Document Pack (Bookmarked) - Planning Committee 05 08 26
West Dunbartonshire Council · 5 August 2026
Back to Planning Committee — 5 August 2026 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Agenda Planning Committee Date: Wednesday, 5 August 2026 ___________________________________________________________________ Time: 10.00 ___________________________________________________________________ Venue: Civic Space, Council Offices, 16 Church Street, Dumbarton G82 1QL ___________________________________________________________________ Contact: Nicola Moorcroft, Committee Officer Nicola.moorcroft@west-dunbarton.gov.uk Committee.admin@west-dunbarton.gov.uk Dear Member Please attend a meeting of the Planning Committee as detailed above. The business is shown on the attached agenda. Yours faithfully PETER HESSETT Chief Executive Page 1
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Distribution:- Provost Karen Murray Conaghan Councillor Lawrence O’Neill (Chair) Councillor Gurpreet Singh Johal (Vice Chair) Councillor Kevin Crawford Councillor Ian Dickson Councillor Chris Pollock Councillor Lauren Oxley Councillor Hazel Sorrell Councillor Sophie Traynor All other Councillors for information Date of Issue: 23 July 2026 Page 2
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PLANNING COMMITTEE WEDNESDAY, 5 AUGUST 2026 AGENDA 1 APOLOGIES 2 DECLARATIONS OF INTEREST Members are invited to declare if they have an interest in any of the items of business on this agenda and the reasons for such declarations. 3 OPEN FORUM The Committee is asked to note that no open forum questions have been submitted by members of the public. 4 MINUTES OF PREVIOUS MEETING 5 - 14 Submit for approval, as a correct record, the Minutes of Meeting of the Planning Committee held on 3 June 2026. 5 PLANNING APPLICATION 15 - 28 Submit report by the Planning, Building Standards and Environmental Health Manager, in respect of the following Planning application:- DC26/049/FUL: Construction of a new 3G synthetic pitch including drainage, floodlighting and fencing at football park, Lilac Avenue, Clydebank by West Dunbartonshire Council. 6 DEVELOPMENT PLAN AND PARTICIPATION STATEMENT 2026 SCHEME 2026 29 - 64 Submit report by the Planning, Building Standards and Environmental Health Manager, seeking approval of the 2026 Development Plan Scheme and Participation Statement in relation to a new West Dunbartonshire Local Development Plan (LDP3). 7/ Page 3
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7 BALLOCH AND HALDANE LOCAL PLACE PLAN 65 - 122 Submit report by the Planning, Building Standards and Environmental Health Manager, seeking approval to validate and register the Balloch and Haldane Place Plan. 8 PLANNING CHARGING CHARTER 123 - 129 Submit report by the Planning, Building Standards and Environmental Health Manager, seeking approval of the 2026 Planning Charging Charter to reflect recent changes to planning fees as approved by Full Council as part of the budget setting for 2026/2027. __________________________________________________________________ Page 4
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PLANNING COMMITTEE At a Meeting of the Planning Committee held in the Council Chambers, Clydebank Town Hall, 5 Hall Street, Clydebank on Wednesday, 3 June 2026 at 10.01 a.m. Present: Councillors Ian Dickson, Gurpreet Singh Johal, Lawrence O’Neill, Lauren Oxley, Chris Pollock and Hazel Sorrell. Attending: Michael Mulgrew, Planning, Building Standards and Environmental Health Manager; James McColl, Development Management Team Leader; Amy Melkevik, Lead Planning Officer; Wojciech Borowski, Planning Officer; Christopher Anderson, Section Head and Principal Solicitor; and Nicola Moorcroft, Committee Officer. Apologies: Apologies for absence were intimated on behalf of Provost Karen Murray Conaghan and Councillor Kevin Crawford. Councillor Lawrence O’Neill in the Chair DECLARATION OF INTERESTS It was noted that there were no declarations of interest in any of the items of business on the agenda. OPEN FORUM The Committee noted that no open forum questions had been submitted by members of the public. MINUTES OF PREVIOUS MEETING The Minutes of Meeting of the Planning Committee held on 22 April 2026 were submitted and approved as a correct record. NOTE OF VISITATION A Note of Visitation carried out on 20 April 2026, a copy of which forms Appendix 1 hereto, was submitted and noted. ITEM 4 Page 5
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PLANNING APPLICATIONS A report was submitted by the Planning, Building Standards and Environmental Health Manager, in respect of the following Planning applications:- (a) DC24/108/PPP: Erection of residential-led (Class 8, Class 9 and sui generis) mixed use development including Class 1A (Retail), Class 3 (Restaurants and cafes), sui generis hot food takeaways/public houses, Class 4 (Office), Class 10 (Non-residential institutions) and Class 11 (Leisure) with associated outdoor space and public realm works, access, landscaping, parking and infrastructure at Artizan Centre, College Way, Dumbarton by West Dunbartonshire Council. The Committee heard the Planning, Building Standards and Environmental Health Manager and the Development Management Team Leader, in further explanation of the Planning Application and in answer to Members’ questions. The Chair invited Alastair Wood of Savills and Michael Stewart of Kaya Consulting (the Applicant’s Agents) to address the Committee. Mr Wood and Mr Stewart were heard in respect of the application. After discussion the Committee agreed to refer the application to full Council for determination with a preliminary recommendation, based on the information considered to date, that it be approved, subject to the conditions in Section 9 of the report, as detailed within Appendix 2 hereto. (b) DC26/030/FUL: Proposed change of use from private residential to commercial residential for short term lets at Flat 2/2 19 Antonine Gate, Duntocher, Clydebank G81 6EG by DMD Development Ltd. The Committee heard the Planning, Building Standards and Environmental Health Manager and the Development Management Team Leader in further explanation of the Planning Application and in answer to Members’ questions. After discussion, the Committee agreed to grant planning permission subject to the condition set out in Section 9 of the report, as detailed within Appendix 3 hereto. The meeting closed at 10.38 a.m. Page 6
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APPENDIX 1 PLANNING COMMITTEE NOTE OF VISITATION – 20 APRIL 2026 Present: Councillors Lawence O’Neill and Chris Pollock. Attending: James McColl, Development Management Team Leader and Jennifer Campbell, Lead Planning Officer. SITE VISIT A site visit was undertaken in connection with the undernoted planning application:- 50 North Elgin Street, Clydebank G81 1BZ DC25/095/FUL: Change of use of a Class 10 Community Centre to a Class 1A Convenience Store with associated works including extension to the existing building by MLC Architectural Drawings. Page 7
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APPENDIX 2 DC24/108/PPP: Erection of residential-led (Class 8, Class 9 and sui generis) mixed use development including Class 1A (Retail), Class 3 (Restaurants and cafes), sui generis hot food takeaways/public houses, Class 4 (Office), Class 10 (Non-residential institutions) and Class 11 (Leisure) with associated outdoor space and public realm works, access, landscaping, parking and infrastructure at Artizan Centre, College Way, Dumbarton by West Dunbartonshire Council. GRANT full planning permission subject to the following conditions: 1. The development to which this permission relates must be commenced no later than eight years from the date of this permission. Reason: To be in compliance with Section 59(2A)(b) of the Town and Country Planning (Scotland) Act 1997, as amended. 2. That prior to the submission of the first application for the approval of matters specified by condition, a detailed phasing plan for the entire application site showing the relevant phases and anticipated timescales for the development of each phase, and the inter-relationship of the phases shall be submitted for the further approval of the Planning Authority. All applications for the approval of matters specified by condition shall thereafter either demonstrate compliance with the agreed phasing plan or include an updated phasing plan for approval. Development shall at all times proceed in accordance with the most up-to-date approved phasing plan unless otherwise first agreed in writing by the Planning Authority. Reason: To ensure the appropriate phasing for the comprehensive delivery of the development of the site. 3. No development shall commence within any phase of the development until such time as approval of the detailed design, layout and other matters associated with that development phase (hereinafter called "the matters specified in conditions") has been granted by the Planning Authority. These matters are as follows: a. The siting, design, external appearance and external materials of all buildings and other structures, including floor plans and elevations. Full specifications of all materials must be submitted and samples submitted to the Planning Authority on request. The means of access to, and layout of, the site, including car parking provision inclusive of disabled bays, and the provision of electric vehicle charging, cycle parking provision and servicing arrangements in so far as is required. b. The details of, and timetable for, the implementation of the hard and soft landscaping for the site, including details of maintenance arrangements. c. Full details of the design and location of all boundary walls and fences. d. Details of existing and proposed site levels and site sections. e. Details of flood mitigation measures. Page 8
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f. The provision of surface water drainage works incorporating Sustainable Drainage Systems (SuDS). For the avoidance of doubt, the submitted details shall be in accordance with CIRIA C753, the SuDS Manual and Sewers for Scotland. This shall also demonstrate that all surface water is intercepted within the site. g. The disposal of sewerage. h. Details of the storage and collection of waste and recycling from the development. i. Detailed information on biodiversity enhancement measures to be incorporated into the development. j. Details of tree protection during the construction phase. k. Full details of the incorporation of low and zero carbon infrastructure into the development. l. An updated noise impact assessment specifically considering the detail of the development comprising that phase and any required noise mitigation measures shall be submitted. m. An updated air quality assessment specifically considering the detail of the development comprising that phase and any required air quality mitigation measures shall be submitted. n. A detailed report on the extent, scale and nature of any contamination for each development parcel/phase shall be carried out with a detailed remediation strategy and implementation plan detailing the measures necessary to bring the site to a condition suitable for the intended use. o. A Green and Active Travel Plan. Reason: In order to ensure that the development is of an acceptable appearance and character and that all associated technical issues are addressed. 4. That as part of the first application for matters specified by condition as required in connection with condition 3, a site-wide water environment investigation and assessment shall be submitted to and approved in writing by the Planning Authority. The report shall be prepared by a suitably qualified person and as a minimum shall include the following: a. Suitable and sufficient monitoring from across the entire site in order to identify the extent, scale and nature of contamination with regards to the water environment. b. An appropriate level of assessment in accordance with current guidance that identifies the key receptors and the significance of any pollutant linkages found to be present. Should a significant pollutant linkage be identified on the site then a site-wide preliminary remedial options appraisal is to be provided that demonstrates whereabouts on the site remediation is considered likely. Any measures identified in the report shall be implemented as approved within a timescale agreed with the Planning Authority. Reason: To protect the wider environment and to ensure that the site is suitable for its intended use. Page 9
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5. If there is a requirement to either re-use site won material 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 the Planning Authority prior to any material being re-used or imported. In addition, and in accordance with BS3882:2015 and BS8601:2013, material to be used in the top 300mm shall also be free from metals, plastic, wood, glass, tarmac, paper and odours. On completion of the works, and at a time and/or phasing agreed by the 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. Reason: To protect public health and to ensure that the site is suitable for its intended use. 6. The presence of any previously unexpected contamination that becomes evident during the development of the site shall be reported to the Planning Authority in writing within one week, and work on the site shall cease. At this stage, if requested by the Planning Authority, an appropriate investigation and risk assessment shall be undertaken and a remediation scheme shall be submitted to and approved by the Planning Authority prior to the recommencement of site works. The approved details shall be implemented as approved. Reason: To protect public health and to ensure that the site is fit for its intended use. 7. That all surface water shall be intercepted within the site both during construction and on completion of the development. Full details of measures to ensure that surface water run-off is contained within the site shall be submitted to and approved in writing by the Planning Authority prior to the commencement of any works on site. The measures shall be implemented and maintained as approved. Reason: In the interest of management of surface water and drainage infrastructure. 8. Notwithstanding condition 3 above, no residential property shall be occupied until the contents of a Travel Information Pack which encourages reduced dependency on the private car by highlighting the location of local amenities, public transport services and active travel routes is submitted to and approved in writing by the Planning Authority. Thereafter, on the occupation of each residential property, the approved Travel Information Pack shall be provided to new residents. Reason: In the interests of encouraging sustainable travel habits. 9. That unless otherwise first agreed in writing by the Planning Authority as part of any application for matters specified by condition for any phase of the Page 10
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development, a Construction Traffic Management Plan shall be submitted which shall include, but shall not necessarily be limited to the following: a. A construction programme; b. Details of wheel washing and road cleaning; c. Hours of operation of site traffic; d. Construction vehicle routes; e. Prohibited routes; f. Hours of deliveries; g. Access to the site; h. Construction traffic signage; i. Parking locations of construction vehicles, site operatives; and contractors which shall include staff parking out-with the public road. Thereafter, construction traffic shall be managed in accordance with the approved arrangements at all times unless first otherwise agreed in writing by the Planning Authority. Reason: To ensure all matters relating to construction traffic are managed in an appropriate manner in the interests of road and pedestrian safety. 10. That unless otherwise first agreed in writing by the Planning Authority as part of any application for matters specified by condition for any phase of the development, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Planning Authority. The CEMP shall include: a. A site-specific CEMP outlining the details of all construction works and mitigation to be undertaken in relation to that phase together with an indicative timetable of activities. b. Hours of work associated with that phase for all works and ancillary operations (including piling) which are audible at the site boundary (or at such other place(s) as may first be agreed in writing with the Planning Authority). c. The hours of all delivery and other traffic arriving and leaving the site. d. A site waste management plan (dealing with all aspects of waste produced during the construction period). e. Details of the formation of the construction compound, welfare facilities, materials storage areas and stockpiles, car parking, compound lighting and boundary fencing. f. A drainage management strategy for the site and a detailed drainage management plan addressing the management of surface, ground and wastewater arising during construction. This shall demonstrate that all surface water is intercepted within the site during the construction period. g. Details for the sewage disposal and/or treatment from onsite welfare facilities. Page 11
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The CEMP for each phase of the development shall thereafter be implemented on site as approved unless otherwise first agreed in writing by the Planning Authority. Reason: To ensure that construction is undertaken in an appropriate manner and to protect the amenity of nearby residents during the construction period. 11. No piling works shall be carried out until a method statement has been submitted to and approved in writing by the Planning Authority. This statement shall include an assessment of the impact of the piling on surrounding properties, taking into account the guidance contained in BS 6472-1:2008 "Evaluation of Human Response to Vibration in Buildings". It shall detail any procedures which are proposed to minimise the impact of noise and vibration on the occupants of surrounding properties. This statement shall be prepared by a suitably qualified person, and the piling works shall thereafter be carried out in accordance with the approved method statement. Reason: To minimise noise and disturbance to neighbouring residents/occupants during construction. 12 Unless otherwise approved in writing by the Planning Authority, no development shall commence on site until such time as a scheme for the control and mitigation of dust has been submitted to and approved in writing by the Planning Authority. The scheme shall identify likely sources of dust arising from the development or its construction and shall identify measures to prevent or limit the occurrence and impact of such dust. The approved scheme shall thereafter be implemented fully prior to any of the identified dust- generating activities commencing on site and shall be maintained thereafter, unless otherwise approved by the Planning Authority. Reason: To minimise the occurrence of dust, in the interests of the amenity of the area. 13. That as part of the first application for matters specified by condition as required in connection with condition 3, full details of the implementation of a programme of archaeological works in accordance with a written scheme of investigation be submitted for consideration by the Planning Authority in consultation with the West of Scotland Archaeology Service. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented as agreed and that all recording and recovery of archaeological resources within the development site is undertaken to the satisfaction of the Planning Authority in agreement with the West of Scotland Archaeology Service. Reason: In the interests of the recording of antiquity. 14. All recommendations set out in Chapter 5 of the Preliminary Ecological Appraisal Report dated 21 February 2024 shall be followed to the satisfaction of the Planning Authority inclusive of the requirement for further survey work Page 12
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as may be required to inform any future application for approval of matters specified by condition under condition 3 above. Reason: In the interests of the protection of biodiversity. 15. Prior to the occupation of the first residential property within the site, the developer shall install the necessary infrastructure to enable the full development and all associated properties to be connected to the existing fibre optic network, where available in West Dunbartonshire, and in accordance with the relevant telecommunications provider’s standards. Reason: In the interests of providing effective telecommunications connections. Page 13
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APPENDIX 3 DC26/030/FUL: Proposed change of use from private residential to commercial residential for short term lets at Flat 2/2 19 Antonine Gate, Duntocher, Clydebank G81 6EG by DMD Development Ltd. GRANT full planning permission subject to the following condition: 1. The short term let accommodation shall be operated and managed at all times in accordance with the details set out in the approved Operational Statement, to the satisfaction of the Planning Authority, unless otherwise first agreed in writing by the Planning Authority. Reason: To ensure appropriate management of the short term let in the interests of residential amenity. Page 14
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WEST DUNBARTONSHIRE COUNCIL Report by Planning, Building Standards and Environmental Health Manager Planning Committee: 5th August 2026 DC26/049/FUL: Construction of a new 3G synthetic pitch including drainage, floodlighting and fencing at Football Park, Lilac Avenue, Clydebank by West Dunbartonshire Council. 1. REASON FOR REPORT 1.1 The application has been subject to a substantial body of objection. Under the terms of the approved Scheme of Delegation (Section 4C, paragraph 41), it therefore requires to be determined by the Planning Committee. 2. RECOMMENDATION 2.1 Grant planning permission subject to the conditions set out in Section 9 below. 3. DEVELOPMENT DETAILS 3.1 The application relates to a site within the existing “Football Park” also known as Mountblow Pitches on Lilac Avenue in Clydebank. Mountblow Pitches has a range of existing sports facilities including 1 synthetic pitch which can be utilised as either one 11 a-side pitch or three 7 a-side pitches, as well as 1 grass football pitch. There is also a sports pavilion which is a Category C listed building. The application site itself is the existing grass football pitch as well as the cobbled/paved area to the opposite side of the road which extends from the end of the housing on Lilac Avenue northwest beyond the pavilion. 3.2 The proposed works include: • The replacement of the existing grass pitch with a full-size 3G synthetic pitch measuring 106m by 66m with a 2m wide hardstanding area and access path. • The erection of a 6-column LED floodlighting system measuring 15m in height. • Drainage works. • The erection of perimeter fencing measuring 3m in height and extending to 5m in heigh behind the goal ends. • The erection of 4m high, solid acoustic fencing at the east goal end. • The creation of 48 car parking spaces by formalising parking to provide 44 standard parking spaces and 4 accessible parking spaces. Two bus bays are also proposed. 3.3 The proposed hours of use contained within the Design and Access Statement are Monday to Friday, 8am until 10pm and Saturday and Sunday, 8am until 8pm. ITEM 5 Page 15
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3.4 Previous relevant site history includes application DC25/016/FUL for the construction of a new 3G synthetic pitch including drainage, floodlighting and fencing. This application did not include the area currently used as informal parking and was withdrawn at the applicant's request. 4. CONSULTATIONS 4.1 West Dunbartonshire Council Roads Service No objections. It is noted that a swept path analysis for buses shows they can safely enter and manoeuvre within the site without conflict or obstructing the turning area. Acceptable pedestrian routes between parking areas are also provided. Conditions relating to floodlighting and that no materials or plant obstruct the public road or footway during construction are requested. 4.2 West Dunbartonshire Council Environmental Health Service No objections subject to conditions relating to the hours of operation of the facility including the flood lighting, the acoustic fence, construction hours, vehicle delivery times during construction, contaminated land and dust. 4.3 West Dunbartonshire Council Roads Service (Flooding) No objections. 4.4 Network Rail No objections. 5. REPRESENTATIONS 5.1 Six objections were received to the application. The detail of each objection is available for public viewing in the electronic planning file for the application. The concerns raised in the objections can be summarised as follows: Parking and Access • The surrounding roads, particularly Lilac Avenue, are already under strain due to increased traffic associated with the existing facilities. • The proposal would worsen existing parking and access pressure on Pine Road, Lilac Avenue, Cedar Avenue and surrounding streets. • The road is frequently restricted to one-way movement due to excessive parking, making it unsafe and difficult for residents. • Driveways are often obstructed due to football parking. • The streets surrounding this area are congested and unsafe for children to play in with the volume of traffic passing through. • There are access issues for emergency vehicles and refuse collection. • There is already a high volume of traffic in the area. • Cars break the speed limit on Lilac Avenue. • There has been a noticeable deterioration in road conditions over recent years due to increased usage. • There is no dedicated access from a main or classified road. • Alternative access should be reconsidered. • The proposal fails to adequately assess the impact on the surrounding residential and wider road network. Page 16
