for more environmentally sustainable developments , including eco-friendly initiatives and tourism-oriented projects, rather than heavy industrial developments with high pollution potential. Hunterston Parc is owned by Peel Ports, a private company, which is also the Port Authority for the Clyde. Hunterston Parc is our closest “neighbour” in the south. Hunterston was designated a Strategic Asset by the Scottish Government in National Planning Framework 4. This means that we have little, to no say, in what happens on our “doorstep”. Those with a duty of care to the public and environment can only be as good as Regulations allow them to be. Regulations regarding noise have failed to keep up with the times. Our Community believes that if potentially damaging industrial development is to take place so close to our unique village and its people then, adequate regulations safeguarding public safety, health and wellbeing should be effective with regular independent monitoring of noise and pollution. From past experience we believe that we have been let down. Guidelines are only that and can be ignored. We would like to see a local environmental monitoring station as part any development at Hunterston Parc, Hunterston Nuclear or in the Clyde Muirshiel Park. T he principal objective of Fairlie Community Council is to safeguard the existing amenities, liveability, and environmental sustainability of the village and its surroundings. 27
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13 “Coastal Protection” Preservation of the coastal fringe from Portencross to Skelmorlie and the Cumbraes. “Upland Conservation” the uplands and moorlands of the North Coast represent 70% of the mainland`s carbon rich soil, playing a critical role in mitigating climate change. “Landscape Protection” The area above Fairlie has been identified as part of a “Special Landscape Wind Capacity Study” underscoring its ecological and aesthetic significance. 1 “Site of Special Scientific Interest” (SSSI) Hunterston Sands, Southannan Sands and Fairlie Sands are designated a SSSI due to their ecological importance, featuring species such as dwarf eelgrass and native oysters. It is home to wading and wintering bird species as well as subsand species 2 Protect the natural borders of the cycle path between Largs marina and the Fairlie B o w l i n g b y prohibiting ribbon development along it and maintaining the “bee Corridor” by cutting back at non flowering times. 3 Protect the attractive trees and shrubbery for flora and fauna by making permission for felling/ clearing etc a necessity. K ey environmental objectives and protected areas within the locality include: 28
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14 THE VILLAGE HALL AND LIBRARY are well used, however, the building is on the busy main road (A78) with no available parking. The electricity supply is insufficient to enable heating, ighting and additional outlets being used simultaneously. The gas central heating is currently not functioning. It has no broadband available. THE VILLAGE INN is a hub for the community. It is welcoming, serving food and beverages daily and hosting various community events including the Whisky Club, the choir etc. The community want this hub maintained as such. THE SWING PARKS, PLAY AND KICKABOUT AREAS Two swing parks are still maintained by North Ayrshire Council. These are at Castlepark Drive and Kelburn Avenue. There are two kickabout areas, one near Southannan and the other behind Keppenburn Avenue, These are maintained at a basic level by NAC. The community would like these kept as green recreation areas with part of the Southannan field planted as a community orchard. The play area at Pier Road had its swings removed and is maintained by the Community Garden volunteers. The broader area there has potential to be further developed for the amenity and enjoyment of residents and visitors. Public toilet, charging points, shed for rowing club and other aqua activities. TENNIS COURTS AT CASTLEPARK Fairlie Sports Club is responsible for maintaining these as NAC no longer does this. One court is totally out of action as it has been left to deteriorate and it is now a pine forest nursery. The all weather court is used but also in need of maintenance. T he village has a number of recreational facilities. 29
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15 1. The Old B listed Fairlie Primary School should again be considered for development to preserve and make use of as a village hub, conversion to flats or for demolition and new housing. 2. Southannan Abbey`s boggy wooded area needs protection from any development. It hosts various fungi and offers a secluded habitat for insect and bird life. It should not be developed. It enhances the area around the Southannan Abbey ruins. 3. Part of the old sidings at Fairlie Railway station could be developed for more car parking, however, it is also important to keep some of it naturally wild to support habitats. 4. Keppenburn Avenue needs to have a suitable parking solution that allows emergency vehicles unhindered access. The road is difficult to access particularly at night when people are at home. This might involve making partial pavement parking allowable on the west side of the road. 5. The cycle path between the Bowling Club and the north end of Bay Street should be sensitively completed. 6. The Village Hall needs better electrical and heating supplies to allow more events to comfortably take place. It would benefit from having broadband installed. Ideally, a new Community Hall, with all mod cons and parking, would be welcomed. The derelict land behind the petrol station might be a suitable location as would the area north of the bowling club, which already has planning permission for a restaurant and plant nursery. The preferred position would be at the Fairlie Pier car park near the community garden area. It has access to the beach. 7. If all the industrial developments planned for Hunterston materialise, the only solution to the ensuing traffic problem through Fairlie would be a bypass. A new bypass line should be investigated and put in place. Original planned access from the Hunterston Parc roundabout should be maintained, unless a better environmental option is found. 8. The Village Inn is an important village hub. The wish is that it keeps functioning as such. We would prefer it to have no change of use. 9. The Semple Centre needs upgrading. It has no allocated parking. It is run by a trust and options should be further discussed. 10. The kickabout area at Southannan should not be developed , but left as a recreational area with a community orchard planted. 11. A safe footpath, away from the A78, between the houses at the north end of the |village Keppenburn Avenue, Kelburn Avenue and Baillie Road to the Primary School via Craighill should be developed. 12. The area at Pier Road could accommodate a new Community Hall and Hub for meetings, storage of kayaks and use of village aqua clubs, with a shower, sauna and public toilet facilities. The play area is looked after by the Community Garden members. It already has parking. 13. The last phase of the Dawn Homes development is on hold. The proposed pedestrian and emergency access from its southern end is essential to allow residents on foot to easily access Fairlie Station. A footpath should be temporarily located across the redundant plot in anticipation of it being permanently installed. 14. There should be no ribbon development on the west of the A78 between the new development north of Fairlie Bowling Club and the Largs Marina. This should be kept as greenfield with the multi-use path and the “bee corridor” safeguarded from too much cutting back during the flowering season. This is currently adhered to. A few benches, suitably placed, should be located along the footpath which is much used by all age groups. 15. Noise from future construction work, industrial developments and activities at Hunterston Parc has the potential to seriously impact the health and wellbeing of the inhabitants and the amenity of the area. Permanent, independent and effective monitoring of noise, including Infrasound Low frequency Noise should be implemented before any work commences. New Regulations regarding Noise/ ILFN are needed urgently to facilitate adequate monitoring and protection of human and animal health 16. The Clyde Muirshiel Regional Park should be protected from any further industrial developments to safeguard its important and original aims. The Landscape Wind Capacity Study 2018 remains valid and should be valued in order to support an area of outstanding scenic beauty. 17. There should be no industrial developments on the Kelburn Estate unless practical, rural and sensitive to the landscape, amenity and habitats of the area. 18. There should be a building or part of an existing or new building earmarked to accommodate artefacts etc pertaining to the history of Fairlie and its surrounds, including the story of Fife shipbuilding. 19. Flooding, at the petrol station and on the narrowest stretch of the A78 as well as at the foot of Jetty Road, Bakers Lane and the footbridge on Burnfoot Road should be investigated with new and effective drainage installed. 20. The coastline and waterway accessible to the public should not be further limited by fencing off due to Peel Ports developments and activities.. There is already planning permission for a major expansion of its port facilities at the Marine Construction Yard. We do not want to lose access to any more of our coastline and waterway. 21. The woodland at the centre of the village alongside the A78 should be preserved as it is attractive and accommodates flora and wildlife habitats. 22. The Community Garden is a vital part of the village. It offers a welcoming haven, away from the hustle and bustle, which is well used. We would wish to see it, as well as the adjacent Pier Road area sensitively added to, in a way that creates even more social and recreational opportunities for locals. 30
