Mr Tony Coogan: Alterations to Guesthouse to Facilitate Lawful Use of Existing Roof Space as Ancillary Guest House Owner's Accommodation: Greencourt, Benvoullin Road, Oban (26/00434/Pp)
Argyll and Bute Council · 15 September 2026
Back to Planning, Protective Services and Licensing Committee — 15 September 2026 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Argyll and Bute Council Development & Economic Growth Planning Application Report and Report of Handling as required by Schedule 2 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 relative to applications for Planning Permission or Planning Permission in Principle Reference No: 26/00434/PP Planning Hierarchy: Local Applicant: Mr Tony Coogan Proposal: Alterations to guesthouse to facilitate lawful use of existing roof space as ancillary guest house owner's accommodation Site Address: Greencourt, Benvoullin Road, Oban, Argyll DECISION ROUTE ☒Committee - Local Government Scotland Act 1973 (A) THE APPLICATION (i) Development Requiring Express Planning Permission • The installation of two small roof lights to the west and north roof planes. • The installation of a mono pitch dormer window to the east roof plane. • The installation of a double Velux cabrio roof window to the west roof plane. • The installation of gable glazing to the projection to the west roof plane. (ii) Other specified operations • Conversion of existing loft space to form owner's accommodation (ancillary internal works forming part of the lawful use of the property as a Class 7 Guest House) (B) RECOMMENDATION: Having due regard to the Development Plan and all other material considerations, it is recommended that planning permission be granted subject to the conditions and reasons appended to this report. (C) CONSULTATIONS: Area Roads Report dated 19.05.26 advising no objections. The above represents a summary of the issues raised. Full details of the consultation responses are available to view via the Public Access section of the Council’s website.
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 (D) HISTORY: 25/01490/PREAPP – Pre Application Enquiry - loft conversion, new glazing, roof lights and/or dormer windows Pre-app closed. 25/01578/PREAPP – Proposed loft conversion Advice given. 00/00168/CLAWU - Certificate of lawfulness - existing use Granted: 10.05.2020 (E) PUBLICITY: The proposal has been advertised in terms of Regulation 20 and Neighbour Notification procedures, overall closing date 11.06.2026. (F) REPRESENTATIONS: (i) Representations received from: Objections have been received from: Julie Munt, email dated 28.05.2026. Alistair Cakebread, email dated 31.05.2026. Lynn Fisher, email dated 31.05.2026. Mrs Carol Johnston, Morven, Benvoullin Road, Oban, Argyll, PA34 5EF, dated 01.06.2026. Dorothy Whitesmith, email dated 02.06.2026. Dennis Whitesmith, email dated 02.06.2026. Sarah Banks, email dated 03.06.2026. Mrs D D Smith, email dated 03.06.2026. David Fitzsimons, email dated 03.06.2026. Mr Alexander MacLeod, 6 Dalriach Park Terrace, Oban, Argyll, PA34 5EG, dated 14.06.2026. Mrs Margot MacLeod, 6 Dalriach Park Terrace, Oban, Argyll, PA34 5EG, dated 14.06.2026. Representations of Support have been received from: Mrs Claire Rizos, Avalon, Longsdale Road, Oban, Argyll, PA34 5JU, dated 24.07.2026. Mr Brian Morris, 4 Lochnell Road, Dunbeg, Argyll, PA37 1QJ, dated 19.08.2026. Miss Michelle Dunlop, 9A Longsdale Terrace, Oban, Argyll, PA34 5JS, dated 19.08.2026. Mr Duncan MacEachen, Hyskeir Ferry, Croft Road, Oban, PA34 4SX, dated 19.08.2026. Mr Istvan Kovacs, Piako, Connel, Argyll, PA37 1PT, dated 20.08.2026. Mr Lorne Robertson, Tigh Beag, Pulpit Road, Oban, Pa34 4LE, dated 20.08.2026. Mr Roderick Connelly, Hamilton House, Dunollie Road, Oban, Argyll, PA34 5PJ, dated 21.08.2026. Ms Rehana Abd, Flat 3, 4 Stevenson Street, Oban, Argyll, PA34 5NA, dated 20.08.2026.