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• The access network is not suitable for regular bus or coach movements associated with the proposed facility, despite the application making provision for bus parking. • There is not enough parking to accommodate two 3G pitches. • The application appears to rely upon parking areas which are already heavily utilised by existing users of the current football facilities. These spaces are therefore not genuinely new parking provision and cannot reasonably be presented as mitigation for the additional operational demand generated by a second active pitch. • The addition of another pitch, without clear evidence of adequate parking provision, will further exacerbate this issue and negatively impact residents’ ability to access their own homes. • A condition should be required ensuring genuinely new parking provision has been constructed and made available. • The proposal presents unacceptable road safety and public safety risks. • The Council should require a traffic and access assessment. • No swept-path analysis, vehicle tracking evidence, or comprehensive operational modelling appears to have been submitted. • No detailed Transport Assessment or robust traffic modelling appears to have been submitted. • Waiting restrictions such as yellow lines should not be relied upon as mitigation because they do not create additional parking capacity, would burden residents, and may not be routinely enforced. Floodlighting • The proposal would introduce additional 15 metre floodlighting columns close to homes already affected by existing pitch lighting. • Neighbouring properties are currently affected by its floodlighting, which shines directly into children’s bedrooms as well as kitchen and living spaces. The addition of a new pitch closer to our property will significantly worsen this issue. Noise • Neighbouring residents can currently hear shouting, foul language, whistles and activity from the existing pitch at a distance, relocating activity closer to our property will intensify this disturbance. • The sound study used to justify this proposal appears to have been carried out during the off-season when pitch usage was minimal. This is misleading and does not reflect the reality of how the noise from matches and training sessions carries into our homes. • The claim that the proposed 4-metre-high metal barrier will mitigate noise is unrealistic. Sound travels upwards and across open spaces, meaning this structure is unlikely to provide any significant relief. Other Concerns • Building another 3G pitch removes the only unfenced/free greenspace in this vicinity for others to play. • The removal of informal grass play space may displace children’s informal play and cycling further into surrounding residential streets, worsening the safety concern created by additional traffic and parking pressure. Page 17
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• There is already a significant issue with litter generated by users of the existing pitches, including discarded water bottles and general waste, much of which spreads into surrounding areas and private properties. There appears to be a lack of bins and/or regular maintenance to manage this problem. • If permission is granted, the Council should require a site management plan. • The proposal would operate cumulatively with the existing adjacent artificial pitch, rather than in isolation. • A floodlit 3G pitch can be used more frequently, more intensively, later in the evening, and throughout darker winter months. • The proposed mitigation depends on a substantial 4 metre acoustic barrier, which raises visual and residential amenity concerns. • The surrounding area will be left abandoned and neglected, rather than maintained as a useful green space for the community. • The proposal poses risks to wildlife and creates safety concerns for children in the area. • The current application has not demonstrated why the existing grass pitch must be lost, nor why the proposed pitch cannot be located elsewhere within the wider landholding. • Despite gates being locked, there have been reported incidents at similar facilities where individuals have climbed over fences, resulting in emergency services being called. • There are existing drainage issues which affect a neighbouring property. 5.2 The points and concerns raised in the objections are considered in Section 7 below. 6. ASSESSMENT AGAINST THE DEVELOPMENT PLAN National Planning Framework 4 (NPF4) 6.1 Policy 1 aims to tackle the climate and nature crises by requiring that significant weight be given to these issues when considering all development proposals. Policy 2 relates to the climate in the form of climate mitigation and adaptation, while Policy 3 seeks to protect biodiversity, reverse biodiversity loss, and deliver positive effects from development and strengthen nature networks. Overall, the proposal provides an improved sports facility, within a park which provides further sports facilities and as such is considered a sustainable location. No biodiversity matters arise. It is considered that the nature and scale of development proposal would have a neutral effect in respect of Policies 1, 2 and 3. 6.2 Policy 7 aims to protect and enhance historic environment assets and places. The proposal is adjacent to a category C listed sports pavilion and as such its setting must be considered. The proposal complies with the policy this issue is discussed in detail in Section 7 below. Whilst the proposal lies in close proximity to the pavilion, which is a listed building, no concerns arise in respect of the setting of this building with reference to Policy 7. 6.3 Policy 14 aims to promote and facilitate well designed development that makes successful places by taking a design-led approach and applying the place principle. Criterion (d) states that proposals which are detrimental to the amenity of the surrounding area or inconsistent with the six qualities of successful places Page 18
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will not be supported. Policy 15 relates to local living and 20-minute neighbourhoods and supports local access to sport and recreation facilities. The proposal complies with the above policies as the proposal will contribute towards local living with a new accessible facility and without significant adverse effects on local amenity. This issue is discussed in detail in Section 7 below. 6.4 Policy 21 aims to encourage, promote and facilitate spaces and opportunities for play, recreation and sport. The proposal is for the enhancement of an existing sports facility and as such in in line with the aims of the policy. 6.5 Policy 23 aims to protect people and places from environmental harm and encourage, promote and facilitate development that improves health and wellbeing. Criterion (a) supports development proposals that will have positive effects on health, including proposals that incorporate opportunities for exercise. Criterion (e) advises that development proposals which are likely to raise unacceptable noise issues will not be supported. The proposal is considered acceptable with reference to this policy as, a sports facility will be provided, and no unacceptable noise issues are predicted to be created. This issue is discussed further in Section 7 below. 6.6 Having assessed the proposal with reference to NPF4, it is considered that the proposal accords with the policies, subject to the recommended conditions. West Dunbartonshire Adopted Local Plan 2010 6.7 Policy GD1 seeks to ensure that all new development enhances the Plan area and environmental quality in general through an emphasis on high quality design. Proposals are required to meet a number of criteria, including the need to be appropriate to the local area in terms of land use and layout and design; be energy efficient and meet the roads, parking and access requirements of the Council. It is considered that the development is appropriate for the location and in addition no objections from consultees have been received. This issue is discussed further in Section 7 below. 6.8 The character and amenity of existing residential areas, identified on the Proposals Map, will be safeguarded and where possible enhanced in accordance with Policy H5. This includes proposals needing to reflect the character of the surrounding area in terms of scale, density, design and materials; the need to retain trees; and the requirement to avoid over development which would have an adverse effect on local amenity, access and parking or would be out of scale with surrounding buildings. As discussed below, it is considered that the development is appropriate for the location and in addition no objections from consultees have been received. 6.9 Policy E 1 relates the Council’s biodiversity duty. No biodiversity matters arise. 6.10 The site is located with an area identified as open space and as such, Policy R1 applies. Policy R1 states that developments on existing sports pitches shall not be redeveloped except in certain circumstances. This includes where the playing field which would be lost as a result of the proposed development would be replaced by a new playing field of comparable or greater benefit for sport and in a location which is convenient for its users or the upgrading of an existing playing field to provide a better quality facility, either within the same site or at another location Page 19
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which is convenient for its users and which maintains or improves the overall playing capacity in the area. Policy R3 relates to the enhancement of open space and sports facilities and supports the upgrade recreation facilities as and when resources allow. The proposal is for the existing pitch to be replaced with a synthetic, all-weather pitch with lighting which will increase the times which the facility can be used. As such the proposal is considered to be in accordance with the policies. 6.11 The proposal is adjacent to a listed building and as such, Policy BE2 applies. BE2 states that the Council will aim to ensure that in relation to any works affecting a listed building or its setting, its appearance, character and setting is not adversely affected. The proposal complies with the policy this issue is discussed in detail in Section 7 below. 6.12 Policy F2 requires the drainage of development proposals to satisfy the principles of Sustainable Urban Drainage Systems (SUDS) and comply with the guidance in the “Sustainable Urban Drainage Systems (SUDS) Design Manual for Scotland and Northern Ireland” published by the Sustainable Urban Drainage Scottish Working Party. The proposal includes drainage and is considered to be acceptable. 6.13 Having assessed the proposal with reference to the adopted Local Plan, it is considered that the proposal accords with the policies, subject to conditions. 7. ASSESSMENT AGAINST MATERIAL CONSIDERATIONS West Dunbartonshire Local Plan (LDP2) Proposed Plan 7.1 On 15 March 2023, the Planning Committee took a decision that the Council would not adopt Local Development Plan 2. The Proposed Local Development Plan 2 (LDP2), incorporating the recommended modifications of the Examination Report received on 22 April 2020, which were accepted by the Planning Committee of 19 August 2020, remains the Council’s most up to date spatial strategy and is therefore afforded significant weight in the assessment and determination of planning applications, subject to compatibility with NPF4. The Scottish Ministers’ Direction relating to the adoption of LDP2, dated 18 December 2020, is also a material consideration. 7.2 Policy CP1 requires new development to take a design-led approach to creating sustainable places, which put the needs of people first and demonstrates the six qualities of successful places. The proposal is considered to appropriately located and designed and as such is in accordance with the policy. 7.3 Policy H4 aims to protect, preserve and enhance the residential character and amenity of existing residential areas, including a presumption against the establishment of non-residential uses within, or in close proximity of residential areas, which would potentially be detrimental to local amenity, or which would cause unacceptable disturbance to local residents. Further to the detailed assessment set out below, it is considered that the proposal will not have a significant adverse effects on amenity. The proposal therefore complies with the above Policy. Page 20
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7.4 Policy GI1 states that playing fields and sports pitches should not be developed upon apart from in certain circumstances. This includes where a new or upgraded playing field of comparable or greater benefit for sport is provided in a location which is convenient for its users, and which maintains or improves the overall playing field capacity in the area. The new facility is to be provided on the site of the existing facility and as such is considered to be in accordance with the policy. 7.5 Policy BE2 states that development that would adversely affect the setting of a listed building will not be permitted unless the proposal meets certain criteria. It is considered that the proposal will not adversely affect the setting of the listed building. 7.6 Policy ENV8 relates to light and noise. All development proposals shall incorporate design measures which minimise or reduce light pollution. All new development must also ensure that significant adverse noise impacts on surrounding properties and uses are avoided. Conditions are proposed which ensure the proposal is in accordance with the policy. 7.7 Having assessed the proposal with reference to the proposed Local Development Plan 2, it is considered that the proposal accords with the policies, subject to conditions. Principle of Development 7.8 The application site is located upon an existing pitch with other sports facilities surrounding. The area is identified in both the adopted Local Plan and proposed Local Development Plan 2 as an area of open space. The proposal is to upgrade the existing sports facility from a grass pitch to a 3G synthetic pitch with associated fencing, floodlighting and the formalisation of parking. The proposal to upgrade the sports facility maintains the wider open space function of the area and upgrades the existing sports provision. As such the proposal is in accordance with the policies relating to sports facilities and open space and is in principle acceptable in this location. Design, Appearance and Visual Amenity 7.9 The proposal is of a standard design for sports facilities of this type with the existing, adjacent synthetic pitch also having fencing and floodlights. The fencing around the existing, adjacent, synthetic pitch which was approved under application DC17/192 is 6m in height with 15m high floodlights. The current proposal includes fencing of differing heights and designs. At the goal ends there will be 5m high twin wire fencing as well as a 4m high, solid acoustic fence located just behind the east goal end. To the sides of the pitch, it is proposed to have 3m high twin wire fencing. Whilst the addition of a 4m high solid fence will have a visual impact on the area, it is considered that on balance the proposal is acceptable. This is due to the requirement of the acoustic fence in relation to noise and neighbouring properties outweighing the visual impact of the fence. The 15m high floodlights will not be out of place within the park due to the existing floodlights being of the same height. Overall, it is considered that the design and appearance of the sports facility is acceptable within the park. Page 21
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Roads and Parking 7.10 In considering the impact upon roads, traffic flow, parking and general road safety, the application site is situated within an existing park and will replace an existing, established grass football pitch. There are a number of bus stops on Mountblow Road as well as Dumbarton Road, with a variety of bus routes serving the area. Dalmuir Railway Station is also an approximate 12-minute walk away. With regards to parking, there are no delineated parking spaces at Mountblow Pitches. There is an area of hardstanding which was previously the location of housing which was demolished some years ago. This area is known to be used as informal parking during matches at the existing pitches. It is proposed to formalise 48 car parking spaces, 44 of which are standard spaces and 4 of which are accessible parking spaces. Two bus bays are also proposed. 7.11 The assessment of roads and parking matters is principally guided by the consultation response from the Council’s Roads Service. The Council’s Roads Service provided no objection to the proposal subject to conditions to address a variety of matters including demonstration that buses can safely enter/manoeuvre the site without conflict or obstructing the turning area, pedestrian routes between parking areas, flood lighting and no materials or plant to obstruct the public road or footway during construction. Swept path plans and a delineated walking route within the site have now been provided to the satisfaction of the Roads Service. With regards to materials or plant blocking the footway or road, the granting of planning permission does not convey any rights on the applicant to store plant or materials on the public road. Should this or the blocking of the public road occur, this would be a matter for the Roads Service to address via separate legislation. Details of the floodlighting layout have been provided with the application and the lighting itself is focused on the pitch. There is thus nothing to suggest that it will cause undue distraction to road users. 7.12 A number of objections to the proposal centred on traffic and road safety issues. It was noted by the Roads Service in response to objections that the proposal was assessed against the National Roads Development Guide and that both the internal site layout and external access route, including Lilac Avenue, were considered and found acceptable. It was also considered that a Traffic Assessment or Statement was not required and that its absence does not represent a gap in the assessment. The Roads Service consider that the proposal does not introduce an additional football pitch. The facility currently operates as a grass pitch and the proposal to replace it with an artificial surface does not increase the playing surface area at the site. Whilst the new facility may reduce the potential for the pitch to be affected by adverse weather, any suggestion that the development will generate significant additional trips beyond current levels is not supported. 7.13 The existing informal parking on Lilac Avenue is also highlighted in the objections received. The Roads Service have further clarified that parking on the public road in this area is unregulated and there are no assigned spaces. Existing on street parking does not constitute an established, and therefore protected, position. It cannot reasonably be relied upon as a material objection, and the Roads Service consider that it would not be appropriate to recommend refusal of the application or recommend planning conditions to control this. Page 22
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Residential Amenity 7.14 The proposal has residential properties located to the east on Lilac Avenue and Pine Road. It is accepted that any development project will generate an element of noise and activity during construction, and this cannot be a determining factor in the assessment of the application. However, subject to the conditions recommended by Environmental Health, including those in respect of construction hours and dust control, a suitable level of residential amenity will be maintained during the construction phase. Concerns are raised in the objections regarding noise from the use of the facility. An established level of noise and activity from the use of the established grass football pitch at this location already exists. This includes noise and activity from players and spectators during games. The proposed upgrade has the potential to cause additional noise beyond this established position as the new floodlight facility has the potential to operate for longer hours than the existing un-lit grass pitch. Noise will also potentially arise from the ball hitting the ballstop fencing. Noise from the proposal has been considered by the applicant in a Noise Impact Assessment (NIA). The NIA has concluded that subject to the installation of an acoustic fence no additional, unacceptable noise disturbance will be created to the detriment of adjacent residential amenity. 7.15 The Council’s Environmental Health Service were consulted on the application and have no objections to the proposal subject to conditions inclusive of those to ensure the implementation of the acoustic fence. As such it is recommended that any granting of permission should include a condition to ensure the acoustic barrier is erected and maintained for the lifetime of the development. In addition, given the floodlit facility has the potential to operate for longer hours and that this will potentially bring an element of additional noise and activity from those using and visiting the facility in close proximity to residential properties, a condition is recommended in order to limit the times when the facility can be operated in order to protect residential amenity. There are conflicting details provided within the Noise Impact Assessment (NIA) and the Design Statement as to the proposed operational hours. Environmental Health have recommended that the hours proposed within the NIA be conditioned in order to protect residential amenity. 7.16 The proposal also includes floodlights, and a Lighting Impact Report has been provided by the applicant. Further to the consultation response from Environmental Health, it is recommended that any granting of permission also limit the hours in which floodlights can operate to be in line with the hours of operation for the facility in order to protect the neighbouring residential amenity from unacceptable impacts from light. 7.17 Whilst concerns are raised in the objections regarding possible overshadowing from the acoustic fence, this is in excess of 30 metres from the rear garden boundaries of properties on Pine Road. Subject to the recommended conditions, it is considered that the proposal overall would not have any significant adverse effect on residential amenity. Flooding and Drainage 7.18 Whilst the risk of some surface water flooding within the area is identified, the applicant has provided a drainage layout and strategy for the development. The Roads Service have been consulted and offer no objections on the grounds of Page 23
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flooding. Issues to do with drainage have also been raised in the objections. Given the above and that the proposal includes drainage as part of the application, drainage will be improved and it is not expected that any additional impacts to neighbours will arise in this regard. Setting of the Listed Building 7.19 The adjacent Mountblow Football Pavilion is a category C listed building due to it being a rare example of Modern Movement sports pavilion surviving largely unaltered and occupying original recreation ground setting. In considering whether the setting of this building is impacted upon, Historic Environment Scotland’s Historic Environment Policy for Scotland (HEPS) seeks to preserve the historic environment. The Managing Change in the Historic Environment Guidance Note on Setting provides further advice noting that Setting can be important to the way in which historic structures or places are understood, appreciated and experienced. It can often be integral to a historic asset’s cultural significance. Planning authorities must take into account the setting of historic assets when making decisions on planning applications. In assessing the impact upon the setting of this listed building, the pavilion retains its open recreation ground setting with its principal elevation facing the playing fields. The proposal is sited to the side of the listed building away from the principal elevation. Whilst fencing and floodlighting will be introduced, the area retains its use as an area for sports with the associated pavilion. The principal elevation is also not affected by this development. As such it is considered that the proposal will not have an adverse impact upon the setting of the listed building with the key vistas and how the building is understood within the recreation ground setting being maintained. Other Matters raised by Consultees 7.20 The Council’s Environmental Health Service were consulted on the application and had no objections to the proposal subject to conditions. Conditions relating to the hours of operation, the acoustic fence, construction hours, dust and vehicle delivery times are discussed above. A ground investigation was submitted by the applicant and is accepted by Environmental Health. Conditions relating to unexpected contamination and the importation of materials are recommended to ensure that the site is suitable for its intended use. 7.21 Whilst a railway line lies to the south, Network Rail offer no objections to the proposal. Other Matters raised in representations 7.22 In considering the points and concerns raised in the objections and not already addressed above, concerns are raised that the proposal will remove the only unfenced/free greenspace in this area. The designated open space extends to the south of the proposal as well as west, beyond the existing 3G pitch. Whilst the proposal encloses the existing pitch, there is open space remaining. The application site itself is also specifically laid out as a football pitch and not a general area of recreational greenspace. The proposed site has been stated as contributing to the overall ecological balance of the neighbourhood and that wildlife would be affected by lights. It should be noted that there is an adjacent floodlit pitch together with the widely street-lit urban area. It is not considered that any additional impact would occur from the proposed floodlights and in any case, a condition is proposed to control the operating hours of the pitch and floodlights, and that the Page 24