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16 2025 Thank you to the following whose support made this report possible... Fairlie Bowling Club, CFL Parish Church, Fairlie Community Garden, Fairlie Community Trust, Fairlie Quay and Dive Centre, Station Pets, Maritime Craft Services, Chris Cowpe, Caroline Briggs, Nikki Kuyt, Hugh Maclean, John Riddell, Jackie Pearson, Nancy MacQueen, Jane Holmes, Maureen Loose, David Nairn, Linda Hepburn, Anne Bannatyne, Julie Connelly, Lindsay Teale, Peter (Dive Centre),Tom at Fins, Brian and Debbie at Village Inn, Alistair Gemmil at NAC and Scott McGregor at LPC Design + Print. 31
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Summary of Local Place Plan Proposals Local Place Plan: Fairlie Submitted by: Fairlie Community Council Submission Date: 4 April 2025 Registration Date: Proposals for the development and/or use of specific land and/or buildings: Ref Proposal Location 1 Conversion/redevelopment of former school/school site as village hub, flats or new housing Former Fairlie Primary School, School Brae 2 No development Underbank Wood, Southannan 3 Car park extension Railway sidings, Fairlie Railway station 5 Cycle path Bowling Club to Bay Street 6 New Community Hall/Hub a) Land to rear of petrol station, Kelburn Avenue b) Land to north of bowling club c) Fairlie Beach car park, Pier Road (preferred) 7 Bypass East of Fairlie, from Hunterston Parc roundabout 8 No change of use The Village Inn, Bay Street 9 Upgrade Semple Centre, Main Road 10 No development, community orchard Kickabout area, Semple Crescent 11 Footpath link Keppenburn Avenue/Kelburn Avenue/Baillie Road to Primary School via Craig Hill 12 See 6c Fairlie Pier car park 13 Footpath link Craig Hill Place to Castlepark Drive 14 No ribbon development, enhancement of multi-use path Land north of bowling club/west of A78 16 No industrial development Clyde Muirshiel Regional Park 17 No industrial development Kelburn Estate 18 Exhibition space Not specified 19 Flood risk mitigation Irvine Road at petrol station, foot of Jetty Road, Bakers Lane and Burnfoot Road footbridge 20 Retain public access to coastline/waterway Hunterston Parc 21 Preservation of woodland Village centre, alongside A78 22 Increase social and recreational opportunities Community Garden and Fairlie Beach car park, Pier Road 32
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1 6 6 2 21 21 21 10 14 3 512 8 9 7 11 13 22 20 © Crown Copyright and database rights 2024 OS Licence No. AC0000825715.Produced by Planning Services Key Community Facilities Community Gardens Retain Access to Coastline Semple Centre Village Inn Parking Cycle Path Safe footpath away from A78 to Fairlie Primary School Temporary footpath Bypass Kelburn Estate Clyde Muirshiel Regional Park Greenbelt Zone Habitat Protection Potential Village Hall site Protect Open Space Protect Woodland Village Hub/Housing Fairlie Local Place Plan Inset 1 - Proposals Map Inset 1 Local Place Plan Area Map 34
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NORTH AYRSHIRE COUNCIL 27th August 2025 Planning Committee Locality Reference 25/00287/PPM Application Registered 27th June 2025 Decision Due 27th October 2025 Ward Irvine East Recommendation Approved subject to Conditions __________________________________________________________________ Location Site to west and south of Mains Bungalow, Irvine Applicant Keepmoat Homes Proposal Erection of 255 dwellinghouses to include associated roads, footpaths, drainage, open space, landscaping and ancillary service infrastructure ___________________________________________________________________ 1. Description Planning permission is sought for the erection of 255 residential dwellings with associated works including access, parking, landscaping, open space, and SuDS on an allocated greenfield site at the northwestern part of the masterplanned development of Montgomerie Park, Irvine. The proposed development would take place on zones E, F and G as identified in the approved masterplan. The site has a total area of just under 11.92 hectares, of which approximately 6 hectares would be developed. It currently has a rural character, with two existing houses on its eastern and southeastern edges (Mains Bungalow and Morven Lodge). There is a meadow and a woodland belt to the west which would be retained. A new housing development by Bellway Homes is taking place to the southeast. To the northeast of the site is the remaining parcel of development land at Montgomerie Park, and which has been reserved by the Council for local authority housing. The proposed development would be within the catchment area for the recently opened Montgomerie Park Primary School, which is located approximately 700m to the south. Agenda Item 4 35
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The main access into the application site would be taken from Taylor Drive leading from the existing roundabout to the north which connects with Long Drive (B7080). The access route would be continued southwards through the site to connect into the adjacent development by Bellway Homes, and onwards to Montgomerie Park Drive. The highest part of the site is between Mains Bungalow and Morven Lodge, where the ground is generally level between 23m and 24m AOD (approximately). From Mains Bungalow, the ground slopes gently downhill towards the northwest to a low point of 17m AOD. The ground along the western edge of the site would be raised, using earthworks, to create a level platform on which to build. The difference in ground level (from the highest point of the development to the lowest) would be approximately 7m. The site layout would take the form of a series of interconnected streets based on Designing Streets principles. A hierarchy system has been designed into the layout, with wider roads near the site access points leading to narrower streets at sections where predicted traffic flows would be less. Footways would be provided alongside the roads where flows would be greatest leading onto shared surfaces within areas of lighter traffic. The development would feature a landscaped linear park running through the site, as required by the masterplan. The linear park would provide a wide footpath through the housing and onwards to the neighbouring development by Bellway Homes. Many of the new homes would face onto the linear park. Footpath connections would also be provided into the retained open space and woodland to the west. An informal pedestrian link to Eglinton Country Park would also be provided via a dropped kerb crossing point at the roundabout on Long Drive. The extension to Taylor Drive along the edge of the site would have pedestrian footways on either side for much of its length. Provision for a bus stop on Taylor Drive has also been indicated on the proposed site plan. The proposed development would incorporate 14 complementary designs. All houses would have two storeys, although one design has a dormer within the attic to give 2.5 storeys. The housing mix includes 108 detached, 136 semi-detached and 11 terraced homes. The proposed houses have been approved by the Planning Committee at other Keepmoat developments taking place elsewhere in North Ayrshire (at Mossculloch,in Kilwinning and Newhouse Drive in Kilbirnie). All houses would have gabled roofs. Some would have gable features to the front and/or roof canopies over front doors. A number would have integral garages. External finishes would be finished primarily in white render, some incorporating brickwork panels, with buff coloured window cills, white uPVC windows, black front doors and anthracite grey concrete roof tiles. All would have mono-block paved driveways. Solar PV panels would be provided as standard on all roofs (and positioned on the most appropriate slope to maximise daylight/solar gain). Space and hot water heating would be provided using air source heat pumps. There would be no gas boilers in the development. The front curtilages for most houses would be taken up with driveways, some of which would be edged with a hedgerow or a tree. Rear gardens would be enclosed with 1.8m high timber fences. It is not proposed to provide a play park for children since there is existing provision nearby at Regalia Park (within the Montgomerie Park estate). There is also provision at Eglinton Country Park to the north. However, the development would provide an extensive 36
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area of open space for safe walking and cycling away from traffic, and for outdoor play/games. Waste water would be piped to the Scottish Water network via a pumping station with rising main. In terms of surface water drainage, it is proposed to connect into the existing surface water system for Montgomerie Park, which incorporates a sustainable drainage system (SuDS). In addition, the development would provide measures to manage and treat surface water from the site prior to being conveyed to the SuDS system. In terms of the Adopted Local Development Plan (LDP), the application site is within the Montgomerie Park Strategic Development Area, which identifies the land for housing development. The relevant policies of the LDP to the proposed development are listed below: - The Towns and Villages Objective of Strategic Policy 1: Spatial Strategy - Strategic Policy 2: Placemaking - Strategic Policy 3: Strategic Development Areas - Montgomerie Park - Policy 1: New Houses and Maintaining an Effective Housing Land Supply - Policy 13: Non-designated archaeological sites and monuments - Policy 14: Green and Blue Infrastructure - Policy 18: Forestry, Woodland, Trees and Hedgerows - Policy 22: Water Environment Quality - Policy 23: Flood Risk Management - Policy 27: Sustainable Transport and Active Travel - Policy 31: Future Proofing for Heat Networks National Planning Framework 4 is also relevant to the consideration of the application since this is part of the development plan. The following supporting information was submitted with the application: • Pre-application Consultation (PAC) Report • Design and Access Statement • Arboricultural Impact Assessment • Archaeological Desk-based Assessment • Drainage Strategy • Energy Statement • Flood Risk Assessment • Great Crested Newt Survey • Invasive Weeds Survey • Overheating Risk Assessment (parts 1 - 3) • Planning Statement and Statement of Community Benefit • Preliminary Ecological Appraisal • Ground Investigation Report (parts 1 - 14) 2. Consultations and Representations Neighbour notification was undertaken for the application in accordance with statutory procedures, which involved 107 letters being sent to all addresses within 20m of the site. The application was also advertised in a local newspaper, the Irvine Herald. 37