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Mr Roddy MacEachen, 17 Nant Drive, Oban, Argyll, PA34 4LA, dated 20.08.2026. Miss Robyn Fiddes, 9A Longsdale Terrace, Oban, Argyll, PA34 5JS, dated 20.08.2026. Mr Jonathon Barton, Oakstara, Taynuilt, Argyll, PA35 1HP, dated 20.08.2026. Ms Iona MacDonald, 9A Longsdale Terrace, Oban, Argyll, PA34 5JS, dated 20.08.2026. Ms Gabriella Balint, Flat 1/1 4 Branksome Park, Longsdale Road, Oban, Argyll, PA34 5JZ, dated 20.08.2028. Me MM Sazzard, Flat 3, 4 Stevenson Street, Oban, Argyll, PA34 5NA, dated 20.08.2026. Mr Laszlo Szakacs, Flat 1/1 4 Branksome Park, Longsdale Road, Oban, Argyll, PA34 5JZ, dated 20.08.2028. Representation has been received from: Oban District Access Panel (ODAP), Email dated 31.08.2026. Representations are published in full on the planning application file and are available to view via the Public Access section of the Council’s website. (ii) Summary of issues raised: OBJECTIONS Parking, Traffic and Access, Road and Pedestrian Safety • Concerns regarding insufficient parking provision and increased parking demand arising from the proposal. • Concerns that the proposal would result in additional vehicle movements and increased traffic along the narrow access lane. • Concerns regarding congestion, obstruction and parking pressures, including parking associated with larger vehicles and tour buses. • Concerns regarding the capacity and suitability of the existing access arrangements and surrounding road network to accommodate increased activity. • Concerns regarding access for emergency vehicles. • Concerns regarding the impact of increased vehicle movements on road safety. • Concerns regarding pedestrian safety, particularly given that the access lane is narrow and is used by pedestrians, cyclists and children. • Concerns regarding the accident history of the route and existing road safety issues. • Concerns that increased traffic would adversely affect the safe use of the access lane and associated public footpath. Planning Authority Comment: The concerns raised relate primarily to the effects of increased traffic and parking demand and the consequent impact upon road safety. However, the proposal does not seek to materially intensify the use of the site and the proposal to utilise the roof space of the building for guest house owner’s accommodation does not, in itself, require planning permission. The Area Roads Authority were consulted on the proposal and no objections or concerns were raised in terms of parking, road or pedestrian safety.
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Consequently, the concerns raised are not considered to be substantiated by the nature of the development proposed. Residential Amenity • Concerns regarding the impact of the proposal on the amenity of neighbouring residents. • Concerns relating to noise and disturbance associated with increased vehicle movements, visitor activity, general comings and goings and motorcycles being left idling during the early morning. • Concerns regarding the management of guest parking and potential effects on neighbouring properties. • Concerns that the new windows on the east elevation will look directly into the objectors living room, bedroom and external seating area. Planning Authority Comment: The impact of the proposal on the amenity of neighbouring residents has been carefully considered. The assessment has taken account of the scale and nature of the proposed development which is solely for the installation of two small roof lights, a mono pitch dormer with opaque glazed windows, a double Velux cabrio roof window and gable glazing; it is not considered that the proposal would result in any significant adverse impact on the residential amenity of neighbouring properties. An amended plan has been submitted confirming that both windows within the dormer are to be fitted with obscure glazing, therefore it is not considered that the development would give rise to any overlooking or unacceptable loss of privacy for neighbouring properties. Accordingly, no significant adverse impact on neighbouring residential amenity has been identified. The concerns regarding noise from vehicle movements, visitor activity and motorcycles being left idling are noted. However, the proposal does not involve a material change of use or intensification of the site's lawful use and is therefore not considered likely to result in additional noise or disturbance that would adversely affect neighbouring amenity. The management of guest parking is not considered to raise any material planning concerns in the context of the proposed development. Furthermore, the Area Roads Authority has raised no objection to the proposal in respect of parking or access arrangements. Ground Conditions and Structural Impacts • Concerns regarding ground stability and the potential impact of increased traffic on adjacent land, retaining structures and neighbouring property. Planning Authority Comment: The proposal comprises relatively minor alterations to an existing property and does not involve development of a scale or nature that would be expected to adversely affect ground stability, retaining structures or neighbouring land. Other Planning Matters • Concerns regarding the potential intensification of use of the site. • Concerns regarding noise and disturbance during construction works. • Concerns that Greencourt has previously operated under other uses.