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floodlights are not on whilst the pitch is not in active use. The ecological value of a maintained football pitch is limited, and it is not considered that there will be an unacceptable negative impact on ecology. 7.23 It has been noted that cars often break the speed limit on Lilac Avenue. Speeding is not a planning matter and would be a matter for the police. As noted above, the Roads Service also have no objections to the proposal. 7.24 Concerns are raised regarding an existing issue with litter. This is not a matter which can be controlled by Planning. The surrounding land not being maintained can also not be controlled as it is outwith the red line boundary of the application. Concerns have also been raised regarding the pitch being used without permission, users gaining access via climbing fences and children accessing the facility without supervision. Such matters cannot be controlled by the planning system and as such are not a consideration of the planning application. 7.25 The location of the proposal has been noted by objectors with some stating that the development should be located elsewhere. The proposed location is considered acceptable, and further locations are not required to be provided as part of the application process and cannot be considered as part of this application. 8. CONCLUSION 8.1 Overall, the proposal for a full size, 3G pitch will provide opportunities for sport to be played during times of the year when inclement weather would deem the natural grass surface unplayable or dangerous. The application site is located within an existing park which is designated an open space within both the adopted Local Plan and Proposed Local Development Plan 2. The upgrade of the existing grass pitch to a synthetic pitch with associated fencing, drainage and floodlighting is supported in principle in such an area. The application also proposes 48 car parking spaces by the formalisation of parking in the area as well as the addition of two bus parking bays. 8.2 Following consideration of the proposal and informed by the consultation responses from the Council’s Environmental Health Service and Roads Service, it is concluded that, subject to the conditions below, the proposal is in accordance with policies set out in National Planning Framework 4, the adopted Local Plan and proposed Local Development Plan 2. Whilst the objections received are acknowledged, there are no material planning considerations that suggest that planning permission should be refused. 9. CONDITIONS 1. Unless otherwise agreed in writing by the Planning Authority, the opening hours for the sports facility and the use of the associated floodlighting system approved by this application shall not exceed the hours set out within the Adnitt Acoustics Scotland, Update (dated 26 March 2026): Mondays to Fridays: 0900-2200 Saturdays and Sundays: 0900-2100 Page 25
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Notwithstanding the above hours, all external lighting luminaries shall be turned off when the sports facility is not in use. Reason: To ensure that the development does not adversely affect the amenity of neighbouring properties by creating excessive noise or light. 2. Prior to the pitch hereby approved coming into use, the acoustic barrier as detailed on plans “100 – General Arrangement” and “301 – Fencing Detail” shall be erected. The fence shall have a minimum mass of 10kg/m2 which can be certified for the lifetime of the barrier. The fence shall thereafter be maintained for the lifetime of the development to the satisfaction of the Planning Authority. Reason: To ensure that the development does not adversely affect the amenity of neighbouring properties by creating excessive noise. 3. During the period of construction, all works and ancillary operations (including deliveries and collections to the site) which are audible at the site boundary, shall be carried out between the following hours unless otherwise approved in writing by the Planning Authority: Mondays to Fridays: 0800-1800 Saturday: 0800-1300 Sundays and public holidays: No working Reason: To ensure that the development does not adversely affect the amenity of neighbouring properties by creating excessive noise and disturbance at unsocial hours. 4. Notwithstanding condition 3 above, unless otherwise agreed in writing, during the period of construction, no commercial vehicle making deliveries to or collecting material from the development shall enter or leave the site before 08:00 or after or after 18:00. Reason: To minimise noise and disturbance to nearby residents at unsocial hours. 5. The presence of any previously unexpected contamination that becomes evident during the development of the site shall be reported to the Planning Authority in writing within one week, and work on the site shall cease. At this stage, if requested by the Planning Authority, an appropriate investigation and risk assessment shall be undertaken and a remediation strategy shall be submitted to and approved by the Planning Authority prior to the recommencement of site works. The approved details shall be implemented as approved. Reason: To protect public health and to ensure that the site is suitable for its intended use. 6. If there is a requirement to either re-use site won material 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 the Planning Authority prior to any material being re-used or imported. In addition to this and in accordance with BS3882:2015 and BS8601:2013, material to be used Page 26
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in the top 300mm shall also be free from metals, plastic, wood, glass, tarmac, paper and odours. On completion of the works and at a time and or phasing agreed by the 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. Reason: To protect public health and to ensure that the site is suitable for its intended use. 7. Unless otherwise approved in writing by the Planning Authority, no development shall commence on site until such time as a scheme for the control and mitigation of dust has been submitted to and approved in writing by the Planning Authority. The scheme shall identify likely sources of dust arising from the development or its construction, and shall identify measures to prevent or limit the occurrence and impact of such dust. The approved scheme shall thereafter be implemented fully prior to any of the identified dust generating activities commencing on site and shall be maintained thereafter, unless otherwise approved by the Planning Authority. Reason: To minimise the occurrence of dust, in the interests of the amenity of the area. Michael Mulgrew Planning, Building Standards and Environmental Health Manager Date: 5th August 2026 Person to Contact: Michael Mulgrew, Planning, Building Standards and Environmental Health Manager Email: Michael.Mulgrew@west-dunbarton.gov.uk James McColl, Development Management Team Leader Email: James.McColl@west-dunbarton.gov.uk Appendix: Location Plan Background Papers: 1. Application forms and plans 2. Representations 3. Consultation responses 4. National Planning Framework 4 5. West Dunbartonshire Local Plan 2010 6. Proposed West Dunbartonshire Local Development Plan 2 2020, as amended Wards affected: Ward 5 (Clydebank Central) Page 27
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West Dunbartonshire Council 16 Church Street Dumbarton G82 1QL Reproduced by permission of Ordnance Survey on behalf of HMSO. (C) Crown copyright and database right 2025. All rights reserved. West Dunbartonshire Council OS License Number AC0000818098 Date: 22 July 2026 DC26/049/FUL Construction of a new 3G synthetic pitch including drainage, floodlighting and fencing. Football Park Lilac Avenue Clydebank ITEM 5 - APPENDIX 1 Page 28
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WEST DUNBARTONSHIRE COUNCIL Report by the Planning, Building Standards and Environmental Health Manager Planning Committee: 5th August 2026 ___________________________________________________________________ Subject: Development Plan Scheme and Participation Statement 2026 1. Purpose 1.1 The purpose of this report is to seek approval of the 2026 Development Plan Scheme and Participation Statement in relation to a new West Dunbartonshire Local Development Plan (LDP3). 2. Recommendation 2.1 It is recommended that Planning Committee approves the 2026 Development Plan Scheme (DPS) and Participation Statement, as set out in Appendix 1. Once approved, the DPS and Participation Statement will be submitted to Scottish Ministers and published on the Council’s website. 3. Background 3.1 The development planning system in Scotland has changed with the introduction of the development planning provisions of the Planning (Scotland) Act 2019. The Development Plan Scheme is produced annually and acts as a communication tool for letting stakeholders know when and how they can get involved in the local development plan. It sets out the timetable for the preparation of the local development plan and what is involved at each stage of the process. The Participation Statement section of the document sets out how stakeholders are to be involved in the preparation of the local development plan. The Statement should include targeted methods to reach under-represented groups, help to make public participation inclusive, ensure that wider public engagement directly feeds into the preparation of the local development plan, and promote proactive engagement at all stages of the plan’s preparation. 4. Main Issues Development Plan Scheme 4.1 The previous Development Plan Scheme, containing the Participation Statement, was approved by Planning Committee on the 10th September 2025. Appendix 1 contains the updated Development Plan Scheme and Participation Statement for 2026. . 4.2 The most significant change to the updated Development Plan Scheme is the expected timescales for each stage of plan preparation and adoption of the ITEM 6 Page 29
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plan. The updated scheme incorporates approximately an additional six months to prepare the Evidence Report and consequential delay to later stages. Unfortunately, since the approval of the 2025 Development Plan Scheme, it has not been possible to meet the previous estimated date for Gate Check due to the scale and complexity of the work required to ensure it is robust. The gathering evidence stage to inform the Evidence Report is progressing well, however more time is required to ensure it is sufficient for Gate Check. The table below shows the key milestones of plan preparation, the timetable in the previous and updated development plan schemes. Key LDP3 Milestones Previous Estimated Dates Updated latest Estimated Dates Publication of Development Plan Scheme and Participation Statement Quarter 2, 2025/26 (September 2025) Quarter 2 2026/27 (August 2026) Publication of Evidence Report and submission for Gate Check Quarter 1, 2026/27 (June 2026) Quarter 4 2026/27 (March 2027) Call for Sites and Ideas Quarter 2 2026/27 (August 2026) Quarter 1 2027/28 (May 2027) Publication of Proposed Plan and Draft Delivery Programme for consultation Quarter 1, 2027/28 (June 2027) Quarter 4 2027/28 (February 2028) Submission of Proposed Plan to the Scottish Ministers for Examination Quarter 4, 2027/28 (February 2028) Quarter 3 2028/29 (October 2028) Expected adoption of Local Development Plan Quarter 3, 2028/29 (December 2028) Quarter 2 2029/30 (August 2029) 4.3 The change to the timetable allows further time to prepare the evidence report, however it is possible that estimated dates for later stages in the plan preparation process could be brought forward. The majority of the Development Plan Scheme remains unchanged as it still serves its purpose in explaining the development plan process. 4.4 The additional time is required to ensure that the evidence report is robust and to carry out further consultation with key stakeholders. The additional time is also required due to a workload pressure within the Development Planning team due to staff resource constraints. However, since the approval of the 2025 Development Plan Scheme, the service has been successful in securing funding for additional officer for a temporary period of 18 months. This post is currently going the through the recruitment process. Once appointed the additional resource is expected to stabilise the project plan against further delay and may potentially allow acceleration of future stages. Should this be the case, this will be reflected in later Development Plan Schemes. Page 30
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4.5 The amendments made to the programme delays the date of anticipated adoption of LDP3 from December 2028 to August 2029. The anticipated date of adoption goes beyond the required 5-year period of the publishing of the regulations, i.e. May 2028. However, it is fundamental that the timetable is revised to ensure that the LDP3 spatial strategy and policy framework is informed by robust evidence to allow for approval at the Gate Check stage. This will provide the development planning and place team sufficient time to do so. Participation Statement 4.6 The Participation Statement has been updated to state the engagement the Development Planning and Place team has undertaken so far. No other changes have been proposed to future activities or engagement types. Key actions include: • Undertaking an evidence audit and engaging stakeholders through a Call for Evidence consultation. • Carrying out a Place Standard survey to enable communities to provide feedback about places they live, work and visit. • Publication of an Easy Read Guide to preparing local place plans. • Engagement with young people in a number of schools with a focus on place. • Undertaking a play sufficiency assessment of all play spaces in West Dunbartonshire. 4.7 The following actions are ongoing to engage stakeholders: • Analysing the results of the Call for Evidence, Tell Us About Your Place consultations and the play sufficiency assessment. The results will be published in due course. • Following up internal and external stakeholders for further discussions about evidence. Local Place Plans (LPP) 4.8 The invitation to prepare Local Place Plans was issued to organisations and individuals in the Local Development Plan participant database on 16 October 2023. A public notice was also placed in the Clydebank Post and Lennox Herald on 25 October and 31 October 2023 respectively. A Local Place Plan webpage has also been created at https://www.west- dunbarton.gov.uk/council/key-council-documents/local-development- planning/local-place-plans. 4.9 Old Kilpatrick community council, Alexandria community council and Balloch and Haldane community council expressed interest in preparing a LPP. To date, they have all prepared LPPs, with the Old Kilpatrick LPP and Alexandria LPP having been validated by the Council in October 2025 and January 2026 respectively. These are available to view on the Council’s website. The Page 31
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Balloch and Haldane Local Place Plan has been prepared and will be considered for validation as a separate item for the Planning Committee. 4.10 Through previous community engagement, Dumbarton East community council and Dumbarton West community council (via the Corra Foundation) had indicated interest in preparing a Local Place Plan. Kilmaronock community council has produced a draft Local Place Plan in response to the National Park Authority invitation to prepare Local Place Plans, and this has been validated by the National Park Authority. The Kilmaronock Local Place Plan does not contain proposals relating to West Dunbartonshire council’s planning authority, and the community council have not requested that it be validated by the council. The Local Place Plan has been shared with other council services for noting. 4.11 Although they can be prepared at any time prior to the preparation of the Proposed Plan, West Dunbartonshire Council advised that Local Place Plans be submitted to the Council for validation by the end of June 2026. This will allow the Local Place Plans to be considered in the preparation of the new Local Development Plan. 5. People Implications 5.1 There are no people implications associated with this report. 6. Financial and Procurement Implications 6.1 There are no financial or procurement implications associated with this report. 7. Risk Analysis 7.1 By finalising the 2026 Development Plan Scheme and Participation Statement and submitting it to the Scottish Ministers, the Council is meeting its statutory requirements and setting out its timeline for preparing a new Local Development Plan. Not having an up-to-date local development plan may have an impact on planning decisions taken by the Council and could result in appeal decisions being upheld. The adopted Local Plan is over 16 years old and Local Development Plan 1 and Local Development Plan 2 have not been adopted. 7.2 The proposed timeline also allows the authority to comply with the terms of the Local Development Planning Guidance (2023) as closely as possible. The guidance sets out the Scottish Government’s expectation that ‘new style’ Development Plans are in place within 5 years of the adoption of the regulations. It is also a requirement of Section 16(1)(a) of the Planning (Scotland) Act 2019 to as soon as practicable to prepare a Local Development Plan(s) for all parts of the district. Failure to comply with Section 16 (1)(a) may result in Scottish Ministers directing the authority to submit a report to them as to the reasons for such failure. Page 32
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8. Equalities Impact Assessment (EIA) 8.1 The Equality Impact Assessments for the Development Plan Scheme/Participation Statement and the Council’s approach to Local Place plans were reported to the Planning Committee dated 20 September 2023. 9. Consultation 9.1 Regulations require communities to have input to the Participation Statement. This update contains no changes to the engagement methods, or groups to be engaged, so no additional consultation was required. However, the Participation Statement does provide updates as to what engagement has taken place, and what has still to be undertaken. 10. Strategic Assessment 10.1 The new Local Development is considered to be relevant to, and will help deliver, all of the council’s strategic priorities: • Our Communities – Resilient and Thriving • Our Environment – A Greener Future • Our Economy – Strong and Flourishing • Our Council – Inclusive and Adaptable Michael Mulgrew Planning, Building Standards and Environmental Health Manager Date: 5th August 2026 ___________________________________________________________________ Person to Contact: Michael Mulgrew, Planning, Building Standards and Environmental Health Manager, Michael.mulgrew@west-dunbarton.gov.uk Clare Laurenson, Principal Officer Development Planning & Place clare.laurenson@west-dunbarton.gov.uk Appendices: Appendix 1: Finalised 2026 Development Plan Scheme and Participation Statement Background Papers: None Wards Affected: All Page 33
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Unmarked West Dunbartonshire Local Development Plan (LDP3) Development Plan Scheme and Participation Statement 2026 ITEM 6 - APPENDIX 1 Page 34
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Unmarked CONTENTS Introduction 1 Current Local Development Plan Status 2 Local Development Plan 3 4 Participation Statement 11 Page 35
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Unmarked INTRODUCTION The development plan scheme sets out what development plans are currently in place in West Dunbartonshire and provides an estimated timeline for the preparation of a new local development plan for the West Dunbartonshire planning authority area. It includes a participation statement which sets out how the planning authority (part of the Council) will involve communities and stakeholders in the preparation of the new Local Development Plan. What is the development plan? The purpose of a development plan is to manage development and the use of land. A development plan is a statutory plan used by local planning authorities to make decisions about what development takes in place and how land us used in the authority area. There are two main parts of the Development Plan. The first is the National Planning Framework. This is prepared by The Scottish Government, who formally adopted the Fourth National Planning Framework (NPF4) in February 2023. NPF4 sets a National Spatial Strategy for Scotland to 2045 identifying areas and types of development that are of national importance (National Developments) along with regional spatial priorities for five broad regions of Scotland. It also contains a set of policies used by planning authorities to make planning decisions (National Planning Policy).i The second part of the Development Plan is the Local Development Plan, prepared by planning authorities. A Local Development Plan sets out how places will change, importantly identifying where and what development should and should not happen. It is a more detailed and specific plan for a local area which identifies infrastructure needs, allocates land for development, or for protection from inappropriate development. Local Development Plans can also contain policies which add greater detail or local context to policies in NPF4 or to address issues not addressed by NPF4. Page 36
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Unmarked CURRENT LOCAL DEVELOPMENT PLAN STATUS Current Development Plans and Planning Guidance covering West Dunbartonshire The West Dunbartonshire Council area is covered by two different planning authorities. The West Dunbartonshire Council Planning Authority area covers all of West Dunbartonshire except for the area within the Loch Lomond and the Trossachs National Park, for which the Park Authority is the planning authority (see Figure 1). The Park Authority prepares its own Local Development Plan and Development Plan Scheme and Participation Statement. ii Figure 1: Local Development Plan areas in West Dunbartonshire Page 37
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Unmarked West Dunbartonshire’s Development Plan consists of NPF4 and the West Dunbartonshire Local Plan (2010). In addition, the Council also uses the Proposed West Dunbartonshire Local Development Plan (2020, as modified) as a material consideration in planning decisions, however as it was not adopted it is not a part of the statutory Development Plan. On 15 March 2023, the Planning Committee took a decision that the Council would not adopt Local Development Plan 2. The Proposed Local Development Plan 2 (LDP2), incorporating the recommended modifications of the Examination Report received on 22 April 2020, which were accepted by the Planning Committee of 19 August 2020, remains the Council’s most up to date spatial strategy and is therefore afforded significant weight in the assessment and determination of planning applications, subject to compatibility with NPF4. The Scottish Ministers’ Direction relating to the adoption of LDP2, dated 18 December 2020, is also a material consideration. The Council has a number of planning guidance documents relating to specific topics or places. These do not form part of the development plan but do form part of the decision-making process for planning applications when relevant. A list of current planning guidance documents is set out in Appendix 1. West Dunbartonshire Council’s current development plan and planning guidance documents can be viewed on the Council’s website. iii Page 38
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Unmarked LOCAL DEVELOPMENT PLAN 3 The Council has commenced preparation of a new Local Development Plan (LDP3). LDP3 will be a ‘new style’ Local Development Plan, with a 10-year plan period. Following changes introduced by the Planning (Scotland) Act 2019, LDP3 will look different to previous local development plans. It will concentrate on place, put people and communities at the centre of its preparation and its content, and be more delivery focused. The plan preparation process will also be different. The National Planning Framework (NPF4) now contains the detailed policy framework that was previously set out in old style local development plans. New style local development plans are expected to be place-based, people-centred and delivery- focused, hence the move from a 5-year plan period to a 10-year plan period. With regard to format, this means that local development plans are expected to be place-based, visual plans with the inclusion of a clear spatial strategy, and a collection of maps, development briefs and masterplans, instead of lengthy written text and policy. Plans are to be prepared collaboratively with communities and other stakeholders, with people with protected characteristics given particular support to engage in the plan preparation process. The preparation of the new Plan will follow statutory processes set out in the 2019 Planning Act and associated Regulations and Guidance. The key stages are: Development Plan Scheme including Participation Statement – this document is produced annually and acts as a communication tool for letting stakeholders know when and how they can get involved in the local development plan process keep them informed of progress. It sets out the timetable for the preparation of the local development plan and what is involved at each stage of the process. The Participation Statement part of the document sets out how stakeholders are to be involved in the preparation of the local development plan. It is to include targeted methods to reach under- represented groups, help to make public participation inclusive, ensure that wider public engagement directly feeds into the preparation of the local development plan, and promote proactive engagement at all stages of the plan’s preparation. Evidence Report – the purpose of the Evidence Report is to support the quality and effectiveness of the Local Development Plan. Its aim is to gather and use evidence to clearly inform what to plan for before the Proposed Plan looks at where development should take place. Stakeholders’ views are to be sought when preparing the Evidence Report. Page 39