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Two letters of representation have been received, which make the following points: 1. The plots appear to directly adjoin the boundary of Mains Bungalow. Would the new houses have their own fences and would there be a gap left to maintain the existing fence? What would the boundary treatment consist of? Response: The applicant has confirmed that there would be a 1m gap left around the existing boundary treatment at Mains Bungalow and the proposed housing to either side. This would enable the existing fencing on the boundary of Mains Bungalow to be accessed and maintained by its owners. The proposed boundary treatment for the new houses would consist of 1.8m high timber fences, the maintenance of which would be the responsibility of the individual home owners within the new housing. The maintenance of the gap between the fences would be part of the factored common grounds maintenance scheme for the development. 2. Can the outlook from the rear of Mains Bungalow be retained without trees being planted? Response: Following a revision to the plans, no trees are proposed within the open space to the southwest of Mains Bungalow. Instead, a native hedgerow mix and a strip of broom/gorse would be planted to create a buffer between the proposed footpath within the linear park and the boundary of Mains Bungalow. In addition, the rear garden ground for plot 152 has been reduced in area and its boundary realigned to reduce its potential impact on Mains Bungalow. 3. What is the ground level and height for plot 152? Response: Plot 152 would have a ground level of approximately 22.45m AOD. It would be a 2 storey house of approximately 4.73m to eaves and 7.54m to ridge. The garage at Plot 152 would be under 5m in height at its highest point. The ground at Mains Bungalow varies between 22.72m - 23m AOD, which is marginally higher than the adjoining plots 150 - 152. 4. What would be the effect of the proposed development on the existing utility services for the existing housing? Response: The applicant has confirmed that service connections will be agreed between existing residents, NAC and Keepmoat Homes, and that the following principles will be adopted: • Storm and foul connections will be provided to tie in with the new drainage infrastructure within the distributor road; • Overhead BT and electricity will be grounded and placed within adopted footpath / distributor road; • The existing houses will be reconnected to the new electric infrastructure within the distributor road. 5. Will there be gas introduced into this site? 38
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Response: There will be no mains gas infrastructure for the proposed development, as all dwellings will be fitted with an electrically powered air source heat pump and hot water cylinders to provide heating and hot water. 6. Concerns have been expressed about the removal of sycamore trees on the boundary with an existing house, which were to be retained as discussed during pre- application consultation. Response: The plans have been revised to reflect these discussions. In the revised plans, the trees are indicated as being retained. 7. The layout does not consider the streetscape effect created by regimented cars in a row at the front of the houses on Plots 90 - 112. Response: The applicant has agreed to incorporate hedgerow planting between some of the driveways in addition to the trees already proposed. The colour of the blocks used to pave the driveways would also be varied. Such measures would add visual interest and reduce the perception of unrelieved car parking in front of the houses. 8. Parking spaces - based on the average cars per house ratio to date, what has been done to make this development better? Response: The proposed parking provision for the development has been reviewed by NAC Active Travel & Transport officers and accords with the Council's current roads and parking guidance. Consultations NAC Active Travel and Transport (ATT) - no objections. The applicant has been in discussion with ATT regarding the site layout to ensure it meets the Scottish Government's policy Designing Streets. Response: Noted. Discussions took place with ATT at the pre-application stage. The submitted application represents the outcome in relation to layout, road hierarchy and parking standards (for residents and visitors). NAC Environmental Health - no objections. Conditions are recommended in respect of remediation (groundworks); the protocol for dealing with any unsuspected contamination; dust management (during construction) and internal noise levels for the houses. Further observations are made in relation to a range of other Environmental Health matters. Response: Conditions relating to the above matters could be attached in the event of planning permission being granted. NAC Flooding Officer - no objection in principle subject to conditions regarding further details in relation to the proposed surface water drainage design. Response: The matters raised could be dealt with by condition(s) in the event of planning permission being granted. 39
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Scottish Water - no objection. The applicant should be made aware that a consultation response does not confirm that the proposed development can currently be serviced. Further comments are provided on water supply and waste water capacity. Surface water will not be accepted into the combined sewer except in limited exceptional circumstances. Response: It is not proposed to use a combined sewer for surface water, which would be kept separate and treated in the Montgomerie Park SuDS system before discharge to local watercourses. An informative note could be added to any planning consent granted instructing the applicant to contact Scottish Water regarding the matters raised, where relevant. The Coal Authority - no objection and confirm that the coal mining legacy at the site is a material consideration. Among other things, The Coal Authority welcomes the comments in the submitted ground investigation report that unrecorded mining features may exist within the site. Conditions and an informative note are recommended. Response: The recommended conditions and informative note could be attached in the event of planning permission being granted. West of Scotland Archaeology Service (WoSAS) - No objection subject to condition. WoSAS note that the submitted Archaeological Desk-based Assessment states that previous archaeological fieldwork carried out in the area encountered significant prehistoric material. These included a pits, possible postholes a linear feature and lithic debris, and a possible ring ditch burial, with a pit containing bone, two fire pits, burnt bone and prehistoric pottery. Previous fieldwork within 200m of the boundary of the application site uncovered a roundhouse, burnt bone and pottery; pits, postholes, part of a possible enclosure and lithics; and a roundhouse, a possible palisaded enclosure, a stone short cist containing cremated human remains and an intact quadripartite food vessel. The amount of trenching carried out within the plot of ground that is the subject of the current proposal was reasonably limited, and only a very small portion of it has been directly subject to intrusive investigation through trial trenching. Notes the fact that such a small amount of trenching encountered significant archaeological material demonstrates that there is a clear potential for additional features, deposits and artefacts to survive below the current ground level. This would be at risk of damage or destruction as a result of ground disturbance associated with construction of the proposed residential development. WoSAS therefore agree with the conclusion presented in report that a programme of evaluation trenching would be required to confirm the location, extent, nature, date, and significance of any buried archaeological material that may survive within the site. Should this initial evaluation encounter significant archaeological material, it is probable that further phases of on-site work would be needed to fully excavate and record it prior to construction commencing; this would in turn generate the need for a programme of post- excavation analysis of the recovered material, followed by publication of the results. To secure the completion of what may be a multi-phase programme of work, WoSAS advise on the wording of the condition which should be attached to any consent that the Council may be minded to issue. Response: The recommended condition could be attached in the event of planning permission being granted. See Analysis below. 40