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 • Concerns regarding the embankment and boundary fence adjoining the neighbouring property known as Strathallan. Planning Authority Comment: The proposal the subject to this planning application does not seek any material intensification of use of the existing building. The proposed manager’s accommodation within the existing roof void is ancillary to the existing and lawful use of the building as a Class 7 Guest House. Any noise and disturbance associated with construction works would be temporary in nature and capable of being controlled under separate environmental health legislation if deemed necessary. A Certificate of Lawfulness confirming the use of the building as a Class 7 Guest House (application reference 00/00168/CLAWU) was granted in May 2020. The evidence submitted and assessed with this application demonstrated that, on the balance of probability, the building has been in use as a guest house since 1990. Officers have investigated the claim that this building has been put to other uses since the Certificate of Lawfulness (CLU) was granted but have found no substantive evidence to support this claim. Confirmation has been obtained from the Council's Non-Domestic Rates department that the property has been assessed as a commercial guest house since the May 2020 granting of the CLU. Concerns regarding private boundary disputes, ownership issues and maintenance responsibilities are civil matters and not a material consideration in the determination of this planning application. Procedural Matters • Alleged deficiencies in neighbour notification and community consultation. Planning Authority Comment; Neighbour Notification has been undertaken in accordance with the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. Planning Policy • Concerns that the proposal is contrary to the Argyll and Bute Local Development Plan 2 (LDP2). Planning Authority Comment: The proposal complies with policies relevant to NPF4 and LDP2 which are addressed below. Short-Term Let Licensing Matters • Concerns regarding inconsistencies between the application drawings and the approved Short-Term Let Licence, including discrepancies relating to the accommodation layout and maximum occupancy of 17 persons. Planning Authority Comment: The Short-Term Let Licensing regime operates separately from the planning system and is administered under different legislation. Any discrepancy
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 between the licensed occupancy and the details submitted as part of this planning application is not, in itself, determinative of the planning merits of the proposal. The planning application only requires to be assessed against the relevant provisions of the NPF4 and LDP2 and other material planning considerations. SUPPORT The following expressions of support have been submitted: Parking, Access and Road Safety • Existing parking arrangements at Greencourt are considered to operate effectively and without causing adverse impacts on the surrounding area. • It is considered that parking provision within the site assists in accommodating parking demand and can reduce pressure on local roads and public parking facilities. • No concerns are raised regarding the impact of the proposal on parking, access or road safety. Economic and Community Benefits • Greencourt is considered to be a supportive and valued local business. • The owners are regarded as helpful to local businesses, including tradespeople working in the area. • Support is expressed for the application and the ongoing operation and improvement of the business. Residential Amenity • No adverse impacts on neighbouring properties or the wider area are anticipated as a result of the proposal. Planning Authority Comment: The Planning Authority note the expressions of support. However, it should be noted that the proposal is solely for the installation of rooflights, mono- pitched dormer window, Velux Cabrio roof window and gable glazing which will facilitate the conversion of the attic space to ancillary owner's accommodation ancillary to the lawful operation of the established guest house. The owner’s accommodation will not form a separate residential unit and cannot do so without a specific further granting of planning permission in that regard. REPRESENTATION ODAP have recalled that this property has operated as a successful B&B establishment for some 60 years with various live-in owners. With the creation of 2 double bedrooms and lounge in the attic space as owners’ accommodation we note that the number of letting bedrooms “remains at 12”. The Panel also notes that there appears to be no wheelchair accessible bedrooms and we would recommend to Mr. Coogan that consideration be given to providing one such room on the upper ground floor which has direct street access.