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Unmarked Gate Check – the assessment of the Evidence Report by a Directorate and Environmental Appeals Reporter is known as the Gate Check. The Reporter can decide that there is sufficient information, and the planning authority can move to prepare its Proposed Plan, or the Reporter may consider there is not sufficient information and provide recommendations for improving the Evidence Report. The Gate Check also provides an opportunity for the Reporter to consider and attempt to resolve disputes that may exist about the evidence submitted. The aim of the Gate Check is to reduce the level of debate at the Examination stage of the plan preparation process and make for a better evidence-led plan. Proposed Plan – the Proposed Plan identifies where new development should take place and where it should not and articulates the ambitions and priorities for the future development of the Plan area. The preparation of the Proposed Plan is to be informed by community engagement and a wide range of other policy and strategy documents. The Proposed Plan is published for consultation. It is at this stage that representations can be submitted on the specific topics and proposals of the plan, for example on green belt, built heritage and proposed development sites. Proposed Plans can be modified following the consultation stage. Delivery Programme – the Delivery Programme sets out how an authority proposes to implement its Local Development Plan. A proposed Delivery Programme must be published with the Proposed Plan. The Delivery Programme is a corporate document, which can influence the authority’s financial investments, and support delivery of the Plan’s policies and proposals to achieve Council priorities. It is to be reviewed and renewed at least every two years. Examination – the Examination is the opportunity for independent consideration on any issues raised during the formal consultation on the Proposed Plan that have not been resolved through modifications. The Examination will be undertaken by a Reporter from the Directorate of Planning and Environmental Appeals. The Examination will consider unresolved issues following consultation on the Proposed Plan and also the consultation and involvement of the public in the preparation of the Plan. Following the Examination, the Reporter will prepare a report setting out reasons for their conclusions and recommendations, including modifications to the Plan. Adoption – adoption is the final stage in the preparation of the Plan and occurs after the Council has received and considered the Examination report and any recommendations and modifications it proposes. The estimated timetable for the preparation of the new Local Development Plan is set out below. Legislation requires this to be set out in financial year quarters, but the Council has included estimated months to ease understanding of the timetable. This timetable differs from last year's Development Plan Scheme and allows for an extra 6 months for the Page 40
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Unmarked publication of the Evidence Report and Submission to allow for further preparation time. The estimated timetable for the preparation of Local Development Plan 3 is set out in Table 1 below. Legislation requires this to be set out in financial year quarters, being: • Quarter 1: April-June • Quarter 2: July-September • Quarter 3: October-December • Quarter 4: January to March Table 1 also includes estimated months to ease understanding of the timetable. This timetable differs from last year’s Development Plan Scheme and allows for an extra 6 months for the publication of the Evidence Report and Submission to allow for further preparation time. Table 1: Local Development Plan (LDP3) timetable Key LDP3 Milestones Estimated latest date Publication of Development Plan Scheme and Participation Statement Quarter 2 2026/27 (August 2026) Publication of Evidence Report and submission for Gate Check Quarter 4 2026/27 (March 2027) Call for Sites and Ideas Quarter 1 2027/28 (May 2027) Publication of Proposed Plan and Draft Delivery Programme for consultation Quarter 4 2027/28 (February 2028) Submission of Proposed Plan to the Scottish Ministers for Examination Quarter 3 2028/29 (October 2028) Expected adoption of Local Development Plan Quarter 2 2029/30 (August 2029) Page 41
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Unmarked Supporting Information The preparation of the new Local Development Plan will be supported and informed by a number of assessment documents that will be concurrently prepared. These are: Equalities Impact Assessment - The public sector equality duty stems from the Equality Act 2010 and places a duty on all public authorities to: eliminate discrimination, harassment and victimisation; advance equality of opportunity; and foster good relationships with people who share protected characteristics and those who do not. This assessment will outline how the council will meet this duty through the preparation and content of the Local Development Plan. Protected characteristics are age, disability, gender reassignment, sex (including pregnancy and maternity), race, religion and belief, and sexual orientation. The Equalities Impact Assessment will help the Council consider the effects of the plans proposals on different groups and meet the public sector equality duty. The assessment will also consider the potential effects on human rights. Fairer Scotland Duty Assessment - The Fairer Scotland Duty aims to ensure the public sector makes policy decisions to deliver fairer socio-economic outcomes. This assessment will help the council make a plan which contributes to reducing socio-economic inequality and deprivation. Strategic Environmental Assessment - The Strategic Environmental Assessment is a requirement of the Environmental Assessment (Scotland) Act 2005. Its purpose is to help the Council understand the potential environmental impacts of the plan and take steps to avoid, mitigate or reduce significant adverse environmental effects, where possible, or enhance positive ones. This will also help the Council to understand the environmental context of the area and consider how the plan can achieve better environmental outcomes. Child Rights and Wellbeing Impact Assessment - The Child Rights and Wellbeing Impact Assessment will help the council consider the plans effect on the rights and wellbeing of children and whether they are protected and advanced. Habitat Regulations Appraisal - The Habitat Regulation Appraisal is a requirement of The Conservation (Natural Habitats, &c.) Regulations 1994. Its purpose is to identify if the plan will be capable of having adverse effects on European sites, alone, or in combination with other plans. This will help the council identify impacts on internationally important habitat and take steps to avoid these impacts. Page 42
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Unmarked Other Plans, Guidance and Strategies The Planning (Scotland) Act 2019 introduced the requirement for a number of other plan and strategy documents to inform and improve the planning system in Scotland. These are: Local Place Plans – these are community-led plans focused on the development and use of land in the area covered by the Plan. West Dunbartonshire Council have issued an invitation to communities to prepare Local Place Plans and set out what assistance the Council can offer with their preparation. Once prepared, the Council will validate Local Place Plans prepared in accordance with the 2019 Planning Act and take them into consideration when preparing Local Development Plan 3. Additional information on Local Place Plans and an ‘Easy Read’ guide can be found at: https://www.west-dunbarton.gov.uk/council/key-council-documents/local-development-planning/local-place-plans/. Regional Spatial Strategies – these are to be produced by a planning authority, or jointly by a group of planning authorities, and will set out a long-term spatial strategy in respect of the strategic development of the area it covers. The West Dunbartonshire planning authority area is likely to be included within a Regional Spatial Strategy covering the Glasgow City-Region area. Page 43
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Unmarked Local Place Plans and Regional Spatial Strategies will not be part of the Development Plan but will inform the content of the Local Development Plan. Planning Guidance – The Council may prepare non-statutory planning guidance to provide additional and detailed guidance on certain matters, for example on a specific topic or relating to a specific place. Open Space Strategy – planning authorities are required to prepare a strategy setting out a strategic framework of policies and proposals for the development, maintenance and use of green infrastructure, including open spaces and green networks. The strategy is to contain an audit of existing open space provision and an assessment of current and future requirements. The Council will consult on the findings of its audit and the Open Space Strategy. Page 44
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Unmarked Play Sufficiency Assessment – planning authorities are required to assess the sufficiency of play opportunities for children in preparing the Evidence Report for the Local Development Plan. The Council will consult on its Play Sufficiency Assessment. Page 45
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Unmarked PARTICIPATION STATEMENT Engagement The Scottish Government intends the preparation of the Local Development Plan to be a collaborative process. Local Development Plans are expected to be place based, people centred and delivery focused. The involvement of all stakeholders within the planning process will be required to achieve this, including: • local communities’ • services within the Council’ • service providers, infrastructure providers and government agencies outside of the council (sometimes referred to as Key Agencies)’ • businesses and other organisations; and • developers and land and property owners. The Participation Statement sets out how we will achieve this by identifying who we will involve, how we will keep them informed, how they will be included, what methods we will use to include people, and when engagement will take place. Who we will involve Legislation requires planning authorities to involve the public at large in preparing a Local Development Plan, however there are also specific groups that planning authorities need to include, which are: • children and young people • people with disabilities • Gypsies and Travellers • Community Councils Page 46
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Unmarked There are other groups that guidance states should be given support to engage with the Local Development Plan process including people with protected, as well as people from a range of socio-economic background. Children and Young People There will be three main ways we will include children and young people (under the age of 25). We will seek to engage with: • the Youth Parliament Representatives for the West Dunbartonshire Planning Area; • the West Dunbartonshire Youth Council; and • schools (including early education, primary, secondary, and special needs schools). We will also reach out to known youth groups in the area and ask if they are interested in engaging in the Local Development Plan process. People with disabilities There are a number of existing disability groups known to the Council that we will reach out to and request their input to the Local Development Plan process. We will also consider the barriers to engaging with people with disabilities and how to overcome them, to provide opportunities to fully engage. This will include providing information in an accessible format. Gypsy/Travellers Communities We will approach existing contacts we have for Gypsy and Traveller communities to discuss their needs. Community Councils We will use existing channels of communications to contact active community councils. In areas where there are no active Community Council’s we will seek the views of other active community groups in these areas. Page 47
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Unmarked How we will keep you informed We will keep the public up to date by publishing regular updates on the plan preparation milestones listed in the Local Development Plan Scheme. Updates will be published to the Council website, posted on social media, and circulated via a newsletter for those who wish to sign up to this. Some stages of plan preparation require us to advertise in local newspapers, including: • inviting communities to make Local Place Plans; • publishing the Proposed Local Development Plan; • advertise the examination of the Local Development Plan; • publishing a report of modifications to the Plan; and • the adoption of the Local Development Plan. We will make key documents available in libraries at the appropriate times, including the Evidence Report and Proposed Local Development Plan. How we will involve and collaborate with you We will use a variety of methods to engage with specific groups as well as the public at large. We will hold public consultations to collect ideas for and views on proposals within the Local Development Plan, using online survey tools and public events. A survey of the Citizens Panel will collect information about places across West Dunbartonshire. Information about the Citizen’s Panel, including how to get involved, can be found here: Citizens Panel West Dunbartonshire Council (west-dunbarton.gov.uk) We will hold a ‘Call for Ideas’ consultation for communities, developers and landowners to identify sites for development and preservation, as well as other proposals for inclusion in the Local Development Plan. We will work directly with Community Councils and other local community groups to identify key issues and opportunities for their local area, and to work together on development briefs and masterplans. One of the most direct ways communities can influence the plan is by making a Local Place Plan. We have invited communities to make Local Place Plans, and we will support communities with this process. The contents of Local Place Page 48
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Unmarked Plans are decided by their community and once completed and validated are considered when preparing the Local Development Plan. Specific Engagement to inform the Proposed Plan – Call for Ideas and Sites We intend to undertake a ‘Call for Ideas and Sites’ exercise soon after the Gate Check stage. We will also consult stakeholders and the general public on any ideas and sites that are submitted to the Council for consideration. Undertaking a call for ideas and sites exercise after the Gate Check will allow stakeholder views and ideas to be informed by the evidence around what is to be planned for, and to provide detail to support the achievement of the strategic thinking on the authority’s preferred spatial strategy. Any call for ideas is expected to be open to everyone to propose ideas for any aspect of the plan and not limited specifically to suggestions for development sites or types of development e.g. housing. Proposals submitted at the call for ideas and sites stage should support the preparation of the spatial strategy within the Proposed Plan. The tools, materials, and methods we will use to involve you A variety of tools and materials will be used to reach as many people as possible and to reduce barriers to participation as far as possible. The Proposed Plan and associated information will be provided in accessible formats. This will include information published online and physical information left in public places. We will collect ideas and views using the Councils online survey platform ‘Survey 123’. We will use the Place Standard tool where relevant to help us to collect and focus views about a place. The Place Standard asks people to score and comment on different aspects of a place, such as where they live or work. This includes questions about green space, traffic and parking, access to services, and influence over decisions in their place. This will help us to identify the strengths and weaknesses of places in West Dunbartonshire. The tool will be used in a variety of formats, including in online surveys; at meetings with specific groups, community councils, and community organisations; and at consultation events. Different versions of the tool will be used in specific contexts, such as the version for children and young people. Communities making local place plans will be encouraged to make use of the tool. More information on the tool can be found here: https://www.ourplace.scot/ The table below sets out the different stages of the Local Development Plan and, in more detail, the engagement activity that will be undertaken at each future stage, and a summary of the engagement activity to date. It has been informed by the Scottish Page 49
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Unmarked Government consultation draft guidance on ‘Effective Community Engagement in Local Development Planning’ (May 2023) and is based on the following levels of engagement: inform; consult; involve; collaborate; and empower. Table 2: Local Development Plan (LDP3) engagement activity Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 Development Plan Scheme Publication of Development Plan Scheme and Participation Statement Updated annually Inform participants (existing and potential) of the publication of the annual Development Plan Scheme Participation Statement. Post Planning Committee approval Publish document on the Council website and make copies of the document available in the Council headquarters and libraries. Include survey questions within document seeking views on format of document and participation techniques. It is intended to publish the 2026 Development Plan Scheme/ Participation Statement in August 2026. It will be published online, emailed to registered participants and made available to view in local libraries. Evidence Gathering - early engagement and data collection Early engagement September 2023 (ongoing) Publish survey/form to allow people and organisations to register their interest in the Local Development Plan process. Ongoing. A survey/form to allow people/organisations to register interest in the Local Development Plan has been published and remains live on the Council’s website. Page 50
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Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 Meet with Community Councils and other community groups to encourage participation in the Local Development Plan process. Engage with local anchor organisations to fill gaps where there are no community councils or other community organisations currently running. Ongoing. Meetings have been held with 4 community councils (Bonhill and Dalmonach, Dumbarton East and Central, Linnvale and Drumry, and Old Kilpatrick) and community representatives in Dumbarton West. Engage with youth organisations and representatives on the best way to engage children and young people in the Local Development Plan process Ongoing. Meetings have been held with staff within the Communities team to explore the best way of engaging with children and young people. Engage with disability and carers community groups on the best ways to enable participation Meetings have been held with the Council’s Performance and Strategy team to identify appropriate groups to engage with. Page 51
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Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 Engage Gypsies and Travellers groups on best ways to enable participation. Meeting held with the Dennystoun Forge residents’ group. Contact known community groups/organisations (including those of protected characteristics) and West Dunbartonshire CVS to invite expression of interest in taking part in plan preparation, and for views on how to engage. Ongoing. Inform other Council services and Key Agencies of the proposed Local Development Plan timeline. Ongoing. Evidence Gathering - early engagement and data collection Issue invite to participate in Local Development Plan process September 2023 (ongoing) Inform participants in previous Local Development Plan process of new process and encourage registration and participation. Create online form to enable registration. LDP2 participants informed of new LDP3 process and encouraged to register their interest. Online registration form is live on the council’s website. Establish new Local Development Plan participant database. Participants registered as of September 2025 and database is live. Evidence Gathering - Invite communities to September 2023 (ongoing) Inform community organisations that they are invited to prepare a Invitation to prepare a Local Place Plan issued on 16 October Page 52
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Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 early engagement and data collection prepare Local Place Plans and support their preparation Local Place Plan, as means to involve communities in the preparation of the Local Development Plan. Empower communities to decide on the content of their Local Place Plans. 2023 to community councils, other community groups and local residents on the participant database. The timeframe for invitations was extended to 30 June 2026. Publish invitation to prepare Local Place Plans on the Council website and social media. Place posters in public buildings. Send direct invitation to groups who may have an interest in preparing a Local Place Plan and promote through West Dunbartonshire CVS. Invitation issued on 16 October 2023, on Council webpage, by email to registered community groups and promoted on X. Advise community organisations of the type of Council support that will be available to them to prepare Local Place Plans. Ongoing. Invitation and webpage advises of support available. Update issued August 2025 with any local place plans to be submitted to the council for validation by the end of June 2026. Page 53
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Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 Meet with Community Councils and other community organisations to encourage preparation of Local Place Plans. As of August 2026, Old Kilpatrick Community Council, Balloch and Haldane Community Council, and Alexandria Community Council have all prepared a Local Place Plan. The community in Dumbarton West have previously expressed an interest in preparing a local place plan. No other community groups have expressed an intention to prepare a local place plan. Evidence Gathering - early engagement and data collection Preparation of Evidence Report Ongoing >March 2027 Involve participants in the creation of the Evidence Report. Inform participants on how their views were sought and taken into account. Ongoing. Issue a ‘Call for Evidence’ in relation to a range of relevant topics. Where appropriate publish topic papers to support the process of gathering evidence, identifying gaps in evidence, and areas on consensus/difference. If appropriate, form focus groups to inform this process. An audit of available evidence and identified gaps in evidence has been published. A Call for Evidence consultation took place between 8th July to 30th of September 2024 for stakeholders and local communities to provide further information and evidence. 58 responses were received. The Page 54
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Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 outcome of the call for evidence will be published in due course. Incorporate results of previous engagement exercises where relevant (e.g. Citizens Panel responses, previous planning consultations). Ongoing. Undertake Place Standard consultations to assess place quality and collect ideas for improvement. Distribute to general public online through website and social media. If possible, distribute to Citizens Panel. If requested, hold in-person sessions with community groups. A Place Standard consultation, titled, Tell us About Your Place took place between 8th July to 30th of September 2024. 89 responses were received. Both Tell Us About your place and Call for Evidence consultations were circulated to the Citizens Panel, promoted via social media, press releases, posters, leaflets and email circulation. Three drop-in events were held in Clydebank, Alexandria, and Dumbarton. Results of the consultation will be published in due course. Ongoing. Approximately a quarter of Tell Us About Your Place Page 55
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Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 respondents declared a disability. The Planning team promoted the consultation at the Council’s Equalities Forum. Engage with children and young people through schools, Youth Council, Youth Parliament, and other young people's organisations. Use children’s/young persons’ versions of Place Standard Tool, where possible, and if this is supported by young persons’ groups. Ongoing. An engagement plan is in place. A meeting with the Youth Advisory Board has taken place with a further meeting planned. Engagement events with school pupils were held in collaboration with the council’s education service in several schools across West Dunbartonshire during the months of August and October 2025. In addition, all education establishments were consulted in relation to the play sufficiency assessment. In addition, community councils were invited to provide views on play sufficiency in their respective areas aswell as surveys being made available on the council’s website for a set period of time Page 56
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Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 inviting the views of members of the public. Engage people with disabilities, older people and carers through already established groups to identify issues for the Plan and to check and gather evidence. Ongoing. Engage with the Dennystoun Forge resident’s group to gather evidence on the requirement for improved/ additional permanent Gypsy and Traveller accommodation in West Dunbartonshire. Use Housing Services officer to liaise with transient Gypsy and Traveller groups. Discussions ongoing with Dennystoun Forge residents with assistance from Housing services. Seek evidence from Key and Government Agencies, city-region organisations, Health and Social Care Partnership. Key Agencies, city region organisations, and Health and Social Care Partnership were engaged through the Call for Evidence. Joint working is continuing as the evidence report is prepared. Seek evidence from business and developer stakeholders through Homes for Scotland and individual development interests Page 57
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Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 umbrella organisations such as Homes for Scotland, Scottish Property Federation and Chamber of Commerce, and also with individual businesses/developers where requested. responded to the Call for Evidence consultation. Engagement with other organisations is ongoing. Undertake a collaborative approach to developing site assessment methodology with input from Key Agencies, development industry and communities. Homes for Scotland and some Key Agencies have provided views on site assessment methodologies. Production of a methodology is ongoing, Seek evidence from local interest groups for example local built/natural heritage groups, equestrian groups, ramblers/walkers. A number of local interest groups provided responses to the Call for Evidence. The Planning team is also involved with the Councils Biodiversity Partnership. Evidence Gathering – Evidence Report Publication of Evidence Report and submission to Scottish Minister for Gate Check March 2027 Inform of publication of Evidence Report through website, social media and direct communication with registered participants. Publish document on the Council website and make copies of the document available in the Council headquarters and libraries. Page 58