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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 individually below. Strategic Policy 1: Spatial Strategy The Towns and Villages Objective of Strategic Policy 1 (Spatial Strategy) states that, in principle, the Council will support development proposals within North Ayrshire's towns and villages that provide the right new homes in the right places. The application accords with this strategic policy. Strategic Policy 3: Montgomerie Park, Irvine Strategic Policy 3 commits the Council to "supporting the development of housing at Montgomerie Park". The application accords with this strategic policy. Policy 1: New Homes and Maintaining an Effective Housing Land Supply Policy 1 (New Homes and Maintaining an Effective Housing Land Supply) states that, in principle, the Council will support and promote residential development of the 51 effective housing supply sites identified in Schedules 2a and 2b. The application site is within an allocation known as 'Montgomerie Park West' that has an indicative capacity of 480 units (ref. NA0525). As such, the proposed development accords with Policy 1 of the LDP. Strategic Policy 2: Placemaking 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." The proposed development would provide a variety of house designs (14 in total) including terraced, semi-detached and detached houses. This would add positively to the range and choice of homes in Irvine. All houses within the development would have 2 storeys with gabled roof designs and a consistent pattern of external finishes throughout the development. It is considered that the proposed development would integrate well with the existing housing at Montgomerie Park. The existing housing on the boundaries of the site (including the established dwellings of Mains Bungalow, Morven Lodge and the new Bellway housing estate under construction to the south) either has gables or rear elevations facing onto the application site. Based on the submitted levels plan, the existing housing would have largely similar ground levels to the proposed housing (ie. within 1 metre either higher or lower where boundaries adjoin). In the case of Mains Bungalow, the open aspect from the rear of the house would be retained within the linear park proposed within the development, albeit the outlook would change significantly with the new housing. In the case of Morven Lodge, mature trees along the boundary would be retained. As such, the existing housing would not experience any significant adverse 41
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privacy or overlooking impacts from the proposed development. The site would be well enclosed from the adjoining major roads (A78 and B7080) by the established woodland areas, which would be retained. In terms of its functionality, the proposed street layout is considered acceptable. There would be several access points from Taylor Drive for vehicles, including pedestrian footways. There would be a connecting road into the Bellway development to the south. Taylor Drive would also be connected into the Bellway development and from there to Montgomerie Park Drive. There would also be pedestrian footpath connections provided to the surrounding area. The proposed layout and boundary treatments would provide each house with a rear garden area of adequate size and enclosures to ensure that there would be no adverse privacy or overlooking between residents. Each house would also be provided with in- curtilage parking to ensure that there would be no adverse parking impacts on the new streets within the development. In addition, there would be visitor parking spaces provided throughout the development. As well as generous areas of open space within the development, the maintenance of which would be through a factoring scheme, the proposed houses would provide a range of internal and outdoor spaces that could be adapted over time to meet the needs of the residents. It is also considered that the site would be well connected for a variety of transport modes. Montgomerie Park Drive is a local bus route where some services currently terminate. Long Drive is also a bus route for some local services between Irvine and Whitehirst Park in Kilwinning. The opportunity would exist for through services to be provided along Taylor Drive, subject to passenger demand and operator interest. As noted above, the site is within walking distance of the new primary school at Montgomerie Park. Furthermore, planning permission was granted earlier in 2025 for the development of a neighbourhood centre (ref. 24/00527/PP) on land beside the primary school, although this has not yet commenced. Heat and power for the houses would be from electrical sources, including solar power from the roof mounted panels each house would have as standard. In order to comply with the latest building standards, there would be no direct CO2 emissions from the new housing, and no gas supply will be provided to the development. Therefore, given the above, it is considered that the proposed development would meet the relevant requirements of Strategic Policy (Placemaking). Policy 13: Non-designated archaeological sites and monuments As noted above, the consultation response from the West of Scotland Archaeology Service highlighted the potential for buried remains below the ground, based on its understanding of the locality from past investigations at Montgomerie Park. The recommended condition should therefore be applied to any grant of planning permission to ensure that appropriate excavation, recording, analysis, publication and archiving of any finds below the ground is carried out before the initial groundworks phase of development. Subject to such a condition, the proposed development would accord with Policy 13. 42
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Policy 14: Green and Blue Infrastructure and Policy 18: Forestry, Woodland, Trees and Hedgerows The site is not subject to any environmental designations of local or national importance. However, a Preliminary Ecological Assessment (PEA) has been submitted providing a detailed assessment of the environmental features of the site and its surroundings, the preparation of which followed desktop and site surveys. Consideration was given to certain protected species such as great crested newts, bats, badgers and habitats suitable for use by birds. A survey for any invasive plant species was also carried out. The nearby SuDS ponds were surveyed for the presence of habitats suitable for great crested newts. The findings of the survey indicate that there were no protected species present nor nesting places, bat roosts, badger setts, etc. The trees on the site are noted as being of potential importance as a food source for bats, birds, insects and as wildlife corridors. The results of the PEA indicate that the ground at the site contains several different types of groundcover. First is an area containing dense continuous scrub dominated by brambles and nettles. These plants are exempt from habitat condition assessment. Secondly is an area of marshy grassland, which was in poor condition and does not meet the criteria for a Ground Water Dependent Terrestrial Ecosystem. Thirdly, the majority of the site consists of poor semi-improved grassland which is intersected by informal dog walking paths. This area mostly consists of unmanaged areas containing various grass species, judged to be in a moderate condition. No field signs for badgers were recorded. Parts of the woodland near the site is of higher ecological and biodiversity value. Several invasive plant species were found, namely rosa rugosa, snowberry and field horsetail. The PEA recommends that further survey work is carried out for the presence of protected species, especially bats and great crested newts (at the two ponds near the site), before any development takes place. Vegetation removal should be avoided during the nesting bird season of March to September. Various other recommendations have been made, all of which would help to prevent loss of wildlife arising from the clearance of the trees and construction operations. The further spread of invasive species would largely be prevented during the soil stripping and groundworks phase of the development. The PEA includes recommendations in respect of wildlife protection and biodiversity enhancement during the course of the development, including habitat creation and in the selection of plants for the landscaping scheme. Implementation of the recommendations of the PEA could be secured by condition. With such measures in place, it is considered that the proposed development would accord with Policies 14 and 18. Policy 22: Water Environment Quality and Policy 23: Flood Risk Management. Policy 22 of the LDP states that development will be required to ensure no unacceptable adverse impact on the water environment. Development should ensure that appropriately sized buffer strips are maintained between the built and water environments. Related to this issue is Policy 23, which deals with flood risk management and states that generally development should avoid locations of flood risk and should not lead to significant increase in the flood risk elsewhere. Montgomerie Park has an existing SuDS system for the treatment and management of surface water. Development of the remaining sites at Montgomerie Park is guided by a Drainage Strategy which was produced for the Council by consultants Aecom in 2021.The proposed development would utilise two of the detention basins at Montgomerie Park 43
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where surface water from impermeable areas would be conveyed. The Council's Flooding Officer supports the principle of the proposed surface water drainage system but requires additional information to ensure the requirements of the Drainage Strategy are met. Additional water quality treatment measures are required to serve the proposed distributor road (ie.Taylor Drive) in order to ensure the development would not harm water quality. Discussions between the applicant and the Council's Flooding Officer have been ongoing. A condition could be attached to ensure the outstanding information is submitted and duly implemented as part of the infrastructure works for the development. The site is located outwith the flood risk area defined by NPF4. The submitted Flood Risk Assessment finds that the site would be at a low risk of flooding from watercourses at present and in the future. SEPA's Standing Advice was consulted and from this it was noted that the site is not at risk from pluvial (watercourse) flooding. The Council's Flooding Officer noted that the site's future flood risk is largely limited to overland flow paths (from surface water flows during periods of heavy rainfall). Provided that surface water would be intercepted and conveyed to the water environment without unacceptably affecting either the proposed housing or existing properties, the development could be acceptable in flood risk management terms. Subject to the provision of additional information on the details for the proposed surface water drainage system, which could be secured by condition, it is considered that