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 One of the aims of the Panel is to encourage developers of holiday accommodation, such as Mr Coogan to provide accessible facilities and environments that provide disabled people with equal access and facilities and enable them to enjoy the holiday experience with a high degree of safety, comfort and independence. Disabled people, once they find good accessible accommodation, will be frequent returners. Thank you for supporting our endeavours to create a more equal and accessible world for disabled people. Planning Authority Comment: The Planning Authority note the comments submitted by ODAP. Such a note to applicant will be attached. (G) SUPPORTING INFORMATION Has the application been the subject of: (i) Environmental Impact Assessment Report: ☐Yes ☒No (ii) An Appropriate Assessment under the Conservation (Natural Habitats) Regulations 1994: ☐Yes ☒No (iii) A Design or Design/Access statement: ☒Yes ☐No A Planning Statement has been submitted with the planning application. (iv) Sustainability Checklists (with reference to the requirements of LDP2 Policy 04) TN06 Sustainability Checklist TN07 Sustainable Buildings Checklist The relevant Sustainability Checklist(s) have been submitted and examined. It is the assessment of the case officer that the applicant has understood and given adequate consideration to the sustainability aspects of the proposed development, sufficient to accord with the core sustainability requirements of both national and local planning policy, specifically the relevant details of the ‘Sustainable Places’ group of policies within NPF4 and LDP2 policies 04, 08 and 09. ☒Yes ☐No ☒Yes ☐No (v) A report on the impact of the proposed development eg. Retail impact, transport impact, noise impact, flood risk, drainage impact etc: ☐Yes ☒No (H) PLANNING OBLIGATIONS Is a Section 75 agreement required: ☐Yes ☒No
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 (I) Has a Direction been issued by Scottish Ministers in terms of Regulation 30, 31 or 32: ☐Yes ☒No (J) Section 25 of the Act; Development Plan and any other material considerations over and above those listed above which have been taken into account in the assessment of the application (i) List of all Development Plan Policy considerations taken into account in assessment of the application. National Planning Framework 4 (Adopted 13th February 2023) Part 2 – National Planning Policy Sustainable Places NPF4 Policy 1 – Tackling the Climate and Nature Crises NPF4 Policy 2 – Climate Mitigation and Adaption NPF4 Policy 3 – Biodiversity NPF4 Policy 4 – Natural Places NPF4 Policy 9 – Brownfield, Vacant and Derelict Land and Empty Buildings (includes provisions relevant to Greenfield Sites) NPF4 Policy 13 – Sustainable Transport Liveable Places NPF4 Policy 14 – Design, Quality and Place NPF4 Policy 18 – Infrastructure First Argyll and Bute Local Development Plan 2 (Adopted 2024) Spatial and Settlement Strategy Policy 01 – Settlement Areas Policy 04 – Sustainable Development High Quality Places Policy 05 – Design and Placemaking Policy 08 – Sustainable Siting Policy 09 – Sustainable Design Policy 10 – Design – All Development Connected Places Policy 37 – Development Utilising an Existing Private Access or Existing Private Road Policy 40 – Vehicle Parking Provision High Quality Environment Policy 73 – Development Impact on Habitats, Species and Biodiversity Local Development Plan 2 Schedules
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 (ii) List of all other material planning considerations taken into account in the assessment of the application, having due regard to Annex A of Circular 3/2013. • Third party representations • Consultation Reponses • Planning History • ABC Technical Note – Biodiversity (Feb 2017) • TN06 Sustainability Technical Note and Checklist (Oct. 2023) • TN07 Sustainable Buildings Technical Note and Checklist (Oct. 2023) (K) Is the proposal a Schedule 2 Development not requiring an Environmental Impact Assessment: ☐Yes ☒No (L) Has the application been the subject of statutory pre-application consultation (PAC): ☐Yes ☒No (M) Does the Council have an interest in the site: ☐Yes ☒No (N) Requirement for a pre-determination hearing: ☐Yes ☒No Whilst there has been objection raised, primarily from residents in the immediate locality of the development, it is noted that the representations relate largely to issues that fall outwith the scope of the current planning application. The application site is not covered by any specific environmental or landscape designations and the officer’s recommendation is aligned with the proposal applied for which is solely for the installation of rooflights, a mono-pitched dormer window, a Velux Cabrio roof window and gable glazing and as such it is not considered that a pre-determination hearing would add significant value to the decision making process. (O)(i) Key Constraints/Designations Affected by the Development: • N/A (O)(ii) Soils Agricultural Land Classification: Built Up Area Peatland/Carbon Rich Soils Classification: ☐Class 1 ☐Class 2 ☐Class 3 ☒N/A Peat Depth Classification: N/A Does the development relate to croft land? ☐Yes ☒No Would the development restrict access to croft or better quality agricultural land? ☐Yes ☐No ☒N/A