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Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 Evidence Gathering – Gate Check Gate Check March 2027 The person appointed to undertake the Gate Check may consult with certain stakeholders either in writing or through a hearing. Plan Preparation – Proposed Plan Preparation of Proposed Local Development Plan and Draft Delivery Programme May 2027>February 2028 Involve and collaborate with participants in the preparation of the Proposed Local Development Plan. Undertake a ‘Call for Ideas and Sites’ consultation. Promote this through an online survey, making use of mapping tools if available, and face-to-face events with community councils and other community groups. The ‘Call for Ideas and Sites’ will also provide land and property owners and the development industry the opportunity to suggest sites for development. Consult on submissions for consideration. Hold discussions with groups that have prepared or are preparing Local Place Plans to consider how Page 59
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5 Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 the Proposed plan can deliver or reflect the content and aspirations of Local Place Plans. Develop masterplans and site briefs with communities, developers, landowners and key agencies and share potential content of the Proposed Plan as it becomes available allowing participants the chance to influence it before it is formally published in the Proposed Plan. Identify potential areas of conflict and make use of mediation if this is likely to help resolve or reduce dispute between different parties. Liaise with organisations who will be identified for the delivery of actions set out in the Draft Delivery Programme. Plan Preparation - Consultation Consultation on Proposed Local Development Plan and Draft February 2028> April 2028 Inform participants of the publication of the Proposed Local Development Plan and Draft Delivery Programme and consult with them on its content. Page 60
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Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 Delivery Programme Publish notice in local newspaper and on Council website informing that the Proposed Plan and Draft Delivery Programme has been published. Publish documents on the Council website and make copies of the document available in the Council headquarters and libraries. Notify the owner, lessee or occupiers of sites and neighbouring land that may be affected by development proposals set out in the Plan. Meet with Community Councils and other community organisations to encourage participation in the Proposed Local Development Plan consultation process. Plan Preparation - Consultation Modify Proposed Local Development Plan following consultation May 2028> September 2028 Inform communities of modifications made in response to representations made on the Proposed Plan. Page 61
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Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 Plan Preparation - Examination Preparation of ‘Summary of Unresolved Issues’’ May 2028> September 2028 Although there is no formal engagement at this stage of the process, the Council may make use of mediation if this is likely to help resolve or reduce dispute between different parties. Plan Preparation - Examination Submission of Proposed Local Development Plan for Examination October 2028 Inform anyone who made representations on the Proposed Plan about the upcoming Examination and also advertise the Examination in a local newspaper, in local public libraries, and on Council website and social media. Plan Preparation - Examination Examination October 2028 > May 2029 The person appointed to undertake the Examination may consult with stakeholders to seek further information on a submitted representation. The appointed person will publish the Examination Report and notify anyone who made an unresolved representation. Delivery – Adopted Plan August 2029 Inform participants of the adoption of the Local Development Plan. Page 62
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Unmarked Local Development Plan Preparation Stage Activity Timescale Engagement Activity Progress at September 2026 Adopt the Local Development Plan Publish the adopted Local Development Plan on the Council website and make copies available in local public libraries. Notify participants, including those who made a representation on the Proposed Local Development Plan or Examination. Place an advertisement in a local newspaper stating where the adopted Plan can be viewed. Delivery - Delivery Programme Publish the Delivery Programme November 2029 Inform participants of the publication of the Delivery Programme. Publish the Delivery Programme on the Council website and make copies available in local public libraries. Delivery - Monitoring and Delivery Publish information on monitoring and delivery Post November 2029 Publish an updated Delivery Programme at least every two years and make available on Council website and local public libraries. Publish annual land use survey information on Council website. Page 63
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Unmarked i https://www.gov.scot/publications/national-planning-framework-4/ ii https://www.lochlomond-trossachs.org/planning/planning-guidance/. iii Development Plan | West Dunbartonshire Council (west-dunbarton.gov.uk) Page 64
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Official Official WEST DUNBARTONSHIRE COUNCIL Report by the Planning, Building Standards and Environmental Health Manager Planning Committee: 5th August 2026 ___________________________________________________________________ Subject: Local Place Plan Validation – Balloch & Haldane Place Plan 1. Purpose 1.1 The purpose of this report is to seek approval to validate and register the Balloch & Haldane Place Plan. 2. Recommendation 2.1 It is recommended that Planning Committee approves the validation of the Balloch & Haldane Place Plan, as set out in Appendix 1. Once approved, the Balloch & Haldane Place Plan will be placed on the Register of Local Place Plans. 3. Background 3.1 The Planning (Scotland) Act 2019 gave new powers to communities to prepare Local Place Plans for their area, as well as placing associated duties on Planning Authorities, and amends The Town and Country Planning (Scotland) Act 1997. Local Place Plans are community led plans which set out proposals for the development and use of land. A Local Place Plan must be prepared by a Community Council or another Community Controlled Body, as defined by the Community Empowerment (Scotland) Act 2015. 3.2 Planning Committee approved an approach to local place plans and a package of measures to support communities prepare them on 20th of September 2023. This included giving officers authority to issue the invitation to prepare Local Place Plans to communities which took place in October 2023. This approach to Local Place Plans set out that officers would submit recommendations in relation to validation of a Local Place Plan to Planning Committee 3.3 The invitation to prepare Local Place Plans was issued to organisations and individuals in the Local Development Plan participant database on 16 October 2023. A public notice was also placed in the Clydebank Post and Lennox Herald on 25 October and 31 October 2023, respectively. A Local Place Plan webpage has also been created at https://www.west- dunbarton.gov.uk/council/key-council-documents/local-development- planning/local-place-plans. ITEM 7 Page 65
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Official Official 3.4 Although they can be prepared at any time prior to the preparation of the Proposed Plan, West Dunbartonshire Council has advised that Local Place Plans should be submitted for validation by the end of June 2026. This will allow the Local Place Plans to be taken into account in the preparation of the new Local Development Plan. 3.5 Balloch & Haldane Place Plan has been prepared by Balloch & Haldane Community Council and other partner organisations for the Balloch & Haldane Community Council area. 4. Main Issues 4.1 The Town and Country Planning (Scotland) Act 1997 sets out the requirement for the Council, as Planning Authority, to validate and register Local Place Plans which meet paragraphs 1(4) and 2(1) of Schedule 19 of the Act. This requirement is further expanded upon by The Town and Country Planning (Local Place Plans) (Scotland) Regulations 2021. The validation only considers the requirements of legislation and is not an assessment of the proposals within the Local Place Plans, therefore no consideration can be given to the content of proposals within the Local Place Plan. The proposals within a registered local place plan will be reviewed as part of the Local Development Plan process. 4.2 Officers have worked with Balloch & Haldane Community Council’s consultant to ensure that requirements of validation have been met prior to submission. This includes ensuring that the plan contains information, such as a statement of the community body’s proposals and relevant mapping; evidence that the community body has taken the required notification requirements before submitting the Local Place Plan; and that required additional information, such as contact details have been provided as set out in the submission statement, Appendix 2. Appendix 3 sets out the Validation Assessment of the Balloch & Haldane Place Plan in line with the requirements of the Act and regulations referred to in Section 4.1 of this report. It is recommended that Members agree to validate the Local Place Plan in line with the assessment. 4.3 Validated Local Place Plans are registered and published. They are a key part of early engagement in the Local Development Plan process and will inform the preparation of Local Development Plan 3. They may also be material considerations in the assessment of planning applications. Circular 1/2022: Local Place Plans advises community bodies may wish to consider whether proposals contained within a local place plan could form part of representations on individual planning applications. 4.4 Balloch and Haldane Community Council has areas within both West Dunbartonshire Council and Loch Lomond and the Trossachs National Park’s planning authorities. This validation only applies to the parts within the West Dunbartonshire Council Planning authority. The local place plan has been submitted to the National Park for validation also. Page 66
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Official Official 5. People Implications 5.1 There are no people implications associated with this report. 6. Financial and Procurement Implications 6.1 There are no financial or procurement implications associated with this report. 7. Risk Analysis 7.1 If the Council decides not to register a Local Place Plan on the basis that it is not valid in terms of The Town and Country Planning (Scotland) Act 1997, as amended, and The Town and Country Planning (Local Place Plans) (Scotland) Regulations 2021, the authority must give their reasons for reaching that view to the Community Body that submitted the Local Place Plan. Planning Authorities are encouraged to provide clear reasons behind the decision, so that the Community Body can rectify any issues and re- submit the Local Place Plan. 8. Equalities Impact Assessment (EIA) 8.1 The Equality Impact Assessments for the Council’s approach to Local Place plans were reported to the Planning Committee dated 20 September 2023. 9. Consultation 9.1 The Balloch & Haldane Place Plan has been prepared by Balloch & Haldane Community Council in consultation with the local community. Balloch & Haldane Community Council has submitted evidence that neighbouring Community Councils and local Councillors have been notified of the publication of the Local Place Plan and given a period of 28 days within which to respond. 9.2 On registration, officers will circulate the Balloch & Haldane Place Plan to other services for noting. 10. Strategic Assessment 10.1 The new Local Development is considered to be relevant to, and will help deliver, all of the Council’s strategic priorities: • Our Communities – Resilient and Thriving • Our Environment – A Greener Future • Our Economy – Strong and Flourishing • Our Council – Inclusive and Adaptable Page 67
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Official Official Michael Mulgrew Planning, Building Standards and Environmental Health Manager Date: 5 August 2026 ___________________________________________________________________ Person to Contact: Michael Mulgrew, Planning, Building Standards and Environmental Health Manager, Michael.mulgrew@west-dunbarton.gov.uk Clare Laurenson, Principal Officer Development Planning & Place clare.laurenson@west-dunbarton.gov.uk Appendices: Appendix 1: Balloch & Haldane Place Plan Appendix 2: Submission Statement Appendix 3: Validation Assessment Background Papers: Town and Country Planning (Scotland) Act 1997 The Town and Country Planning (Local Place Plans) (Scotland) Regulations 2021 Circular 1/2022: Local Place Plans Wards Affected: Lomond Page 68
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Balloch & Haldane Local Place Plan March 2026 Balloch & Haldane Place Plan June 2026 ITEM 7 - APPENDIX 1 Page 69
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If you have difficulties accessing this document, please contact Nick Wright: 07900 334110 nick@nickwrightplanning.co.uk Acknowledgments This Plan was initiated by Balloch and Haldane Community Council, who would like to thank the many local residents, community organisations, businesses and schools who contributed to its preparation. Without your ideas and suggestions, there would be no Plan. We are grateful to Loch Lomond and the Trossachs National Park and West Dunbartonshire Council, whose financial support enabled the Plan to be prepared - specifically, the community engagement activities described in section 3 and assistance from independent planner/facilitator Nick Wright. 2nd June 2026 Page 70
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Contents 1 Introduction and vision p3 Our vision for Balloch & Haldane p4 About this Plan p6 2 About Balloch and Haldane p8 History p8 Community life p10 Economy p10 3 Our aspirations p11 Community Action Plan 2014 p11 Other community engagement since 2014 p12 Community engagement for this Plan p12 4 Policy context p14 National Planning Framework 4 p14 The Place Principle p14 National Park Partnership Plan p15 Local Development Plans p16 Other plans and strategies p17 5 Strategic principles p18 6 Actions p19 1 Loch Lomond: the jewel in the crown p21 2 Gateway Centre p22 3 Loch Lomond Shores p23 4 Pierhead p24 5 River Leven p25 6 Drumkinnon Wood p26 7 West Riverside & Pier Road p27 8 Old station building & station plaza p29 9 Village centre p30 10 Moss o’Balloch p31 11 Balloch Castle Country Park p32 12 Dereliction & decay p34 13 Infrastructure & safety p36 14 Path network p37 15 Landscape setting p38 16 Community life p39 17 Public transport p40 18 Destination marketing p41 7 Next steps p42 Balloch 2030 p42 Planning policy & development management p43 Maps 1 Balloch & Haldane in context p5 2 Place Plan boundary p7 3 LDP coverage p15 4 Actions p20 5 Drumkinnon Wood p26 6 Landscape setting p38 Appendices (online) 1 Report of November 2025 events & online survey 2 Report of March-April 2026 draft Plan consultation Page 71
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1 Introduction Our vision for Balloch and Haldane This is a Local Place Plan with a difference. More than just a plan, it is a manifesto for revitalising the busiest gateway to one of Scotland’s most iconic places: Loch Lomond. And, critically, the manifesto places community wealth-building and the National Park’s aims at the heart of that future vision. Why should a community-led plan have such high ambition? Because we as a community have struggled with a lack of prosperity and opportunity for decades, in common with the rest of the Vale of Leven community. According to the Scottish Government, Balloch is amongst the most deprived areas in Scotland. Many of our residents fall within Scotland’s bottom 10% in terms of poverty and deprivation. Yet a key to unlock greater prosperity and opportunity lies on our doorstep, in the form of Loch Lomond and the National Park - as the Map 1 on the next page indicates. The Scottish Government’s recent decision to uphold the National Park’s refusal of the Lomond Banks commercial leisure proposal in the heart of our community is a welcome sign that the tide is turning. We believe that the focus must now switch to delivering National Planning Framework 4, the National Park’s four statutory aims and Partnership Plan outcomes, and the new Community Wealth Building (Scotland) Act. That is why community wealth-building and nature restoration are placed at the core of this Plan. The Plan outlines the steps for this special place to become a truly world-class experience that Scots and Scotland can be proud of - rather than the current state of affairs which is, frankly, underwhelming. Although the Plan emphasises sensitive development of the visitor economy, that does not mean that the local community will be sidelined. The opposite is true. Implementing the steps in the Plan, in the way that it describes, will deliver our community aspirations. That includes more jobs and opportunities, improved community facilities (such as a community hub), enhanced public services, and better green spaces. We cannot deliver this plan on our own, nor should we. Whilst it is a plan for our community, it is also a plan for one of Scotland’s most famous visitor destinations, at the busiest gateway to our most visited National Park. Implementing it should be a collaborative effort, in line with the Scottish Government’s Place Principle (see section 7). Every partner will profit. The public sector will achieve multiple economic, environmental and social policy objectives. The private sector will grow. And we as a local community will finally see long-standing persistent problems being tackled. The prize of working together is immense - not just for the local community, but for Scotland. Page 72
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Map 1 Balloch & Haldane in context Page 73
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About this Plan Geographically, the area covered by this Plan corresponds with Balloch and Haldane Community Council area (see Map 2 overleaf). This Local Place Plan is a vision for the “place” that is Balloch and Haldane as a whole, covering all its aspects. That means it is not just about buildings, development and land use - the physical things that are traditionally the concern of statutory town planning. It also brings together other elements that make a successful place, including social and economic issues, as summarised in the Scottish Government’s Place Standard. The aims of the Plan are to: • Support community action - for example, helping us to access funding and resources (including windfarm community benefit funding) by evidencing community support and links to national policy agendas (see diagram on right). • Improve public services - as an evidence base to inform decision-making on transport, planning, facilities, infrastructure and other services. • Demonstrate consensus - on agreed community priorities, so that we can quickly move to action when resources and support become available. Our vision for the community’s future is earlier in this section. Strategic principles and the actions required to realise that vision are covered in sections 5 and 6. What needs to happen next to implement the Plan is in section 7. Section 2 contains basic facts and figures about Balloch and Haldane. Section 3 summarises our community aspirations, including information about the community engagement to prepare the Plan. Section 4 contains a summary of the wider local and national policy context. How the Local Place Plan brings together community and government aspirations Page 74
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Map 2 Local Place Plan boundary Page 75
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2 About Balloch and Haldane Balloch, Haldane and Jamestown are an integral part of the Vale of Leven: a community within a community. Although our strategic importance between the Highlands and Lowlands goes back many centuries, our population only really began to expand significantly in the 20th century on the back of tourism and industry. Industry may have less of a presence now than a century ago, but tourism remains an economic mainstay. Balloch and Haldane Community Council area encompasses the communities of Balloch, Haldane and Jamestown plus small areas of countryside to the east and west (see Map 2 on page 7). It includes the southern arm of Loch Lomond from Balloch Park around to Cameron House, stopping short of Duck Bay, including the outflow of the River Leven. History Balloch has for centuries occupied a strategic location, a relatively safe crossing point over the River Leven where it flows out of Loch Lomond, at the transition from the rugged Highlands to the fertile Lowlands. The original Balloch Castle dates from 1238 and was the home of the Earls of Lennox. It is now a ruin within Balloch Park, the landscaped grounds of the nineteenth century castle, which is also referred to as Balloch Castle. For centuries, cattle were driven down the banks of Loch Lomond from the Highlands. Balloch become an important staging post after around 1770, when the shift of the main market from Crieff to Falkirk increased the number of cattle crossing the Leven in Balloch. The arrival of the railway and steamships on the loch in the 19th century paved the way for the growth of tourism and Balloch’s growth in the mid 20th century. The now-demolished silk factory (now Drumkinnon Gate on Balloch Road) was a major industrial presence from around 1930 to 1980. The village grew rapidly after World War Two, led by the construction of the Haldane estate from the 1950s. Page 76
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Construction of the Haldane estate also blurred the boundary with Jamestown, previously a separate settlement in its own right. Jamestown’s earlier character as a fishing village was transformed in the 19th century with the growth of industrial textile printing. Jamestown effectively became a company town, with a population of over 2,000 by the start of the 20th century. Since closure of the printing works in the mid 20th century, much industry has disappeared and been replaced by housing. Thanks to the Vale of Leven Heritage Project for much of the information in this section. Find out more on their website: www.valeofleven.org.uk River Leven & Balloch Bridge looking north, 1927 Copyright HES www.trove.scot/image/1256155 Jamestown, 1927 Copyright HES www.britainfromabove.org.uk/image/SPW019596 Old postcard of the corner of Balloch Rd / Dalvait Rd Courtesy of www.valeofleven.org.uk/balloch4.html Old postcard from Balloch Bridge towards Loch Lomond Courtesy of www.valeofleven.org.uk/balloch.html Balloch Park & the Pierhead, with the Vale beyond; 1949 Copyright HES www.britainfromabove.org.uk/image/SAW026583 Page 77
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Community life Today, Balloch and Haldane are home to around 6,000 people (source: 2022 census), who form part of the wider community of the Vale of Leven with a total population of around 22,000. Tullichewan and Alexandria lie immediately to the south of the Community Council area; beyond them are Renton and Bonhill. Balloch and Haldane have a number of community facilities including a small supermarket, primary schools, parks, library, churches, pharmacy, pubs, cafes and railway station. The community is reliant on the larger towns of Alexandria and Dumbarton for other facilities including secondary schools, larger supermarkets, hospital, health centres and community centres. Many of Balloch and Haldane’s population are in Scotland’s bottom 10% in terms of poverty and deprivation, as the map from the latest Scottish Index of Multiple Deprivation (2020) shows. People living in darker red areas are significantly more deprived than the Scottish average, whilst those in darker blue areas are significantly less deprived. West Dunbartonshire as a whole has the sixth worst life expectancy of all 32 Scottish local authorities (source: National Records of Scotland) and the second worst projected population decline of all 32 Scottish local authorities for the 10 years to 2032 - one of only eight local authority areas to have projected population decline (source: National Records of Scotland). Economy Our location as the gateway to Loch Lomond, Argyll and the Highlands, together with easy access Glasgow and the Central Belt by road and rail, means that over 1 million visitors each year enjoy what Balloch has to offer each year. Such high numbers mean that much of our economy is geared towards visitors - including loch cruises, shops, cafes, pubs and restaurants, both in the village centre and at the Loch Lomond Shores complex built in the 1990s. The number of visitors creates both opportunities and pressures for the community. For example, the visitor economy supports a greater number of cafes, restaurants and visitor facilities than might be expected in a typical community of Balloch’s size. But many of these additional business opportunities are hospitality-related and tend to create jobs which are seasonal, low-paid or insecure, and the sheer number of visitors in peak periods brings challenges including transport infrastructure and visitor management. Scottish Index of Multiple Deprivation mapping for Balloch & Haldane and the Vale of Leven Courtesy of www.simd.scot Page 78