the development accords with Policies 22 and 23. Policy 27: Sustainable Transport and Active Travel As noted above under Strategic Policy 2, the site is considered well connected for walking to the local facilities within Montgomerie Park, with the potential for bus services and for private car travel. As such, it is considered that the development accords with Policy 27. Policy 31: Future Proofing for Heat Networks Policy 31 supports proposals for the creation or enhancement of district heat networks in as many locations as possible in North Ayrshire. A feasibility study was carried out and described in the submitted Energy Statement. This concludes that the site is not considered to be a suitable candidate for a district heating system at present, since there are no existing or proposed heat sources available nearby (ie. within 1km) which could be utilised for this purpose. However, as noted above, the proposed houses would incorporate electrically powered heating systems with no direct emissions, with air source heat pumps being the most viable for a development of this type. Solar panels would also be provided as standard, helping to reduce reliance on the grid for electricity supply to the homes. In addition to the use of zero direct emissions heating, the Energy Statement highlights the improved thermal insulation standards required by the current building standards, with improved U values for walls, roofs and windows to reduce heat loss and reduce overall energy demand. As a result of the increased insulation standards required for the housing, in addition to other risk factors, an Overheating Risk Assessment was carried out. The Energy Statement demonstrates that the proposed housing would achieve compliance with the relevant building standard in this regard. 44
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The precise details of the building fabric and heating systems would be identified at the building warrant stage, with the implementation of the required measures regulated under the Building Standards legislation. NPF4 Finally, turning to NPF4, it is considered that that, in principle, the proposed development accords with the spatial strategy of NPF4 in that it would provide a new residential development on an allocated housing site. NPF4 is broadly in alignment with the LDP in respect of its other strategic policy objectives, including those tackling the climate and nature crises. As noted above, areas of public open space, landscaping and planting would be provided throughout the site and sustainable drainage provided to mitigate the rate of surface water run-off in conjunction with other flood prevention measures. The proposed landscaping scheme would include numerous plants and tree species that would promote wildlife and biodiversity. Habitats to encourage wildlife would also be provided, including bird boxes, hedgehog boxes, insect hotels and bee hotels. A condition could be attached to require the implementation of the PEA and flooding officer recommendations during the development of the site. A condition requiring the implementation of the landscaping scheme on a phase by phase basis is also recommended. Such measures would help to ensure that the principles set out in NPF4 for nature and sustainable drainage are implemented. Finally, the proposed housing would be fitted with heating systems with no direct greenhouse gas emissions, making it the first large private housing estate in North Ayrshire to benefit from the new building standards. In summary, it is considered that the proposed development has considered the climate emergency, would be 'nature positive' and would accord with NPF4. There are no other material considerations. In conclusion, it is considered the proposed development would accord with the development plan. Accordingly, it is recommended that planning permission is granted subject to the conditions noted below. 4. Full Recommendation Approved subject to Conditions Condition 1. That the development hereby approved shall be implemented in accordance with the submitted plans, drawings and recommendations contained in the application (inclusive of all associated supporting documentation) unless otherwise indicated below, all to the satisfaction of North Ayrshire Council as Planning Authority. Reason To secure the implementation of the development in accordance with the supporting information. Condition 45
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2. That prior to the commencement of the development hereby approved, the following additional details shall be submitted for the written approval of North Ayrshire Council as Planning Authority to finalise the surface water drainage scheme: - flow attenuation and additional flood storage; - confirmation of surface water discharge from the site (to include Montgomerie Park Masterplan development plots D, E, F and G); - modelling to demonstrate how the performance of the sewers during the 1 in 200 year plus 41% climate change plus 10% storm event would be managed, including exceedance flows between the development and the water environment. The finalised surface water drainage scheme shall accord with the principles and practices contained in 'The SuDS Manual' (CIRIA report C753, published November 2015). Thereafter, the details as may be approved shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interests of securing a sustainable drainage system and to ensure that the drainage scheme for the development would not lead to flooding. Condition 3. That prior to the commencement of the development hereby approved, the developer shall secure 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 approved by the Planning Authority. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented before groundworks take place, and that all recording and recovery of archaeological resources is undertaken to the satisfaction of North Ayrshire Council as Planning Authority in agreement with the West of Scotland Archaeology Service. Reason To ensure that any archaeological remains are appropriately investigated and recorded. Condition 4. That prior to the commencement of the development hereby approved, the applicant shall submit a Construction Environmental Management Plan (CEMP) for the written approval of North Ayrshire Council as Planning Authority, inclusive of the site remediation phase. Thereafter, the remediation works and development shall be implemented in accordance with such details as may be approved in the CEMP to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interests of environmental protection during the construction phase. Condition 5. That the development hereby approved shall not commence until the remediation works (outlined in Section 9 of the Ground Investigation Report incorporating Coal Mining Risk Assessment (CMRA): Rev 1, YG695/03/MAK/CMB/KM/JC, dated April 2025) and/or 46
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mitigation measures to address land instability arising from coal mining legacy, as may be necessary, have been fully implemented to ensure that the site is made safe and stable for the development. The remedial works shall be carried out in accordance with authoritative UK guidance. The presence of any unsuspected contamination shall be reported to the Council as Planning Authority to enable the preparation of a suitable investigation and remediation strategy. Thereafter, and prior to the occupation of any part of the development for residential use, a signed statement or declaration prepared by a suitably competent person confirming that the site is, or has been made, safe and stable for the approved development shall be submitted for the written approval of North Ayrshire Council as Planning Authority. Reason In the interests of health and safety. Condition 6. That, if there is a requirement to re-use site won material and/or to import material for groundworks, the assessment criteria and sampling frequency to adequately demonstrate its suitability for use shall be submitted to and approved by North Ayrshire Council as Planning Authority prior to any material being used. In addition, any fill material to be used in the top 300mm shall also be free from metals, plastic, wood, glass, tarmac, paper and odours and in accordance with BS3882:2015 and BS8601:2013. On completion of the groundworks and at a time and or phasing agreed by North Ayrshire Council as Planning Authority, the developer shall submit a verification report containing details of the source of the material and appropriate test results to demonstrate its suitability for use within residential development. Reason In the interests of environmental protection. Condition 7. That the internal noise level from road traffic during daytime hours (0700-2300 hours) in any habitable room within the dwellinghouses hereby approved must not exceed LAeq 16 hour 35dB. In addition, the internal noise level from road traffic during night hours (2300-0700 hours) in any habitable room within the dwellinghouses hereby approved must not exceed LAeq 8 hour. If the required levels cannot be achieved with an open window strategy, then alternative means of ventilation will require to be provided, details of which shall be submitted to North Ayrshire Council as Planning Authority for consideration. Reason To safeguard residential amenity from the effects of traffic noise on the A78 trunk road and B7080 distributor road. Condition 8. That all planting, seeding or turfing comprised in the approved landscaping scheme shall be carried out in the first planting season and seeding seasons following the occupation or completion of each successive phase of housebuilding until the development is complete. Any trees, plants or areas of grass seeding which, within a period of five years from the occupation or completion of each phase of development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season until established, unless North Ayrshire Council as Planning Authority gives written consent to any variation. 47