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 Would the development result in fragmentation of croft / better quality agricultural land? ☐Yes ☐No ☒N/A (O)(iii) Woodland Will the proposal result in loss of trees/woodland? (If yes, detail in summary assessment) ☐Yes ☒No Does the proposal include any replacement or compensatory planting? ☐Yes ☐No details to be secured by condition ☒N/A (O)(iv) Land Status / LDP Settlement Strategy Status of Land within the Application ☒Brownfield ☐Brownfield Reclaimed by Nature ☐Greenfield ABC LDP2 Settlement Strategy ☒Settlement Area ☐Countryside Area ☐Remote Countryside Area ☐Helensburgh & Lomond Greenbelt ABC LDP2 Allocations/PDAs/AFAs etc: N/A (P) Summary assessment and summary of determining issues and material considerations Planning permission is sought for alterations to guesthouse to facilitate lawful use of existing roof space as ancillary guest house owner's accommodation at Greencourt, Benvoullin Road in Oban. In terms of the adopted LDP2 the site is within the defined ‘Settlement Area’ of Oban where Policy 01 of LDP2 gives a general presumption in favour of sustainable development where it is compatible with surrounding uses; provides suitable access and infrastructure; is of an appropriate scale and fit for the size of settlement in which it is proposed; it respects the character and appearance of the surrounding townscape in terms of density, scale, massing, design, external finishes and it complies with all other relevant LDP2 policies. Greencourt is a long-established guest house occupying an elevated position overlooking Oban Bowling Green and Pavilion. The building is two storeys in height; however, due to the sloping topography of the site, it presents as a two-storey building when viewed from the front elevation, while from the rear elevation it appears as a single storey over a lower-ground-floor under build. The proposals the subject of this planning application are as follows: The installation of two small roof lights within the existing roof slope. The installation of a double Velux cabrio roof window; that opens at an angle providing headroom and a standing platform; to the west roof plane.
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 The installation of a mono pitch dormer window to the east roof plane with two opaqued glazed small windows which will allow sufficient headroom to the new internal stair access. Finishing materials proposed are of vertical fibre cement board. The installation of gable glazing to the projection to the west roof plane with a vertical fibre cement board surround. All of these relatively minor alterations to the roof of the building are required to facilitate the use of the existing roof void as guest house owner’s accommodation. This use, in itself, is ancillary to the lawful use of the building as a Class 7 Guest House and the use of the roof space does not, therefore, require planning permission. It is noted that the guest house already contains ancillary owner’s accommodation and the proposal to move this into the roof void will free up space within the existing building for dining room and storage purposes with no net increase to the number of bedrooms (either for guest house or ancillary guest house manager’s use) within the building. The proposals represent a sympathetic alteration to the existing building, facilitating the conversion of the attic space to ancillary owner's accommodation associated with the operation of the established guest house. The accommodation will remain incidental to the primary guest house use and will not form a separate residential unit. The proposed rooflights, mono-pitched dormer window, Velux Cabrio roof window and gable glazing are proportionate to the scale and character of the host building and are designed to provide the levels of natural light and ventilation necessary for the intended use of the attic accommodation without materially altering the building's overall character or appearance. It should be noted that the proposals are limited to the external alterations described above and do not involve any further modifications to the existing building. No extensions or increases in the building's footprint are proposed. The alterations are confined to the existing roof structure and are considered appropriate in scale and design, ensuring that the character and appearance of the building and the surrounding area are preserved. No change to the existing access, parking, water supply or drainage arrangements currently serving the building are proposed as part of the current proposal. The proposal has elicited 11 objections and 15 expressions of support. The key factor in the assessment of this application is whether or not the development, which is solely for alterations to the roof of the building, is consistent with the provisions of adopted National and Local Planning Policy. It is the opinion of planning officers that the proposal is wholly in accordance with the provisions of the current Development Plan and with national planning policy. Taking account of the above, it is recommended that planning permission be granted subject to the conditions appended to this report. A full report is provided within Appendix A.