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3 Our aspirations Our aspirations have been remarkably consistent over the years, right back to our 2014 Community Action Plan. Successive community engagement exercises have underlined the need for action on the local economy, the visitor experience, infrastructure, environment and what would now be called community wealth-building. Consistency gives clarity, but it also generates frustration. Our biggest aspiration now is for action. This section explains the community engagement upon which this Plan is based. It refers to: • The 2014 Community Action Plan. • Two other major consultation exercises undertaken since then which have fed into this Plan - the 2016 “charrette” and a major consultation survey in 2024-25. • Dedicated engagement undertaken in connection with the Plan itself. The panel on the right contains an at-a-glance summary of things that residents consistently call for. Consistent messages from the local community • Better recreation and youth facilities • Improved infrastructure, paths, transport and public toilets • Revitalised parks and community spaces • Restoration of Balloch Castle and protection of natural assets • A more diverse and resilient local economy • Action on litter, antisocial behaviour and declining facilities • A positive alternative to past large-scale private developments Community Action Plan 2014 Back in 2014, we as a community produced Balloch and Haldane Community Action Plan. It had four main themes: • Sport, recreation and local environment • Improve our local infrastructure • Young people, safety and the local economy • Develop the visitor experience Under those four headings, the plan identified ten priority actions: • Improved range of recreational facilities • Improved quality of the local environment • Maintained and improved public transport links • Better roads paths and services • Better provision of activities for young people • Maintain police presence • Develop training and employment opportunities • Better promotion of the area and its activities • Renovation of key local landmarks • Increased range of tourist attractions & events Page 79
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Other community engagement since 2014 Other major community engagement undertaken in Balloch and Haldane since the Community Action Plan have provided valuable data for this new Plan: • Balloch community survey 2024-25: undertaken by Loch Lomond South Community Development Trust in connection with the Lomond Banks commercial leisure development proposals at West Riverside, this community survey received approximately 340 responses from local residents offering suggestions of what the community needs. The survey results offer a wealth of recent detail to complement the community engagement work undertaken directly for the Place Plan. • Balloch “charrette” 2016: a series of design-led public workshops (known as a “charrette”) and other community engagement to identify actions for the local community and visitor economy. A summary of the extensive community engagement undertaken can be seen on pages 12 to 18 of the charrette report. The work was commissioned by the National Park and local authority, and led by 7N Architects. Community engagement for this Plan A decade on from the Community Action Plan, our starting point to prepare its replacement - this Local Place Plan - was to ask ourselves a question. Are the Community Action Plan’s priorities still the right things to focus on? During late 2025 and early 2026, three phases of activity allowed the local community to answer that question and shape the Plan. Phase 1: Ideas and aspirations November 2025 to February 2026: find out people’s aspirations for Balloch & Haldane in various different ways - community drop-ins, a community survey, dedicated website www.planballochhaldane.net, activities with young people, a business event, one-to-one discussions with community groups and businesses Phase 2: Draft Plan March 2026: publish draft Plan for everyone to check, based on the aspirations and issues that emerged during the first stage Phase 3: Final Plan April 2026: update the Plan based on everyone’s feedback, before the Community Council submits it to the National Park and West Dunbartonshire Council for ‘registration’ as a Local Place Plan Phase 1: Ideas and aspirations Community drop-in events took place in Balloch and Haldane on the 28th-29th November 2025. They were promoted by leafletting all households, posters, social media, email contact lists, press coverage and local what’s on websites. People were asked: • What’s great about the community, and what’s not so great. • Their suggestions for the future, using the last community-led plan in 2014 as a starting point. • Their fears for the future. • What needs to happen where, using a giant map. The questions in the first three bullet points could also be answered in an online survey open until the end of December 2025. At the November community events, people were also able to make suggestions on a giant map. You can read summaries and full transcriptions of everyone’s comments on the Place Plan website at www.planballochhaldane.net and in Appendix 1. The results make for fascinating reading. Haldane Youth Services, December 2025 (see next page) Comments on the giant map Page 80
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Young people took part in a number of dedicated activities including with Haldane Youth Services, Balloch Primary School, St Kessogs Primary School, Vale of Leven Academy, and Balloch and Haldane pupils at Our Lady and St Patricks High School. Each included asking the young people their suggestions about the future of the community; ideas from some of these sessions are shown on the maps below (also available at www.planballochhaldane.net). The activities in Balloch Primary School and Vale of Leven Academy were co-ordinated with an ongoing three year initiative being undertaken by the non-denominational cluster schools in the Vale of Leven, called Your Vale, Your Future. Phase 2: Draft Plan The draft Plan based on the information gathered in Phase 1 was published for public feedback during March and April 2026 on the dedicated website www.planballochhaldane.net and in Balloch Library. A drop-in event took place in March 2026 to launch the draft. Like the November 2025 events, it was promoted by leafletting all households, posters, social media, email contact lists, press and what’s on websites. Phase 3: Final Plan Feedback on the draft Plan, with explanations of how it influenced the final Plan, was published (see Appendix 2) in advance of the Community Council considering the Plan for registration. Flyer for the draft plan Suggestions made on maps at youth and community events Click on maps to see larger versions Page 81
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4 Policy context Local Place Plans are required to “have regard to” national and local policy contained in National Planning Framework 4 and Local Development Plans. This section summarises key highlights from these documents and other relevant plans and strategies. (Local Place Plans are also required to have regard to Locality Plans where they exist. There is no Locality Plan covering Balloch and Haldane.) The content of the documents described in this section has been taken into account in developing the Plan’s vision, priorities, aims and actions, alongside the community issues and aspirations summarised in section 2. National Planning Framework 4 National Planning Framework 4 (NPF4, 2023) contains national planning policies for the creation of Sustainable, Liveable and Productive Places. Balloch and Haldane are located in the ‘Central’ region described in Part 3 of NPF4. A number of elements are worth quoting as context for this Local Place Plan (emphasis added): • “The National Park will continue to support the quality of life and health of the urban population and its future priorities include new infrastructure provision to provide a quality visitor experience and support people to connect with nature, as well as a greener tourism sector supported by innovative low carbon transport solutions. Long distance active travel and rail routes have untapped potential to provide sustainable tourism solutions.” (page 132) • “...requires a concerted effort to develop networks of places that meet the principles of local living and 20 minute neighbourhoods [see NPF4 Policy 15], and with fair access to a range of services that support sustainable living. Planning should focus on revitalising cities and towns at scale… This should incorporate networks of natural spaces and blue and green infrastructure, to create health and wellbeing benefits, increase resilience to climate change and support the growth of green job opportunities.” (page 132) • “...opportunities for investment and development should be designed to maximise economic, social and environmental wellbeing, rather than focusing on growth alone. A planned approach can help to target future development in areas of significant economic disadvantage so that new and better jobs are more fairly distributed to help address national, regional and more localised inequality.” (page 134) • “Town centres throughout this area will also play a critical role in driving a new economic future. The recent town centre review highlights opportunities to expand the range of services and facilities they offer, reuse redundant buildings and provide new homes for a wide range of people. This in turn will ensure their crucial role in defining our sense of place is protected and enhanced, future proofing a key asset for Scotland as a whole.” (page 135) The Place Principle The Scottish Government’s Place Principle is, according to the Scottish Government, “the overarching context for place-based working in Scotland”. The Principle was adopted by the Scottish Government and local authorities to guide collaborative working by the public sector, service providers and communities (see section 7). NPF4 Page 82
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Local Development Plans Whilst national planning policy is set by NPF4, local planning policy is contained in Local Development Plans (LDPs). Balloch and Haldane is split between two LDPs: Loch Lomond and the Trossachs LDP and West Dunbartonshire LDP. The boundary between the two LDPs runs largely along the A811, with Haldane and Jamestown being covered by West Dunbartonshire LDP. Map 3 shows the boundary of between the two LDPs that cover the Local Place Plan area, focussing on the central part of the village. Both LDPs were prepared before NPF4. Work is underway on their replacements, and section 7 of this Plan contains suggestions for those reviews. The Scottish Government has stated in its transitional arrangements that NPF4 should take priority in instances of conflicting policy between LDPs and NPF4. Map 3 LDP coverage Page 83
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West Dunbartonshire Local Development Plan West Dunbartonshire LDP 2 covers most of the Local Place Plan area south of the A811. It was largely completed in 2020 and is the most up-to- date spatial strategy supported by the Council (although the 2010 Local Plan remains the statutory local development plan). LDP2 Vale of Leven proposals map is on the Council’s website here (15mb PDF). It includes: • Protection of existing areas of open space. • Housing / business use near Levenbank Terrace. • Housing on a brownfield site on Jamestown Main Street opposite Levenbank Road. • Local Nature Conservation Site along the Leven. • Undeveloped rural land to the east and west of the settlement, either side of the Vale, designated as Green Belt or Countryside (see pages 56-57 of the LDP). • The Kilpatrick Hills to the east of the Vale protected as a Local Landscape Area and identified as Countryside. Work is underway on a replacement LDP. Our suggestions for that are contained in section 7. Loch Lomond and the Trossachs Local Development Plan Loch Lomond and the Trossachs LDP was adopted in 2016. It covers those parts of the National Park that lie within the Local Place Plan area, mostly north of the A811. Proposals for Balloch are largely contained on pages 53-55 of the LDP, which can be seen online on the National Park authority’s website here. In summary, proposals include improving the visitor experience at West Riverside, the old station building, the Moss o’Balloch, Balloch Castle and Park, and Woodbank House. More details can be seen in the LDP itself. Work is underway on a replacement LDP. Our suggestions for that are contained in section 7. National Park Partnership Plan Loch Lomond and the Trossachs National Park Partnership Plan 2024-29 is the overarching plan for the National Park Authority, setting the priorities for the authority’s work and plans (including its new Local Development Plan which is under preparation). The Partnership Plan recommits to sustainable visitor management with the goal of “transforming the National Park into a more sustainable, low carbon visitor destination, where people from all backgrounds have a high-quality experience and feel connected to nature. Communities would see fewer negative impacts from tourism on their daily lives, while tourism and hospitality businesses thrive, and nature recovers more rapidly in less visited areas.” It contains nine outcomes which to be achieved by 2045. All are shown on the next page; those which are most relevant for Balloch and Haldane are highlighted in bold. Page 84
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National Park Partnership Plan: outcomes 1 A natural carbon sink Our ecosystems are in good health, helping Scotland adapt to and mitigate against the climate crisis with the National Park being an active, natural carbon sink. 2 A restored landscape for nature The long-term decline in nature in the National Park will be halted by 2030 and there will be widespread restoration by 2040, with an expansion of large-scale, connected habitat networks where land management prioritises nature recovery. 3 An exemplar of regenerative land use The National Park is an exemplar of regenerative land use delivering a wider range of private, public and community benefits. 4 A place for all to enjoy safely & responsibly Opportunities for everyone to value and enjoy the special qualities/ benefits of the National Park safely. 5 High quality visitor infrastructure & facilities People have a high-quality experience visiting the National Park and are able to use great services, facilities and routes with less impact on nature or contributing to climate change. Communities see fewer impacts of tourism on everyday life. Nature is recovering more rapidly in less visited areas, where priority has been given to non- motorised access and recreation activity. 6 An inclusive, low-carbon travel network The National Park has an efficient, inclusive rural transport sector, meeting the travel needs of both visitors and residents alike. 7 A greener & more diverse rural economy The National Park has a zero carbon and more diverse rural economy, in which businesses thrive and the local workforce has grown through an increase in nature and climate based green jobs. 8 More resilient rural communities National Park communities are leading the way on net zero, nature friendly, living and working, with their needs being met more locally supported by a thriving local rural economy which benefits all. 9 A responsive approach to new development New development and infrastructure is more responsive to the needs of communities, the rural economy, land use and management, directly benefitting people, climate and nature. Other plans and strategies West Dunbartonshire Economic Development Strategy This document from 2022 aligns with Scotland’s National Strategy for Economic Transformation and Glasgow City Region Economic Strategy. It has a number of strategic priorities: • Stimulating economic investment and growing the business base • Establishing an inclusive economy and supporting people into work • Creating a prosperous place where people choose to live, work, visit and invest • Addressing climate change and supporting a green recovery • Building stronger partnerships and new approaches to delivery West Dunbartonshire Plan for Place The Plan for Place for 2017 to 2027 is the Community Planning Partnership’s Local Outcome Improvement Plan, a high level plan for delivery of public services. Its guiding principles include a preventative and early intervention approach, effective community engagement in the planning and delivery of local services, empowering local communities, and tackling inequality. Scotland’s National Strategy for Economic Transformation This Strategy from 2022 sets out how the Scottish Government will deliver a fairer and greener economy by fostering community wealth building, a wellbeing economy, entrepreneurial capacity (including significantly boosting alternative business models such as community-owned businesses), and education and skills. Page 85
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5 Strategic principles Three sets of overarching principles should be applied to the delivery of everything in the Plan, and to any future proposals which emerge in response to changing circumstances after the Plan has been completed. They connect the Plan’s vision to its actions, delivering both community aspirations and wider policy objectives, as the diagram on the right demonstrates. Community wealth building • Widening access to business, employment, learning, wellbeing and arts opportunities for local people in Balloch, Haldane & the Vale. • Improving attainment levels and pathways into learning, skills and employment. • More opportunities to participate, connect with & have pride in the local community. • Make more of local heritage, art, outdoor recreation and non-motorised water sports. • Better access to opportunities, facilities and services without a car. International reputation and quality • Gateway to Loch Lomond and the National Park worthy of its international reputation. • Better experience, better orientation, better connections. • Restoration and quiet enjoyment of nature and heritage. • Better stewardship and maintenance of what we already have. Working together for common purpose • Public, private and third sector organisations. • Commitment to deliver this shared agenda. • Support each other as partners to deliver the Plan. How the strategic principles connect the Plan’s vision & actions Page 86
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6 Actions This section contains eighteen actions which are designed to deliver the vision contained in section 1. They are all based on community aspirations. The panel on the right summarises what is proposed across the actions. Map 4 on the next page lists all eighteen actions and shows where they are located around the community. A prosperous, fair community • More good quality local jobs, skills and training opportunities • A stronger, more resilient local economy, less reliant on low-paid seasonal work • Support for local enterprises and community-owned initiatives A high-quality place to live • A new community hub and improved spaces for groups, activities and young people • Better public services, including transport, healthcare access and reliable public toilets • Cleaner streets, safer spaces, and well-maintained paths and parks A better visitor experience • A welcoming village centre with improved signage, facilities and independent businesses • Restoration of Balloch Castle and enhancement of Balloch Castle Country Park • A shift toward nature-based, low-carbon tourism befitting our international reputation A restored natural environment • Protect, maintain and enhance landscapes and habitats • Retention and restoration of Drumkinnon Woods • More opportunities for outdoor recreation, water sports and active travel Page 87
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Map 4 Actions Page 88
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1 Loch Lomond: the jewel in the crown Ambition • An environment worthy of Loch Lomond’s international status, landscape and biodiversity, and its location as a gateway to the National Park. • Easy, convenient, pleasant pedestrian access to the loch shore for quiet enjoyment of its outstanding scenery and nature, with high quality paths and viewpoints. • Transport on the loch from Balloch Bridge and the Pierhead, linking to Balloch Park and to visitor destinations and cycle routes at Luss, Balmaha and beyond. • Safe access to the water for non-motorised water sports and swimming. Action • Adopt the vision and principles outlined in sections 1 and 5 of this Plan. • Move powered private craft away from busy public areas like Pierhead and Balloch Park, for example to private marinas. • Upgrade facilities for non-motorised water sports (e.g. swimming, rowing, kayaking). • Improve water safety (e.g. signage, safety equipment, rescue). • Explore discounted access to loch activities, water sports and sailing for local people. Key players • National Park | Scottish Enterprise | West Dunbartonshire Council | Scottish Government | Visit Scotland | loch users Courtesy of Sweeney’s Cruise Company Page 89
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2 Gateway Centre Ambition • Bring this key loch-side building back into productive use linked to National Park aims, with free access to at least part of the building. • For example: national water sports centre of excellence with focus on opportunities for local young people; heritage, nature, health and wellbeing base; enterprise, skills training and heritage hub; visitor information and interpretation centre (its original use). Action • Key players should jointly commission a feasibility study to consider future use, ownership and management of the building. Key players • National Park • Scottish Enterprise • Loch Lomond South Community Development Trust • Visit Scotland Courtesy of Loch Lomond Watersports Page 90
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3 Loch Lomond Shores Ambition • Loch Lomond Shores is struggling as a sustainable visitor destination. Its retail and commercial offer has declined over the years. As a significant source of local employment, we want to see it succeed, with an increase in footfall and quality going hand-in-hand. That is partly the company’s responsibility, but also depends on implementing other actions in this Plan (see next column). • Make Loch Lomond Shores more part of the local community - for example, discounted rates for access and use of facilities by local people, more community events, more shared action like a business forum covering Loch Lomond Shores and the rest of the village. • In the medium to long term term, this Plan proposes a shift from the current commercial, car-based philosophy to a destination which is built around landscape, nature and heritage - a destination which befits the location’s international status and is in line with the Plan’s vision / strategic principles and the National Park’s four aims. Action • Better pedestrian connection with village centre (see action 7). • Improve integration and co-ordination with other local visitor destinations and initiatives: Pierhead (action 4), village centre (actions 8-9), Balloch Castle Country Park (actions 10-11), infrastructure and safety (action 13), path network (action 14), community facilities (action 16) and public transport (action 17). • Review the parking regime, including pricing for locals and greater use of the overflow car park (see action 13). • Co-ordinated visitor marketing and management (see action 18). • Establish a business voice for the village as a whole, working with village centre / Pierhead businesses (see actions 9 and 18 and section 6). Key players • Loch Lomond Shores • National Park • Scottish Enterprise • Scottish Government Courtesy of Loch Lomond Shores Page 91
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4 Pierhead & Maid of the Loch Ambition • Attractive destination for visitors and locals alike to enjoy the heritage and magnificent views of the loch and Ben Lomond, with toilets, cafe etc. • A working heritage pier with the Maid of the Loch open to visitors and, ideally, sailing on the loch. • A focus on quiet enjoyment - no jet skis and speedboats. • More attractive public space, pier and shoreline, less vehicle dominated with a focus on public access and enjoyment of the scenery and heritage. • Better quality pedestrian and cycling connections with Loch Lomond Shores, the village centre and Balloch Castle Country Park (see actions 3, 7 and 11). Action • Design and implement public realm, pedestrian access and shoreline improvements around the Pierhead and towards Drumkinnon Bay and West Riverside (including managing vegetation to open up views of the loch) (see action 7). • Restore public access to the Maid of the Loch - in the short term as a static heritage attraction with cafe, and in the medium term to carry passengers on the loch from the pier. • Waterbus link across the mouth of the River Leven to Balloch Castle Country Park. • Water safety improvements for swimmers, paddlers and users of non-motorised craft. • Move jet skis and speedboats away from busy public areas (Drumkinnon Bay, Pierhead and Balloch Park), e.g. to private marinas. • Implement operational improvements for organisations and users, as initiated by the National Park and Loch Lomond Rescue Boat. • Co-ordinated visitor marketing and management (see actions 3, 9 and 18). • Establish a business voice for the village as a whole, working with Loch Lomond Shores / village centre businesses (see actions 3 and 18 and section 6). Key players • National Park • West Dunbartonshire Council • Loch Lomond Steamship Company • Wild Highlands Coffee House • Loch Lomond Rescue Boat • Other organisations at the Pierhead Page 92
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5 River Leven Ambition • Safety of passenger vessels, private craft and members of the public. • Improved public access along river banks, including nature and heritage interpretation. Action • Water safety improvements: signage/information, lifebelts, escape ladders. • Continue to remove abandoned vessels and retain clear passage for passenger vessels. • Continue to replace swing moorings for private craft with pontoons. • Lighting along riverside paths and at the Stuckie Bridge (see action 7) • Power supply and waste management for pontoons. • Implement the community-led Leven Line access, biodiversity and heritage improvements. • Protect and enhance water quality and protected fish species (e.g. salmon and trout). • Explore potential to generate hydropower from River Leven Barrage below Lomond Bridge. Key players • West Dunbartonshire Council • National Park • Sweeney’s Cruises • Balloch, Leven and Sandbarr Cruising Clubs • Scottish Water • Sustrans • Leven Line • Loch Lomond Angling Improvement Association Page 93
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6 Drumkinnon Wood Ambition • This area of Ancient Woodland - meaning that it been continually wooded since at least 1750 - has now been saved thanks to rejection of the Lomond Banks commercial leisure proposals by the National Park and the Scottish Government. • Drumkinnon Wood (see Map 5 adjacent) should now be retained in perpetuity in accordance with National Planning Framework 4: Policy 6, and managed to maximise nature restoration with community involvement. Action • Active management of the woodland to ensure its long term retention and to maximise nature restoration, with appropriate public access. • Agree ownership and management arrangements with community participation. • Co-ordinate management with other nearby green spaces, e.g. West Riverside. Key players • Scottish Enterprise • Woodland Trust • Loch Lomond South Community Development Trust • National Trust for Scotland • NatureScot • National Park Map 5 Drumkinnon Wood Page 94