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Reason To ensure that the approved landscaping scheme is carried out and maintained, in the interest of amenity and biodiversity. Allan Finlayson Chief Planning Officer For further information please contact Mr A Hume Planning Officer on 01294 324318. 48
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NORTH AYRSHIRE COUNCIL 27th August 2025 Planning Committee Locality North Coast and Cumbraes Reference 25/00216/PP Application Registered 21st May 2025 Decision Due 21st July 2025 Ward North Coast Recommendation Approved subject to Conditions __________________________________________________________________ Location 120 - 122 Irvine Road Largs North Ayrshire Applicant GHG Holdings Limited Proposal Removal of condition 10 of planning permission 22/00163/PP ___________________________________________________________________ 1. Description Planning permission is sought to amend an extant planning permission for 34 flats. This application seeks to delete Condition 10 of permission 22/00163/PP dated 8th June 2022. Condition 10 is as follows: That, prior to the commencement of the development hereby approved, details of the heat and power systems for the house, which shall include low and/or zero carbon technologies to demonstrate that at least 10% of the current carbon emissions reduction set by Scottish Building Standards will be met, shall be submitted for the written approval of North Ayrshire Council as Planning Authority. Thereafter, the development shall be implemented in accordance with such details as may be approved unless otherwise agreed in writing with North Ayrshire Council as Planning Authority. The reason for Condition 10 is as follows: In the interests of environmental protection in accordance with Policy 29 of the adopted Local Development Plan. Agenda Item 5 49
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The applicant seeks to delete Condition 10. They state that given the changes to Building Regulations since 2022, this condition is no longer necessary. The site is identified as being within the settlement of Largs, in the North Ayrshire Council Local Development Plan (LDP). There are residential properties to all sides and with Largs Golf Club also to the east across Irvine Road. As this application seeks to vary a condition relating to Policy 29, it is considered that policy to be the relevant part of the LDP. National Planning Framework 4 (NPF4) was adopted February 2023 and, together with the LDP comprises the Development Plan. The Scottish Government's Planning Circular 4/1998 advises on the use of planning conditions. 2. Consultations and Representations Statutory notification including an advert in the local press was carried out. Six objections and two representations were received, which can be summarised as follows: Objections 1. Question why Condition 10 is no longer of relevant when it was relevant in September 2021 and June 2022. The Local Development Plan polices have not changed since then. The Town and Country Planning (Scotland) Act 1997 dictate the application should be determined in accordance with development plan policy and thus refused. Response: The development plan comprises the LDP adopted November 2019 and NPF4, adopted February 2023. NPF4 was adopted after the previous planning permissions were granted. Where parts of a development plan are in conflict, the most recent part has primacy. 2. Concern that the access onto the A78 is not suitable for 34 flats. The sight lines are impacted by street furniture and do not consider they represent good practice. The junction with the A760 is too close and backing up traffic causes delays which would be exacerbated by the flats. The pedestrian pavement on the A78 is under 2m wide and should be addressed. Response: This is not a material planning consideration for this application. The principle of 34 flats being constructed is not being considered. Transport Scotland, as relevant Roads Authority, has no objections to 34 flats and the condition relating to road access would remain on any permission. 3. The site plan does not represent current condition as many trees have been removed. Response: Noted. Trees on the boundary with Walkerston Avenue were felled following the issue of a High Hedge Notice by the Council after it was found they constituted a High Hedge impacting on the amenity of a resident of Walkerston Avenue. Details of tree protection for the site would still be required by condition if a revised permission is granted. 4. No consent has been granted for anyone to use the existing pedestrian gate that gives access to Walkerston Avenue 50
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Response: This is not a material consideration for this application. Notwithstanding, the gate already exists, and no planning permission is required to create an access through a boundary onto a non-classified road. Access through to Walkerston Avenue would be a private legal matter. Representations 1. Seeks clarity on the information relating to trees on the submitted site plan. Response: The proposed site plan is that approved in 2022. It is not clear why the tree to the A78 side is identified as 'black' as opposed to red. However, it is not considered this has any bearing on this application which seeks to delete a condition relating to energy efficiency. Some of the trees shown on the plan have been removed as required by a High Hedge Notice 2. There has been no progress on the site since the original grant of permission. Response: The grant of planning permission places no obligation on an applicant to carry out any permitted scheme. 3. The main entrance is not safe for pedestrians and traffic entering or leaving the site onto the A78. The pavement on the A78 is very narrow. Response: As above, this is not a material planning consideration. As only Condition 10 is being considered, no consultations are required. However, when the application for 34 flats was considered, the following consultations were received: Transport Scotland, NAC Active Travel and Transportation, and Scottish Water, all of whom had no objections. The condition relating to the access to the trunk road would be unchanged if this permission is granted. Largs Community Council objected to 34 flats on the grounds of overdevelopment. No comments have been received from the Community Council in respect of removing Condition 10. 3. Analysis Policy 29 of the LDP relates to energy infrastructure but also sets out that at least 10% of the current carbon emission reduction for new buildings, set by Scottish Building Standards, will be met through the installation and operation of low and zero-carbon technologies. The LDP was adopted in November 2019 with Policy 29 drafted in the plan preparation stage which occurred before adoption. NPF4 was adopted in February 2023. Whilst it requires all development proposals to give weight to the global climate and natures crises, it has no specific policy requiring a set carbon emission reduction for new build developments. Circular 4/1998 sets out the Government's policy for the use of planning conditions. This states that all conditions attached to planning permission must meet certain tests including 51
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being necessary, relevant to planning, enforceable and reasonable in all other respects. Conditions which duplicate the effect of other legislation should not be imposed. Building regulations set out technical requirements applicable to building work to protect the public interest. These are the rules to make sure building work is safe, energy efficient and sustainable. The current building standards came into law on 1st April 2024. The relevant legislation for regulating and controlling low and zero carbon technologies is now therefore the Building Regulations rather than planning legislation. This is reflected in NPF4 which is silent on such specific matters. Whilst Policy 29 of the LDP sets out requirements for low and zero carbon technologies it is clear that in the six years since the examination and adoption of the LDP, the framework for considering applications has been altered. As well as NPF4, adopted in 2023, the current building standards are from 2024. In effect, amended building standards prohibit the use of direct emissions heating systems as the primary source of heating and hot water for most new buildings. As there is no building warrant in place, the developer would be required to comply with the new building standards, the aim of which is to ensure that new developments built in Scotland have climate friendly heating systems which do not produce any greenhouse gas emissions at the point of use. The new building standards go considerably beyond the carbon reduction measures achievable under the planning condition and are regulated by the Council's Building Standards service. As noted above, the use of planning conditions must be in accordance with the tests set out in Circular 4/1998. Considering the changes to the building standards the condition is no longer necessary, nor relevant to planning. Notwithstanding, the development, through Building Regulations, would still accord and indeed go further than the requirements of Policy 29 and the development plan. Given the above factors, the proposed deletion of Condition 10 is therefore acceptable. Notwithstanding the High Hedge Notice and the tree works noted above, this application only seeks deletion of Condition 10 and it is considered that the remaining conditions on the permission should be reimposed. Condition 11 relating to obscure glazing would be renumbered as Condition 10. 4. Full Recommendation Approved subject to Conditions Condition 1. That prior to the date of commencement of the development a Preliminary Bat Roost Assessment, dated between May and August in the year of the proposed date of commencement, shall be submitted to the Council, as Planning Authority, for written approval. Thereafter the development will be carried out in accordance with the recommendations of any Assessment as may be approved. Reason To ensure an appropriately up-to-date Preliminary Bat Roost Assessment in recognition of the possibility of protected species to move onto the site. 52
