250827 Planning Minute
North Ayrshire Council · 29 October 2025
Back to Planning Committee — 29 October 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Planning Committee 27 August 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) Robert Foster, Cameron Inglis, Stewart Ferguson, Margaret Johnson, Davina McTiernan and Ronnie Stalker. Present (Remote Participation) Jim Montgomerie, and Ian Murdoch. In Attendance A. Finlayson, Chief Planning Officer (Communities and Housing); R. Lynch, Senior Manager; C. Leslie, Solicitor (Legal); C. Stewart, Committee Services Officer; and J. Hutcheson, Senior Communications Officer (Democratic Services) (Corporate Services). Chair Councillor Foster in the Chair. Apologies Scott Davidson and Amanda Kerr. 1. Declarations of Interest There were no declarations of interest by Members in terms of Standing Order 11 and Section 5 of the Code of Conduct for Councillors. 2. Minutes The Minutes of the Meeting held on 21 May 2025 were confirmed and signed in accordance with Paragraph 7 (1) of Schedule 7 of the Local Government (Scotland) Act 1973. 3. Fairlie Local Place Plan Submitted a report by the Executive Director (Communities and Housing) advising on the preparation and submission of a Local Place Plan, by Fairlie Community Council attached at Appendix 1 to the report. Officers responded to Members’ questions and the Committee (a) agreed to the registration of the Local Place Plan for Fairlie, submitted by Fairlie Community Council, attached at Appendix 1 to the report; and (b) noted the requirement to take account of the plan in the preparation of North Ayrshire’s third Local Development Plan (LDP3).
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4. 25/00287/PPM : Site to West and South of Mains Bungalow, Irvine Submitted a report by the Chief Planning Officer seeking permission for the erection of 255 dwellinghouses to include associated roads, footpaths, drainage, open space, landscaping and ancillary service infrastructure. The Committee noted no deputation requests were received for this application. Officers responded to Members’ questions, following which the Committee agreed to grant planning permission subject to the following conditions: 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. 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: (i) flow attenuation and additional flood storage; (ii) confirmation of surface water discharge from the site (to include Montgomerie Park Masterplan development plots D, E, F and G); (iii) 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. 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. 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
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as may be approved in the CEMP to the satisfaction of North Ayrshire Council as Planning Authority. 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 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. 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. 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. 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.
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5. 25/00216/PP : 120 - 122 Irvine Road, Largs Submitted a report by the Chief Planning Officer seeking permission for the removal of condition 10 of planning permission 22/00163/PP. The Committee noted no deputation requests were received for this application. Officers responded to Members’ questions, following which the Committee agreed to grant planning permission subject to the following conditions: 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. 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. 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. 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. 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. 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.
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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. 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. 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. 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. 6. 25/00289/PP : Site to Northeast, Southeast and East of ‘Nethermill’ - 59 Knoxville Road, Kilbirnie Submitted a report by the Chief Planning Officer seeking permission for the amendment of condition 3 of planning permission 22/00135/PPPM. The Committee noted no deputation requests were received for this application. Officers responded to Members’ questions, following which the Committee agreed to grant planning permission subject to the following conditions: 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. 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.
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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. 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. 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. 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. 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.
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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. 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. 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. 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. 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. 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.
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7. Urgent Items There were no urgent items. The meeting ended at 2.40 p.m. The full meeting proceedings can be viewed at https://north-ayrshire.public-i.tv/core/portal/home