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7 West Riverside & Pier Road Ambition • Rejection of the the inappropriate Lomond Banks commercial leisure development proposals by the National Park and the Scottish Government creates an unmissable opportunity to improve this long neglected area in line with this Plan’s vision of nature restoration and community wealth building. • It lies between the River Leven and Pier Road, extending from near Balloch Road to the Pierhead. Largely comprising former rail sidings and riverside native woodland, much of it was landscaped after the railway closed in 1986. • The area is critical - not as a development site, but as a vital connection between Loch Lomond Shores / the Pierhead and the village centre, railway station and Balloch Castle Country Park. But the poor quality of paths, signage and visitor infrastructure means that it functions more as a barrier than a connection. • Our alternative scenario revolves around: ‣ Creating an attractive green connection between the village centre / railway station and Loch Lomond Shores / the Pierhead for visitors and residents alike. ‣ Sensitively improving visitor facilities and views of the river in ways which respect biodiversity and flood risk. ‣ Enhancing nature and heritage. Action • Terminate the conditional missive between Scottish Enterprise and Flamingoland, and progress alternative ownership / management models with community participation, including Community Asset Transfer. • Take forward the West Riverside Walk proposals from the 2016 Balloch ‘charrette' (see image overleaf, from pages 33-34 of the 2016 report), to create a visible, safe, well-lit walkway between the village, Pierhead and Loch Lomond Shores, with kiosks for cafe, bike hire etc (see also action 5). • Improve the non-pedestrian connection between the railway station, Pierhead and Loch Lomond Shores along the Pier Road corridor. For example, electric shuttle bus and trishaws (see also actions 8 and 17). • Create high quality, publicly accessible open space for residents and visitors which respects the natural environment and becomes flexible, low-impact venue for community markets, festivals, pop-up learning spaces, and cultural events, all developed in line with this Plan’s strategic principles (see section 5). • Create a community-run motorhome aire behind the old station building (see action 8), complementing existing higher-spec facility at Lomond Woods Holiday Park. Key players • National Park • Scottish Enterprise • West Dunbartonshire Council • Loch Lomond South Community Development Trust • Balloch Cruising Club • Leven Cruising Club • Sandbarr Cruising Club • Sweeney’s Cruises above Current view of West Riverside walkway below Proposed view see next page for larger image Page 95
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Visualisation of West Riverside walkway proposal and cafe kiosk Courtesy of 7N Architects, from pp33-34 of 2016 report Page 96
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8 Old station building & station plaza Ambition • A welcoming hub in the heart of the village based around the railway station and cruise boat slipway, including a new community space in the old station building (vacant tourist information centre) - similar to Midsteeple Quarter, Dumfries, funded by Scottish Enterprise’s sister agency South of Scotland Enterprise • The old station building brought back into use as a community hub incorporating visitor information and enterprise support. It should be a welcoming and inclusive space that supports community development, tourism and economic growth. • Signposting and wayfinding to Loch Lomond, the village centre, Balloch Castle Country Park etc. • Safe interaction between varied users in a small area: pedestrians, visitors, cyclists, local residents, cruise passengers, coaches etc. Action • Complete Community Asset Transfer of old station building from Scottish Enterprise, and redevelop as a community-led community/ visitor hub incorporating visitor information and enterprise support, in line with Loch Lomond South Community Development Trust proposals (see action 16). • Upgrade passenger cruise facilities as proposed by Sweeney’s Cruise Company. • Improve signage and wayfinding from station / old station building to village centre (including cleaning bridge), public toilets, Balloch Castle Country Park, Loch Lomond, West Riverside, Pierhead and Loch Lomond Shores (see action 14). • Create a community-run motorhome aire behind the old station building (see action 7), complementing existing higher-spec facility at Lomond Woods Holiday Park. Key players • National Park • Scottish Enterprise • West Dunbartonshire Council • Sweeney’s Cruise Company • Loch Lomond South Community Development Trust • Sustrans • Scotrail Birnam Arts Birnam Arts combines community and visitor facilities in one repurposed historic building in the village centre. For 25 years it has acted as a community space, visitor destination and a gateway to Highland Perthshire. Its much-loved facilities include the village library, community spaces, auditorium for music and events, cafe, gallery, shop, exhibition space and garden. Image courtesy of Birnam Arts Example from elsewhere Page 97
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9 Village centre Ambition • The bustling commercial heart of the community: more activity and colour, fewer empty units, better facilities, and greater range, quality and interest for locals and visitors alike. • Better connected to the railway station, Loch Lomond Shores / Pierhead and Balloch Castle Country Park. Action • Improve signage and wayfinding between village centre and public toilets, the railway station, Balloch Castle Country Park, Loch Lomond, West Riverside, Pierhead and Loch Lomond Shores (see action 14). • Ensure public toilets are consistently open consistently, with improved disabled access and better signposting from the village centre (see action 16). • Bring empty ground floor units opposite Balloch House into beneficial community use. For example, a short-term lease as temporary community space pending conversion of old station building or shops/offices (see actions 8 and 16). • Establish a business voice for the village as a whole, working with Loch Lomond Shores/ Pierhead businesses (see actions 3, 4 and 18). • Co-ordinated marketing and management (see action 18). Key players • National Park • West Dunbartonshire Council • Local businesses above Closed public toilets at bus station below Empty units opposite Balloch House Image courtesy of Google Streetview left Colourful banners on Balloch main street to celebrate the local community, 2025 Page 98
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10 Moss o’Balloch Ambition • Turn this much loved but underused space into a park with planting, community gardening, recreation facilities and event space. • Bring back the Highland Games! • Improve connections to the loch and Balloch Castle Country Park, for example by opening up views of the loch through selective thinning of vegetation. Action • Design/feasibility study to upgrade the grassy areas between the play area and the slipway / second car park. • Programme events and activities year-round to increase footfall and support the local economy. • Selective thinning of vegetation on west side to open up view of river towards the loch and mountains. • Signage from car parks and play area to public toilets (see actions 14 and 16). Key players • West Dunbartonshire Council • National Park • Balloch Castle Country Park Regeneration Group Colquhoun Square, Helensburgh Redesigned high quality public space with hard surfaces for markets & outdoor events, gardens, free outdoor museum, seats and traffic calming Balloch Highland Games, Moss o’Balloch Courtesy of West Dunbartonshire Council Images courtesy of Helensburgh Festivals Example from elsewhere Page 99
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11 Balloch Castle Country Park With over two hundred acres of woodland, parkland, burns, beaches and not one but two castles, all situated on the bonnie banks of the world-famous Loch Lomond, Balloch Park is a huge asset. Loved by locals and visitors alike, with 1.2 million visiting each year, it offers medieval and 19th century castles and a historic designed landscape; a huge range of woodlands and habitats, including red squirrels; stunning views over Loch Lomond; access to the loch; and a proud cultural history of the local community and people of Glasgow securing the Park for public benefit in 1916. Yet despite it being a much-loved destination for visitors and locals, there is an air of jeopardy over the Park. Public spending cuts mean that the local authority struggles to keep on top of investment. Images courtesy of Balloch Castle Country Park Regeneration Group Page 100
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Ambition • A key element of Balloch’s gateway to Loch Lomond and the National Park, and a destination in its own right for visitors & locals. • Significant heritage asset with an important role to play in the identity, wellbeing and long-term economic potential of the community. • Repair and reopen the A-Listed historic 19th castle for income-earning facilities for visitors and locals. For example: restaurant, education, residential/holiday accommodation. • Conserve the Park’s rich biodiversity and habitats, including managing invasive species. • Improved connections and marketing. • Enhanced interpretation, education and information around the Park. • Income-earning activities in the Park, sensitively managed and located, to complement the existing slipway cafe. • Overall, a long-term, co-ordinated, place-based, partnership approach that prevents further deterioration, and balances heritage and nature conservation with community benefit, environmental stewardship, and sensitive economic activity. Action • Prepare 10 year masterplan and investment plan for the Park, involving a full-time paid project manager. • Information displays about the Park in the entrance foyer to the castle’s public toilets. • More “forest school” use as an outdoor classroom for local children. • Repairs and upgrades to the walled garden, promoting traditional skills and training. • Implement Woodland Management Plan • Conversion of North and South Lodges to residential accommodation or holiday lets. • Better signage to the Park (see action 14). • Electric shuttle bus to village centre, Pierhead and Loch Lomond Shores (see action 17). • Better promotion of the Park on trains, in Glasgow, at Glasgow Airport etc (see action 18). Key players • West Dunbartonshire Council • Glasgow City Council • National Park • Historic Environment Scotland • Balloch Castle Country Park Regeneration Group • Loch Lomond South Community Development Trust • Balloch and Haldane Community Council Chatelherault Country Park Chatelherault Country Park masterplan was prepared by South Lanarkshire Council in 2025. The 10 year vision seeks significant investment in the Country Park, which receives 0.8 million visitors annually. Plans include enhanced visitor centre cafe and conference area, heritage repairs to Listed Buildings, path, play and landscape upgrades. Implementation will proceed in phases as funding becomes available. Beckenham Place Park Beckenham Place Park in Lewisham has been upgraded with major renovation works since the mid 2010s thanks to a partnership between local government, funders and the community. The works included restoration of parkland, gardens, water bodies, buildings, nature & paths. The Park was relaunched in 2019 with a community event attended by 7,000 people. There is now a busy events programme and restoration work continues. Examples from elsewhere Image courtesy of Scottish Construction Now Image courtesy of Lewisham Council Page 101
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12 Dereliction & decay Ambition • Bring derelict and vacant sites back into use, favoured uses being housing for young or vulnerable people, community facilities and enterprise space (e.g. for young people). • See Map 4 (page 20) for locations (also Balloch Castle North and South Lodge, see action 11). Key players • Landowners / developers • West Dunbartonshire Council • National Park • Loch Lomond South Community Dev’t Trust Old station building This prominent building - formerly VisitScotland’s visitor information centre - has lain vacant for a number of years. It needs significant overdue maintenance. The building should be brought into community ownership & repurposed as a community hub with visitor information/enterprise support (see action 8). Balloch Castle This Category “A” Listed building has been closed to the public for a number of years, and is surrounded by temporary security fencing because of its deteriorating condition. It is the centrepiece of Balloch Castle Country Park, a key component of Balloch’s visitor interest with 800,00 visitors a year. The building needs to be repaired and brought back into sustainable use before it deteriorates any further (see action 11). Woodbank House A once-handsome Georgian mansion built in 1776, and a popular hotel in the the 20th century, this Category ‘A’ Listed Building was burnt out in 1996 and has been neglected since. It is on the Buildings at Risk Register and identified in the Loch Lomond and the Trossachs LDP as development site VE4. The 2016 Balloch charrette (page 53) proposed restoration of the House funded and “enabled” in part by sensitive development in its grounds. We would like to see the Listed Building restored to its former glory before any other "enabling" development in its grounds, which should also take account of flooding issues on Old Luss Road. Image courtesy of Balloch Castle Country Park Regeneration Group Image courtesy of Hole Ousia Page 102
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Commercial units, Balloch Road The empty ground floor units opposite Balloch House have never been occupied and should be brought into use. For example, a short-term lease as community space pending conversion of old station building (see actions 8 and 16). Former Balloch Library The former library on Carrochan Road has been demolished since the photograph was taken. Planning consent has been granted for residential development on the cleared site. East of Levenbank Terrace Vacant ground east of Levenbank Terrace, allocated for new housing in West Dun. Local Development Plan (site H2(30)). Elmtree House, Dalvait Road Ground floor and adjacent gap site. Former Stables Bar/restaurant Site of demolished premises on Carrochan Rd. Former Jamestown Parish Church Situated prominently on Jamestown’s Main Street between Balloch and Bonhill, the church was built in the late 1860s and closed in 2019. Former Rowantree Tavern Opposite the former Parish Church (above) on Jamestown’s Main Street, this pub has been closed for a decade or more. Image courtesy of Thomson Property Image courtesy of Google Maps Image courtesy of Google Maps Image courtesy of Google Maps Image courtesy of Google Maps Page 103
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13 Infrastructure & safety Ambition • Our infrastructure should be able to handle the pressure placed on it by residents and visitors. • Tackle perennial issues of anti-social behaviour during warm summer weather. Action • Tackle congestion and parking issues linked to seasonal visitor traffic, before further significant development takes place - particularly A82 Stoneymollan roundabout, A811 / Loch Lomond Shores (LLS) roundabouts, and availability of Loch Lomond Shores overflow car park for free public use (see action 3). • Continue to implement and review Operation Balloton to manage peak influxes of summer visitors. • Consider one-way traffic along Balloch Road from rail station to bus station (see image above right) - to reduce traffic, improve safety, ease congestion, reduce pollution & provide space for outdoor seats etc • Address outstanding infrastructure maintenance issues such as Pier Road (flooding and lighting), Stuckie Bridge (lighting), Mollanbowie Estate (road surfaces), Ballagan Burn (erosion by former library). • Put in place a strategy to improve litter management, which should include bin provision and maintenance. Key players • Landowners • West Dunbartonshire Council • National Park • Loch Lomond Shores • Scottish Enterprise • Transport Scotland A811/ LLS roundabout courtesy of Robert Mair Balloch Road courtesy of Google Maps A82 at a standstill courtesy of Dumbarton Reporter Page 104
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14 Paths & signage Ambition • Being able to move around the community easily and safely without a car is essential for residents and visitors alike. It is a vital part of community life and our role as an international visitor destination. • Paths that are well-maintained, accessible and safe. • Clear signage to link up different parts of the community for locals and visitors. • A heritage/nature trail within the village and extending to other destinations, such as the John Muir Way and the Leven Line towpath to Alexandria. Action • Design and implement signage and wayfinding strategy, connecting Balloch Park, public toilets, the village centre, railway station, Pierhead, Loch Lomond Shores and the Vale of Leven. • Create nature/heritage trails using local path network, including the River Leven towpath / Leven Line (see action 5), in Balloch Park (see action 11), the National Cycle Network, John Muir Way, Three Lochs Way, Core Paths in West Dunbartonshire and the National Park, and other paths and trails in and around Balloch and Haldane. • Improvements should include drainage and surfacing, lighting, signage and waymarking, interpretation, promotion and organised walks. Key players • Landowners • West Dunbartonshire Council • National Park • Walk Wheel Cycle Trust (formerly Sustrans) Page 105
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15 Landscape setting Ambition • Protecting the community’s landscape setting is vital to delivering the vision in section 1. This will involve action on the hills and muirs above the Vale, next to our Community Council area. Action • No new residential development on Green Belt or Countryside outwith the built-up area, except development sites already allocated in existing Local Development Plans. This request includes the fields between Mollanbowie Road and Stirling Road, and extends beyond the Local Place Plan / Community Council boundary, which is close to the built-up area on the east side (see Map 4, page 20). This is to avoid damaging the community’s landscape setting and because of concerns over sewerage capacity and public services (particularly health care). • Any new windfarms should provide community benefit in the form of an ownership share rather than grant funding. • New windfarm developments should not adversely affect the skyline and setting of the community’s location as a gateway to the National Park and Loch Lomond. This includes the hills and muirs east and west of the Vale of Leven, and the hills forming the skyline around Loch Lomond when viewed from Balloch (see Map 6 on right). Please note that this request relates to land outwith the Place Plan area in West Dunbartonshire, Argyll and Bute, and Loch Lomond and the Trossachs National Park). Key players • West Dunbartonshire Council • National Park • Argyll and Bute Council • Balloch and Haldane Community Council • Landowners Map 6 Landscape setting Page 106
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16 Community life Ambition • A multipurpose community centre which can provide indoor space for people of all ages to gather and meet, activities, and groups. We do not have a building that fulfils those essential purposes. • A thriving and well-supported eco-system of voluntary community groups to sustain community life. • More opportunities for young people, to build on the excellent Your Vale, Your Future 3-year initiative led by Vale of Leven Academy and its feeder schools. This could include, for example, involving young people from Haldane Youth Services and schools working with the Community Development Trust and Community Council to establish a Youth Forum for young people to shape their future; and a youth space and cinema nights in the proposed new community centre. • Accessible, reliable, signposted network of public toilets, given our status as an international tourist destination. The toilets at the bus station are too often closed and have poor disabled access. • Resolving issues with the provision of healthcare / patient care at the Vale of Leven Hospital, our main primary healthcare location (in Alexandria). • Upgrade play areas. Action • Implement proposal for community hub in the old station building incorporating visitor information and enterprise support (see action 1.8). Other possible temporary locations include one or more empty units on Balloch Road opposite Balloch House (see actions 9 and 12), or the Gateway Centre at Loch Lomond Shores (see action 2). • Move to more stable financial support for local community organisations which provide essential services, for example 3-5 year funding packages for organisations like Haldane Youth Services, Dumbarton District Women’s Aid, Lomond Community Pantry, Loch Lomond Rescue Boat, Loch Lomond South Community Development Trust and others. • Establish Balloch and Haldane Youth Forum or similar to create more opportunities for young people to shape their future. • Retain and upgrade toilets in terms of accessibility, opening times and signposting, particularly those at the bus station near the village centre. • Continue to improve services and facilities at Vale of Leven Hospital. • Rolling programme of play area upgrades throughout the community. Key players • West Dunbartonshire Council • West Dunbartonshire CVS • Loch Lomond South Community Dev’t Trust • Balloch and Haldane Community Council • Vale of Leven Trust • National Park • NHS Greater Glasgow and Clyde • West Dunbartonshire Health and Social Care Partnership above Vale of Leven Hospital courtesy of wfmillar below Haldane Youth Services see page 13 Page 107
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17 Public transport Ambition and action • Safe, convenient bus connections between Balloch and Haldane, to the rest of the Vale, Dumbarton, Clydebank and Glasgow for essential daily needs, including evenings and weekends for the night-time and weekend economies. • More reliable and better quality rail service. • Tackling anti-social behaviour on buses and trains. • Electric shuttle bus linking Balloch Castle Country Park, village centre, Pierhead and Loch Lomond Shores. Key players • West Dunbartonshire Council • SPT • Scotrail • National Park • Police Scotland / British Transport Police Image courtesy of Daily Record Page 108
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18 Destination marketing Ambition • Co-ordinated year-round destination marketing for everything the village has to offer, to replace the recently terminated Love Loch Lomond branding. • Establish a voice for the local business community, including the village centre, Loch Lomond Shores / Pierhead and other parts of the village. Action • Develop destination marketing strategy to replace the now-ceased Love Loch Lomond, covering: ‣ The whole community. ‣ Events programming. ‣ Year-round visitor offer. ‣ Social media. ‣ Visitor information at key locations including Glasgow city centre stations, Glasgow Airport, and brown signage on trunk road network (out of date for Balloch). • Establish a business forum open to all businesses in Balloch - from homeworkers to large companies, from Haldane to Cameron House - to act as a forum for discussion, a voice for local business, and potentially to organise destination marketing. Key players • Local businesses • National Park • West Dunbartonshire Council • Visit Scotland • Historic Environment Scotland • Scotrail • Transport Scotland • Glasgow Airport Page 109
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7 Next steps This Local Place Plan has set out a vision and actions for the renewal of Balloch and Haldane in ways which will benefit not only the local community, but also the Vale of Leven, Loch Lomond and the Trossachs National Park, and Scotland as an international visitor destination. Turning this Plan into reality will need everyone to work together for common purpose. If we don’t do that, the Plan simply will not happen. But the prize is immense. The Scottish Government’s February 2026 decision to uphold the National Park’s rejection of the Lomond Banks commercial leisure proposals represents an opportunity for all of us. It opens the door to a future for Balloch and Haldane which is in tune with the National Park’s statutory aims, national planning policy, the government’s community wealth building agenda, and community aspirations for sustainable locally-led solutions. Everybody wins. The first step is for us all to establish a way of working together. Page 110
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Balloch 2030 The one thing that needs to happen to trigger this Plan’s implementation is to establish a strategic delivery group - to which we’ve given the working title of Balloch 2030. Membership of the group needs to encompass public, private and community organisations referred to throughout this Plan - including the National Park, West Dunbartonshire Council, Scottish Enterprise, Loch Lomond South Community Development Trust, Balloch and Haldane Community Council, and Balloch Castle Country Park Regeneration Group as a minimum. Other organisations could be involved too, for example young people (through local schools and/ or Haldane Youth Services) and the business forum proposed in action 3.3. The role of the group should be to champion, monitor and be accountable for overall delivery of this Plan. It should act as a leadership group rather than an executive group, supporting and challenging each other to secure the necessary resources and support to deliver the actions in the Plan. Part of that should be to support each other to gain more resources and capacity, particularly volunteer-run community bodies who need paid support. The group should operate according to the ethos of the Place Principle (see section 4), placing the Plan and its delivery at the forefront of place- based collaborative delivery. Planning policy and development management Not all of this Plan’s aspirations relate to statutory land use planning. But it does contain some proposals which we hope will be supported by the National Park and West Dunbartonshire Council (a) as they prepare their new Local Development Plans and (b) in determining planning applications and exercising other regulatory powers. Suggestions for the new Local Development Plans are summarised in the table on the next page, which includes reasons as required by Schedule 19 of the Planning (Scotland) Act 2019. Page 111