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Condition 2. Prior to the commencement the proposed means of access to the A78 shall be constructed in accordance with drawing 5822-R-3B. The type (and method) of construction to be approved by the Planning Authority, in consultation with Transport Scotland, as Trunk Roads Authority, before the development is commenced. For the avoidance of doubt there shall be no drainage connections to the trunk road drainage system. Reason In the interests of road safety. Condition 3. That prior to the commencement of the development, details of tree protection measures for the trees identified as to be retained on approved drawing 5822-R-3B shall be submitted to the Council, as Planning Authority, for written approval. The development will thereafter commence in accordance with any details as may be approved. Reason To protect the trees to be retained on site in the interests of the visual amenity of the area. Condition 4. The trees identified as to be retained on approved drawing 5822-R-3B shall not be cut down, topped, lopped, uprooted, wilfully damaged or wilfully destroyed except with the written permission of the Council, as Planning Authority. Reason To retain the trees identified in the interests of the amenity of the area. Condition 5. That prior to the commencement of the development, the applicant shall submit for the written approval of North Ayrshire Council, as Planning Authority, a scheme of landscaping. Any landscaping scheme as may be approved shall be carried out in the first planting season following completion or first occupation of the development, whichever is soonest, or unless otherwise agreed in writing by North Ayrshire Council, as Planning Authority. Any trees or plants which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless North Ayrshire Council as Planning Authority gives written consent to any variation. Reason To ensure an appropriate landscaping scheme in the interests of visual amenity. Condition 6. That prior to the commencement of the development, details of the surface water attenuation shall be submitted for the written approval of North Ayrshire Council, as Planning Authority. Thereafter the development will be carried out in accordance with any details as may be approved. Reason 53
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To ensure an appropriate surface water attenuation in the interests of the drainage of the site Condition 7. That prior to the commencement of the development details of the bin stores shall be submitted to the Council, as Planning Authority, for written approval. Any details as may be approved shall be implemented prior to the occupation of the relevant block. Reason To ensure appropriate bin stores in the interest of the amenity of the area. Condition 8. That prior to the commencement of the development, details of the external finish materials for the blocks shall be submitted to the Council, as Planning Authority, for written approval. The development will thereafter commence in accordance with any details as may be approved. Reason To ensure appropriate external finishes in the interest of the visual amenity of the area. Condition 9. That prior to the commencement of the development details of the eastern boundary treatment shall be submitted to the Council, as Planning Authority, for written approval. This must include visibility splays from the vehicle access as shown on drawing 5822-R-3B. In a vertical plane, northing shall obscure visibility measured from a driver's eye height between 1.05m and 2m positioned at the set back dimension to an object height of between 0.26m and 1.05m along the y dimension. Any details as approved must be implemented prior to the occupation of the first property. Reason In the interests of the visual amenity of the area and road safety, meeting Transport Scotland's requirements. Condition 10. That prior to the commencement of the development, details of obscure glazing for the southernmost elevation windows of Block 1 and Block 3, northernmost elevation windows of Block 2 and Block 4, and side elevations of all balconies shall be submitted to the Council, as Planning Authority, for written approval. Any glazing, as may be approved, shall be installed prior to occupation of the relevant flat and retained thereafter. Reason To ensure appropriate obscure glazing in order to protect the amenity of occupiers and adjoining properties. Allan Finlayson Chief Planning Officer 54
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For further information please contact Mr Iain Davies on 01294 324320. 55
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NORTH AYRSHIRE COUNCIL 27th August 2025 Planning Committee Locality Garnock Valley Reference 25/00289/PP Application Registered 16th July 2025 Decision Due 16th September 2025 Ward Garnock Valley Recommendation Approved subject to Conditions __________________________________________________________________ Location Site to northeast, southeast and east of ‘Nethermill’ 59 Knoxville Road, Kilbirnie Applicant Chatham House Equities Limited Proposal Amendment of condition 3 of planning permission 22/00135/PPPM ___________________________________________________________________ 1. Description A Section 42 application has been submitted in relation to a condition attached to a planning permission in principle for a major housing development at Knoxville Road in Kilbirnie. The site has been allocated for residential development purposes since the adoption of the Council's first Local Development Plan in May 2014 with planning permission in principle granted for residential development, to include the upgrading of Knoxville Road, provision of open space, SuDS infrastructure and realignment of cycle path (NCN 7) on 24th August 2022 under ref. 22/00135/PPPM. The owners of the land now seek to amend condition 3 which relates to the road design. The current wording of condition 3 requires that any future matters specified in conditions (MSC) application or full planning application submitted for the site proposed shall accord with the requirements of 'Designing Streets'. The proposed amendment to condition 3 would delete the reference to "or full planning application" and make it a requirement that any future MSC shall accord with the up to date range of guidance for residential development proposals in addition to 'Designing Streets'. These are as follows: Agenda Item 6 57
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• North Ayrshire Supplementary Street Design Guide; • North Ayrshire Council's Drainage, Sustainable Urban Drainage Systems & Flooding: Procedure Note; • National Roads Development Guide A total of 13 conditions were imposed on the planning permission in principle. There are no further details contained in the application in respect of site layout, house designs, etc. all of which would follow at a later stage if the development progresses. An application under Section 42 of the Act, if granted, creates a new planning permission without altering the conditions on the previously granted permission. The planning authority must consider "only the question of the conditions to which planning permission should be granted." It is therefore open to the Council to amend the text of any further conditions as it sees fit in the determination of a section 42 application. 2. Consultations and Representations Neighbour notification was undertaken in accordance with statutory requirements, and the application was advertised in local newspaper. The expiry date for comments was 13th August 23025. No representations were received. Consultation NAC Active Travel and Transport - no objections. Response: Noted. 3. Analysis Section 42 of the Town and Country Planning (Scotland) Act 1997 is a mechanism which allows for the submission of a planning application for the development of land without complying with condition(s) subject to which a previous permission was granted. As noted above, Section 42 of the Act stipulates that in this type of application the "planning authority shall consider only the question of the conditions subject to which permission should be granted." The main determining issue in this case is whether the proposed amendments to condition 3 would accord with the relevant development plan policies for the site and in respect of any other material planning considerations. Circular 4/1998 sets out the tests for planning conditions, as follows: - Need for a Condition - Relevance to Planning - Relevance to the Development to be Permitted - Ability to Enforce - Precision - Reasonableness 58
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Condition 3 of planning permission in principle ref. 22/00135/PPPM states the following: That the road layout for any future Matters Specified in Condition Application or full Planning Application shall accord with the requirements of 'Designing Streets'. A Transport Statement shall be submitted in support of any future application. Full details of the upgrading works to Knoxville Road and the realignment of the NCN7 core path shall be provided and approved in writing by North Ayrshire Council as Planning Authority prior to the commencement of the development. Reason: In the interest of road safety. As noted above, the use of planning conditions must be in accordance with the tests set out in Circular 4/1998. There are three parts to condition 3. The first relates to the mechanism for future applications; the second relates the requirements which such application(s) must meet and the third relates to the reason for the condition. The first part of condition 3 is not competent in respect of the reference to "full planning application." Conditions on a planning permission in principle should relate only to applications for "matters specified in conditions". Such applications are not, legally speaking, "planning applications". By statute, planning applications require to be considered on their individual merits and without prejudice. The use of a pre-condition being applied by a separate planning permission in principle is not competent. It would therefore be appropriate to remove this part of condition 3, as there