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Suggestions for Local Development Plans LLT LDP = Loch Lomond & Trossachs Local Development Plan WD LDP = West Dunbartonshire Local Development Plan Suggestion Reasons LLT LDP WD LDP Details A Embed this Plan’s vision and strategic principles in both Local Development Plans To deliver NPF4, the National Park’s statutory aims, and the Scottish Government’s community wealth building agenda ✅ ✅ Sections 1 and 5 B Identify Gateway Centre at Loch Lomond Shores as priority for reuse for visitor or community purposes To help deliver the National Park Partnership Plan’s outcomes ✅ Action 2 C Long-term aspiration to repurpose Loch Lomond Shores towards a destination built around landscape, natural and heritage To reflect the sharpened focus on tackling climate change in NPF4 and the National Park Partnership Plan’s outcomes ✅ Action 3 D Implement Pierhead public realm, pedestrian access and shoreline improvements and towards Drumkinnon Bay and West Riverside To help deliver the National Park Partnership Plan’s outcomes ✅ Action 4 E Improved public access along River Leven banks, including nature and heritage interpretation To help deliver the National Park Partnership Plan’s outcomes and improve public access ✅ ✅ Action 5 F Explore potential to generate hydropower from River Leven Barrage below Lomond Bridge To contribute to tackling the climate emergency ✅ ✅ Action 5 G Retain and enhance Drumkinnon Woods To deliver NPF4 and the National Park Partnership Plan’s outcomes ✅ Action 6 H Designate West Riverside and Pier Road as an attractive green connection between the village centre / railway station and Loch Lomond Shores / the Pierhead, sensitively improving visitor facilities and views of the river in ways which respect biodiversity and flood risk, and enhancing nature and heritage To deliver NPF4 and the National Park Partnership Plan’s outcomes ✅ Action 7 I Identify land immediately north of the old station building for a community-led motorhome aire To improve visitor accommodation and generate community income ✅ Actions 7-8 J Repurpose old station building as a community hub incorporating visitor information and enterprise support To provide much-needed community space and visitor information ✅ Actions 8 and 16 K Improve interaction between transport modes at rail station / cruise boat slipway To improve safety ✅ Action 8 Page 112
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L Temporary use of vacant ground floor units at Balloch Road as community space To provide much-needed community space and visitor information ✅ Action 19 M Improve Moss o’Balloch as a flexible public space To improve the local economy ✅ Action 10 N Restoration and enhancement of Balloch Castle Country Park, including heritage and nature conservation To help deliver the National Park Partnership Plan’s outcomes ✅ Action 11 O Identify key derelict sites and buildings to be brought back into use To conserve the historic environment, improve health and wellbeing, and support the local economy ✅ ✅ Action 12 P Improve traffic management around the A82 Stoneymollan roundabout and A811 McDonalds roundabouts To tackle congestion, improve health and wellbeing, and support the local economy ✅ Action 13 Q No new residential development on Green Belt or Countryside outwith the built-up area, except development sites already allocated in existing Local Development Plans. This request extends beyond the Local Place Plan / Community Council boundary, which is very close to the built-up area on the east side. To avoid damaging the community’s landscape setting and because of concerns over sewerage capacity and public services (particularly health care) ✅ ✅ Action 15 R Any new windfarms should provide community benefit in the form of an ownership share rather than grant funding To support community development and implementation of this Plan ✅ ✅ Action 15 S New windfarm developments should not adversely affect the skyline and setting of the community’s location as a gateway to the National Park and Loch Lomond, including the hills and muirs east and west of the Vale of Leven, and the hills forming the skyline around Loch Lomond when viewed from Balloch (see Map 5, p.38). To protect the National Park against adverse impacts as required by NPF4 Policy 11(d) and Policy 4, and to apply the precautionary principle as required by NPF4 Policy 4(e) ✅ ✅ Action 15 T Retain and enhance public toilets at the Pierhead, bus station and Balloch Castle To support the local economy and for health and wellbeing ✅ Action 16 Suggestion Reasons LLT LDP WD LDP Details Page 113
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Balloch and Haldane Local Place Plan | submission statement 1 Supporting statement to accompany submission of Balloch and Haldane Local Place Plan for registration Submitted to Loch Lomond & the Trossachs National Park Authority and West Dunbartonshire Council, 3 June 2026 0. INTRODUCTION This statement accompanies Balloch and Haldane Community Council’s submission of Balloch and Haldane Local Place Plan for registration. The Local Place Plan can be downloaded from bit.ly/BallochHaldaneLPP or www.planballochhaldane.net. The Plan and this statement have been prepared in accordance with: • Town and Country Planning (Local Place Plans) (Scotland) Regulations 2021 • Scottish Government Planning Circular 1/2022: Local Place Plans The proposed Plan covers Balloch and Haldane Community Council area, as shown in Map 2 on page 7 of the Local Place Plan. The Plan is a manifesto to revitalise the busiest gateway to one of Scotland’s most iconic places - Loch Lomond - which in turn will have benefits for Balloch, Haldane and the wider Vale of Leven. The aims of the Plan are to: 1. Support community action - for example, helping us to access funding and resources (including windfarm community benefit funding) by evidencing community support and links to national policy agendas. 2. Improve public services - as an evidence base to inform decision-making on transport, planning, facilities, infrastructure and other services. 3. Demonstrate consensus - on agreed community priorities, so that we can quickly move to action when resources and support become available. The Plan contains a vision and actions for Balloch and Haldane. It has been generated through community engagement during 2025 and early 2026. The story of how the plan was developed is described at www.planballochhaldane.net This submission statement contains the following sections: 1. Contact details for the Community Council. 2. Evidence of meeting the requirements for consulting on the Local Place Plan. 3. Statement explaining of regard given to the National Planning Framework and Local Development Plans in preparing the Local Place Plan. 4. Explanation of the Community Council’s view of the level and nature of support for the Local Place Plan. 5. Statement explaining how Local Development Plans should be amended. ITEM 7 - APPENDIX 2 Page 115
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Balloch and Haldane Local Place Plan | submission statement 2 1. CONTACT DETAILS Balloch and Haldane Community Council: info@ballochhaldanecc.com 2. STATUTORY INFORMATION NOTICES The statutory Information Notice and proposed Local Place Plan were emailed on 10th March 2026 to all of the Ward Councillors and adjoining Community Councils listed below, and shown on the map beneath: 1. Councillors for West Dunbartonshire Ward 1 (Lomond): • Cllr Jonathan McColl • Cllr Martin Rooney • Cllr Hazel Sorrell 2. Adjoining Community Councils: • Alexandria Community Council • Bonhill and Dalmonach Community Council • Kilmaronock Community Council • Luss and Arden Community Council Those emails constituted the Information Notices required to comply with Section 4 of the Town and Country Planning (Local Place Plans) (Scotland) Regulations 2021. Copies are attached to this statement as Appendices. Page 116
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Balloch and Haldane Local Place Plan | submission statement 3 3. REGARD GIVEN TO EXISTING PLANS In preparing the Local Place Plan, the community has had regard to the statutory Development Plan: • National Planning Framework 4 (NPF4) • West Dunbartonshire Local Plan 2010 (the adopted Local Plan) • West Dunbartonshire Local Development Plan 2020 • Loch Lomond and the Trossachs National Park Local Development Plan 2016 The Plan has also had regard to other national and local policies, as outlined in section 4 of the Local Place Plan. (NB: there are no Locality Plans covering the Local Place Plan area.) The Local Place Plan aims to deliver these various plans’ agendas at the local level, as explained in sections 1, 4 and 5 of the Plan - particularly community wealth building, sustainable economic growth, social inclusion and nature restoration. We hope that national / local government and public agencies will support delivery of this Plan because it will help them to deliver their policy agendas, not only for Balloch and Haldane but for the wider area and indeed Scotland as a whole. That is because of our community’s critical location as the primary gateway to Loch Lomond and the National Park. 4. SUPPORT FOR THE LOCAL PLACE PLAN For more information on the community engagement process used to develop the Local Place Plan, along with the levels of participation, please refer to section 3 of the Plan and the dedicated website at www.planballochhaldane.net (which contains a narrative describing the community engagement process). The Community Council is satisfied that the Local Place Plan provides an accurate and evidence-based view of local residents’ views. The Community Council’s view of the level and nature of support for the Local Place Plan, based on the community engagement detailed in the Plan, is that it is satisfactory for the Plan to be registered. 5. AMENDMENTS TO THE LOCAL DEVELOPMENT PLAN The Plan contains suggestions for future reviews of planning policy. These are contained in section 7 of the Plan (pages 44-45), together with reasons as required by Scottish Government Circular 1-2022: Local Place Plans (paragraphs 32-33). We trust that the Council and the National Park authority will find our suggestions helpful, along with those from other communities, as they develop their Local Development Plans. We would be happy to discuss our suggestions in more detail. We would be grateful if you could also make colleagues and organisations aware of how they might assist in delivery of the Plan, as outlined in sections 1, 6 and 7 of the Plan. APPENDICES (overleaf) Copies of the Information Notices to local Councillors and adjoining Community Councils. Page 117
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Balloch & Haldane Place Plan – June 2026 and Supporting Statement No. Submission requirement Circular paragraphs Status Notes 1 A copy of the finalised Local Place Plan The plan was submitted for registration on the 3rd June 2026. The LPP should contain the following elements 2 A statement identifying the Community Body that has prepared the plan and its written constitution? Paras 12-17; 37; 40 The acknowledgement note (page 2) indicates this plan has been initiated by Balloch and Haldane Community Council. No constitution is required to be provided by community councils. 3 Map of the Boundary of the Local Place Plan. Paras 37; 41; 43 Map 2 (page 5) indicates the Local Place Plan Boundary. 4 A statement of the Community Body’s proposals. Paras 18-21; 41- 45 Section 6 Actions sets out the community body’s proposals. 5 An additional Map identifying specific sites/locations detailed in the Community Bodies proposals. Paras 41-45 “Map 4 Actions” identifies the specific sites/locations associated with proposals. 6 A statement explaining how the Local Place Plan has regard to the Local Development Plan, National Planning Framework and any applicable Locality Plans. Paras 25-31; 68- 69 This information is set out in section 4 Policy Context and within the supporting information submission. 7 A statement explaining how the proposals in the LPP align with, or differ from, the relevant policies and development proposals in the plans in 6 above, and why it considers that the Local Development Plan should be amended in light of this. Paras 32-35; 70 Suggestions for Local Development Plans and Reasons are provided pages 44 and 45. ITEM 7 - APPENDIX 3 Page 121
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Evidence of compliance with the requirements of regulation 4. 8 A copy of the pre-submission Information Notice evidencing of compliance with the required contents. Paras 54-58 This is provided in the supporting statement. 9 Records of when and to whom the Information Notice was sent (required local councillors and community councils). Paras 49-53 These details are provided in the supporting statement. Additional information that needs to be submitted. 10 Documents confirming the status of the Community Body, and a statement showing compliance with the definition of a Community Body (see Appendix 1 of Part 1 of this Guide). Paras 61-65 N/A Community Councils aren’t required to do this. (Para 62) 10 Contact details Para 65 This is provided in the supporting statement. 11 Evidence of level of community support for the Local Place Plan and how CB reached that view. Paras 71-73 An overview of this is set out in chapter 3 and Appendix 1 to the LPP which is linked. 12 Copies of additional relevant documents as appropriate. Paras 74-76 Links have been provided for all documents cited. Page 122
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WEST DUNBARTONSHIRE COUNCIL Report by the Planning, Building Standards and Environmental Health Manager Planning Committee: 5th August 2026 ___________________________________________________________________ Subject: Planning Charging Charter 2026 1. Purpose 1.1 The purpose of this report is to seek approval of the 2026 Planning Charging Charter to reflect recent changes to planning fees as approved by Full Council as part of the budget setting for 2026/2027. 2. Recommendation 2.1 It is recommended that Planning Committee approves the 2026 Planning Charging Charter to be published on the Council’s website. 3. Background 3.1 The Town and Country Planning (Fees for Applications (Scotland) Regulations 2022 set out that alongside statutory fees Planning Authorities were able to charge a range of discretionary fees. Some, such as preapplication advice, can be set at the local level, whilst others, such as fees for Non-Material Variations, have their fee set in the regulations and the discretion is around implementing the charge or not. Since its introduction in 2022, all fees set out in the regulations have been subject to an annual inflationary uplift and in 2025 new fees for Local Review Bodies and appeals to The Department of Planning and Environmental Appeals have been introduced. 3.2 At its meeting of 4th March 2026, Council agreed the management adjustments noted in appendix 3 of the General Services Budget Setting 202627 and 20278 Report to be used to set the General Services revenue budget in 2026/2027. This included option 2627 RR06. This option set out a review of income generation and savings associated with fees, in addition to the standard 5% annual uplift. Relevant to the Planning Charging Charter This included: • Review Planning Preapplication Service and Associated Fees (£4,500) • Statutory Local Review Body Fees (£1,500) • Stopping Up Orders (£2,000) 4. Main Issues ITEM 8 Page 123
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Review Planning Preapplication Service and Associated Fees 4.1 Since the approval of the Council report, officers have been conducting a review of the preapplication charging. Some fees have been subject to only the standard 5% uplift, whilst others have been amended. The full proposed Charging Charter is set out at Appendix 1. . 4.2 The main change is around residential and commercial applications, with an additional tiers of advice to better reflect differing scales of proposals and to reflect the addition fees for reviews. A summary table is provided below. Current Provision Current Fee Change Comment Pre-application advice (Framework) £3,638 None Already subject to annual uplift Preapplication advice on Local developments £605 Split into different categories see below - but remaining as a general category Already subject to annual uplift Preapplication advice on single houses £181 None Already subject to annual uplift Preapplication advice on commercial developments up to 500sqm £181 Increase to £216 To reflect differing scales of development Preapplication advice for householder developments £120 None Already subject to annual uplift Preapplication advice for advertisement proposals £120 None Already subject to annual uplift Request for Non- Material Variation £247 None Fee set in regulations Compliance/Discharge of conditions £124 None Fee set in regulations Retrospective applications Fee calculated in accordance with fee regulations, plus 25% None Already at maximum surcharge as set in regulations Local Developments – Residential (2-9 units) £605 £605 New category Local Developments Residential (11-49 units) £605 £692 New Category Major Developments £3,638* £1,091 New Category Page 124
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Fees for Local Review Bodies £0 £varies depending on proposal Fees set in regulations on a sliding scale to reflect proposal. * Major Developments currently reviewed through the Preapplication framework route 4.3 The residential categories have been altered to better reflect the differing scale and complexity between, for example, a smaller 2 unit development and larger 49 unit development, that previously may have been charged the same fee of £605. This excludes development that may have been suitable to be addressed via the Preapplication Framework route. 4.4 In addition, a new category for Major Developments has been introduced. This is to reflect less complex major applications that do not require to be considered via the preapplication framework route. This could include for example, discussions around any smaller scale amendments to a layout, that could not be considered non-material, or discussions around a Section 42 application to alter or remove a condition. Officers will provide advice to applicants prior to an application for advice being made to ensure that the most suitable preapplication type is applied for. 4.5 There are no changes proposed to any current exemptions. For clarity the following exemptions are current set out. • Advice relating to works or alterations to improve access, safety, health or comfort for a disabled person at their home – Note the statutory fee for a planning application is waived in regulations. • Advice relating to works or alterations to proposals that in the opinion of the Planning Authority are demonstrated to support the Council’s food growing strategy – allotments or food banks/hubs – Note that this also extends to any planning application. • Preapplication advice for Community Councils – Note that planning application fees are also reduced by half. Whilst it is not explicitly stated in the current Charging Charter, for the avoidance of doubt, the Proposed Charging Charter also sets out that preapplication advice relating to works that require only Listed Building Consent or Conservation Area Consent area also exempt from fees. The Charging Charter set out in Appendix 1 clarifies that where the statutory fee would be waived, the preapplication fee would also be waived. The Charging Charter does not set out all the exemptions set out in regulations, only those that are in the control of the Planning Authority. 4.6 As part of the review of these fees, regard was given to the current fee charges and a comparison was carried out with neighbouring Glasgow City Region authorities, as well as Argyll and Bute Council, Falkirk Council, Stirling Council and Loch Lomond and the Trossachs National Park. Preapplication advice and charges for such advice vary considerably across the authorities, Page 125
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however, where there are similar charges, the proposed charges are comparable and reflect the types of developments and level of service we can offer. Preapplication advice is generally a well-received service and officers wish to continue to support prospective applicants adequately whilst ensuring that such discretionary activities are resourced sufficiently. Statutory Local Review Body Fees 4.7 Local Review Body fees have a number of exemptions already included in legislation, such as reviews of an application concerning the access for a disabled person and reduced fees for applications by Community Councils. It is open for authorities to consider any further exemptions. In line with existing exemptions around applications for food growing, it is proposed to also extend this exemption to any appeal considered by the Local Review Body. Stopping Up Orders 4.8 Stopping Up Orders are a new charge for 2026/2027. Whilst numbers are small, such applications are currently free and present a cost to the authority in terms of the administration process and required advertising fees. Available data would suggest that many authorities do not charge for this process, or recharge only the cost of the advert. Glasgow City Council would seem to be an exception to this and advertise a flat fee of £1,992. Given the small number of orders processed and lack of direct comparison to other authorities, it is considered that the cost of the advert, plus 10% to account for staffing and other administrative costs related to placing an advert represents an appropriate cost recovery level. Conclusion 4.9 In conclusion, it is considered that the Proposed Charging Charter presented at Appendix 1 fulfils the requirements of the Council’s Budget decision to review income from discretionary planning charges around preapplication advice and reflecting the new statutory provision for charges for Local Review Bodies 5. People Implications 5.1 There are no people implications associated with this report. 6. Financial and Procurement Implications 6.1 The charges set out in the Charging Charter at appendix 1 reflect either the statutory provision set out in regulation or comply with the Council’s Budget decision regarding management adjustment 2627 RR06. 7. Risk Analysis 7.1 The Council is unable to implement any revised charging to comply with the Council’s Budget decision until such time as the revised charges are agreed. Page 126
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Preapplication advice is currently a chargeable service and this review is not considered to present any unacceptable risk to the Council regarding the use of the service. 8. Equalities Impact Assessment (EIA) 8.1 The Equality Impact Assessments for the Council’s Budget Report were reported to Full Council as part of the report on 4th March 2026. 9. Consultation 9.1 Not applicable. 10. Strategic Assessment 10.1 The Charging Charter is considered to be relevant to, and will help deliver, all of the Council’s strategic priorities: • Our Communities – Resilient and Thriving • Our Environment – A Greener Future • Our Economy – Strong and Flourishing • Our Council – Inclusive and Adaptable Michael Mulgrew Planning, Building Standards and Environmental Health Manager Date: 5th August 2026 ___________________________________________________________________ Person to Contact: Michael Mulgrew, Planning, Building Standards and Environmental Health Manager, Michael.mulgrew@west-dunbarton.gov.uk Appendices: Appendix 1: Charging Charter 2026 Background Papers: General Services Budget Setting 202627 and 202728- 2030-31 Budget Estimates – West Dunbartonshire Council – 4th March 2026. Wards Affected: All Page 127
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Official Planning Charging Charter 2026 Category Cost Pre-Application Advice Relating To Planning Applications Local Developments – Residential - Householder £120 Local Developments – Residential - Single House £181 Local Developments – Residential – 2-10 units £605 Local Developments – Residential – 11-49 units £692 Local Developments – Non – Residential up to 500 sqm (including changes of use) £216 Local Developments – Other £605 Major Developments – Non-framework £1,091 Local or Major Developments – Framework £3,638 Other Charges Relating To Planning Applications Requests for Non-Material Variations £247 per request Requests for Compliance/Discharge of conditions £124 per request Retrospective Applications – Where an application for planning permission has been made after works requiring consent have commenced Fee calculated in accordance with fee regulations, plus 25% Pre-Application Relating To Other Consents Advertisement Consents £120 Listed Building Consent – where no works requiring planning consent are required Free Conservation Area Consent – Where no works requiring planning consent are required Free Other Fees Appeals to the Local Review Body As set out in regulations Administration of Statutory adverts for applications under Section 207 or 208 of the Town and Country Planning (Scotland) Act 1997 Cost recovery of the advert, plus 10%. Exemptions • Fees for preapplication advice relating to works or alterations that in the opinion of the Planning Authority are demonstrated to support the Council’s Food Growing Strategy – Allotments or Food Banks/Hubs shall be waived in full. Page 128 ITEM 8 - APPENDIX 1
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Official • Fees for appeals to the Local Review Body relating to works or alterations that in the opinion of the Planning Authority are demonstrated to support the Council’s Food Growing Strategy – Allotments or Food Banks/Hubs shall be waived in Full. • Fees for preapplication advice for applications that would have the fee waived by regulations shall be waived in full. • Fees for requests for non-material variations or requests for Compliance/Discharge of conditions attached to an application that had the statutory fee waived shall be waived in full. Page 129