is no need for it. Similar text appears in condition 1 of the planning permission in principle, and which could also be amended at this time. The additional text proposed for the condition, in relation to more up to date guidance for roads infrastructure within new developments, is considered appropriate. The inclusion of these guidance documents would make the condition more precise and increase its relevance to planning for North Ayrshire. The most recently published is the North Ayrshire Supplementary Street Design Guide (2025) with the aim of introducing best practice for new housing estates based on the experience of Designing Streets within the North Ayrshire context over the past decade. There is a strong focus on placemaking which is a key element of the development plan. It would therefore be appropriate to include the references to these documents in the amended condition. The final part of the condition is the reason for it. It is not considered that the current reason is sufficiently precise. Whilst road safety is indeed one of the reasons for condition 3, it is not the only reason. A key aim of the current roads guidance is in relation to improved placemaking and sustainability, with safety embedded into the design process. As such, it is proposed to include the additional text "sustainability and placemaking" in the reason for condition 3. The delivery of major housing sites identified in the adopted LDP remains a key priority for the Council, particularly in relation to its strategic policies of stimulating population growth and economic development as part of the regeneration of North Ayrshire. It is considered that the proposed amendment to condition 3 would refresh the planning permission in principle and support the delivery of a future housing development on the application site. Given the above factors, the proposed amendment of condition 3 is therefore acceptable. 59
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With regard to National Planning Framework 4, it has been determined that the Section 42 application does not raise any significant strategic planning issues which conflict with the foregoing assessment. There are no further material considerations in relation to the application. It is therefore recommended that the application is approved, subject to the conditions set out below. If granted, the renewed planning permission in principle would be brought into alignment with current local and national roads guidance in the interests of safety, sustainability and placemaking. Drafting errors in the previous conditions would also be corrected. 4. Full Recommendation Approved subject to Conditions Condition 1. That prior to the commencement of the development hereby approved, full details shall be provided via a Matters Specified in Conditions application for the approval of North Ayrshire Council as Planning Authority. Such an application shall be accompanied by an up to date habitat survey and shall include details of: (i) Site investigations; (ii) Layout, house numbers, house types, siting and design; (iii) Access, road layout and parking; (iv) Drainage and flood prevention; (v) Landscaping and boundary treatments. Reason In order that these matters can be considered in detail. Condition 2. That any application(s) submitted under Condition 1 shall include details of the existing water wheel and its current state of repair. If feasible, plans shall be provided for its retention, salvage or repair and incorporation into the proposed housing development as a piece of public art or heritage feature. Reason In the interest of preserving the industrial heritage of the area. Condition 3. That the road layout for any future Matters Specified in Conditions application shall accord with the requirements of the North Ayrshire Supplementary Street Design Guide, North Ayrshire Council's Drainage, Sustainable Urban Drainage Systems & Flooding: Procedure Note, the National Roads Development Guide and the Scottish Government guidance 'Designing Streets'. A Transport Statement shall be submitted in support of any future application. Full details of the upgrading works to Knoxville Road and the realignment of the NCN7 core path shall be provided and approved in writing by North Ayrshire Council as Planning Authority prior to the commencement of the development. Reason 60
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In the interest of road safety, sustainability and placemaking. Condition 4. That any application(s) submitted under Condition 1 shall include a detailed flood risk assessment shall be submitted for the written approval of North Ayrshire Council as Planning Authority, which details a suitable culvert design and route, without 90 degree bends supported by catchment flow information and blockage scenarios for the 0.5% AEP flood event which demonstrates that the final drain route and design will not pose a flood risk to proposed and existing development. For the avoidance of doubt, no buildings shall be located above the culvert route. Reason In the interest of sustainable drainage and flood prevention. Condition 5. That any application(s) submitted under Condition 1 shall include full details of any modification to the existing mill lade within the site for the written approval of North Ayrshire Council as Planning Authority. Thereafter, any details as may be approved shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interest of sustainable drainage and flood prevention. Condition 6. That any application(s) submitted under Condition1 shall include confirmation in writing and certified by a suitably qualified person that a surface water drainage system to manage and treat runoff affecting the site has been prepared in accordance with the principles and practices contained in 'The SuDS Manual' (CIRIA report C753, published November 2015). Thereafter, the certified scheme shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interest of sustainable drainage and flood prevention. Condition 7. That any application(s) submitted under Condition 1 shall include full details of the finished ground levels and finished floor levels of the proposed dwellinghouses for the written approval of North Ayrshire Council as Planning Authority. The details shall demonstrate that the proposed dwellings are not at risk of surface water flooding when the capacity of the proposed surface water infrastructure is exceeded during the 1 in 200 year designed storm event (plus allowances for climate change and urban creep). Thereafter, any details as may be approved shall be implemented prior to the completion of the development and maintained thereafter to the satisfaction of North Ayrshire Council as Planning Authority. Reason Reason: In the interest of sustainable drainage and flood prevention. 61
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Condition 8. That any application(s) submitted under Condition 1 shall include a desk study of the application site (including a review of any previous ground investigations) to assess the likelihood of contamination, assist in the design of an appropriate site investigation and subsequent suitable quantitative risk assessment. Remediation proposals shall also be presented in relation to any significant findings. All documentation shall be verified by a suitably qualified Environmental Consultant and submitted to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interest of public health. Condition 9. That, if there is a requirement to re-use site won material and/or to import material, then the assessment criteria and sampling frequency that would adequately demonstrate its suitability for use shall be submitted to and approved by North Ayrshire Council as Planning Authority prior to any material being used. In addition to this and in accordance with BS38882:2015 and BS8601:2013, material to be used in the top 300mm shall be free from metals, plastic, wood, glass, tarmac, paper and odours. On completion of the works and at a time or phasing agreed by the Planning Authority, the developer shall submit a verification report containing details of the source material and appropriate test results to demonstrate its suitability for use. Reason In the interest of public health. Condition 10. That any cut and fill proposals or alterations to the existing ground levels shall be clearly marked on any plans and accompanied by appropriate cross sections, Material Management Plan and be implemented in accordance with any SEPA waste/soil reuse guidelines, to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interest of public health. Condition 11. That any application(s) submitted under Condition 1 shall include details demonstrating that the increase in road traffic generated as a result of the development shall not have a detrimental impact 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, to the satisfaction of North Ayrshire Council as Planning Authority. Reason In the interest of public health. Condition 12. That any application(s) submitted under Condition 1 shall include details of a programme of archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant. 62
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Reason In the interest of preserving or recording the archaeological heritage of the area. Condition 13. That any application(s) submitted under Condition 1 shall include details of: i) a scheme of intrusive site investigations carried out at the site to establish the risks posed to the development by past coal mining activity, and ii) any remediation works and/or mitigation measures to address land instability arising from coal mining legacy, as may be necessary, that have been implemented on site in full to ensure that the site is made safe and stable for the development proposed. The intrusive site investigations and remedial works shall be carried out in accordance with authoritative UK guidance. Reason In the interest of safety in relation to the coal mining legacy at the site. Allan Finlayson Chief Planning Officer For further information please contact Mr A Hume Planning Officer on 01294 324318. 63
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