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 (Q) Is the proposal consistent with the Development Plan: ☒Yes ☐No (R) Reasons why Planning Permission or Planning Permission in Principle Should be Granted: The proposal is considered to be consistent with the relevant provisions of the Development Plan which comprise National Planning Framework 4 and Local Development Plan 2 and there are no other material considerations of sufficient significance to indicate that it would be appropriate to withhold planning permission having regard to Section 25 of the Act. (S) Reasoned justification for a departure to the provisions of the Development Plan N/A (T) Need for notification to Scottish Ministers or Historic Environment Scotland: ☐Yes ☒No Author of Report: Judith Stephen Date: 25.08.2026 Reviewing Officer: Tim Williams Date: 26.08.2026 Fergus Murray Head of Development & Economic Growth
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 CONDITIONS AND REASONS RELATIVE TO APPLICATION REF. NO. 26/00434/PP Standard Time Limit Condition (as defined by Regulation) Standard Condition on Soil Management During Construction Additional Conditions 1. PP - Approved Details & Standard Notes – Non EIA Development The development shall be implemented in accordance with the details specified on the application form dated 06.03.2026, supporting information and, the approved drawings listed in the table below unless the prior written approval of the planning authority is obtained for an amendment to the approved details under Section 64 of the Town and Country Planning (Scotland) Act 1997. Plan Title. Plan Ref. No. Version Date Received Location Plan 5300-02-301 09.03.2026 Plans as Existing 5300-03-301 A 20.03.2026 Plans as Proposed 5300-03-302 B 02.06.2026 Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details. 2. PP – Obscure Glazing of Windows The two obscure glazed windows contained in the mono pitch dormer window to the east-facing roof plane shall be installed before the development is first brought into use and shall be maintained as such thereafter. Reason: To safeguard the privacy and residential amenity of neighbouring properties and to ensure that no clear-glazed openings are installed without the prior written approval of the Planning Authority. Note to Applicant: The Planning Authority has assessed the proposal on the basis that the converted loft space will remain ancillary to the operation of Greencourt Guest House. Any future proposal to use the accommodation independently of the guest house, including as guest accommodation, a short-term let, holiday accommodation or as a separate dwellinghouse, may require planning permission and should be discussed with the Planning Authority in advance of any such change of use. Please note the advice and guidance contained in the response from ODAP details of which are available to view via the Public Access section of the Council’s website.
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 COMMITTEE REPORT APPENDIX A – RELATIVE TO APPLICATION NUMBER: 26/00434/PP PLANNING LAND USE AND POLICY ASSESSMENT 1. Proposed Development 1.1. The proposal the subject of this application is seeking to secure planning permission solely for the external alterations to an existing building. 2. Settlement Strategy 2.1. In terms of the Settlement Strategy set out in the adopted LDP2, the site is defined as ‘Settlement Area’ of Oban where Policy 01 of LDP2 gives a general presumption in favour of sustainable development where it is compatible with surrounding uses; provides suitable access and infrastructure; is of an appropriate scale and fit for the size of settlement in which it is proposed; it respects the character and appearance of the surrounding townscape in terms of density, scale, massing, design, external finishes and it complies with all other relevant LDP2 policies. In order to address the determining issues, the key considerations in this application are: 2.1.1. Compliance with the Development Plan and other relevant planning policy 2.1.2. Any other material considerations. 3. Proposal 3.1. The site occupies an elevated position overlooking Oban Bowling Green and Pavilion which is located approximately 10 metres to the west with Atlantis Leisure Centre located approximately 26 metres to the north. 3.2. The site is located within an area of residential properties in proximity to a number of Guest Houses. 3.3. The development solely comprises; the installation of two small roof lights within the existing roof slope; the installation of a double Velux cabrio roof window, that opens at an angle providing headroom and a standing platform to the west roof plane; the installation of a mono pitch dormer window to the east roof plane with two opaqued glazed small windows finished with vertical fibre cement board and the installation of gable glazing to the projection to the west roof plane with a vertical fibre cement board surround. 3.4. The proposals represent a sympathetic alteration to the existing building, facilitating the conversion of the attic space to ancillary owner's accommodation associated with the operation of the established guest house. The accommodation will remain incidental to the primary guest house use and will not form a separate residential unit. 3.5. The proposed rooflights, mono-pitched dormer window, Velux Cabrio roof window and gable glazing are proportionate to the scale and character of the host building and are designed to provide the levels of natural light and ventilation necessary for the intended use of the attic accommodation without materially altering the building's overall character or appearance.
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 3.6. It should be noted that the proposals are limited to the external alterations described above and do not involve any further modifications to the existing building. No extensions or increases in the building's footprint are proposed. The alterations are confined to the existing roof structure and are considered appropriate in scale and design, ensuring that the character and appearance of the building and the surrounding area are preserved. 4. Compliance with National Planning Framework 4 and Local Development Plan 2 Policy Argyll and Bute ‘Local Development Plan 2’ (LDP2) was adopted on 28 February 2024 which, together with NPF4 which was adopted on 13 February 2023, represent the Development Plan providing the policy background against which proposed developments are assessed. The proposal is assessed against the relevant NPF4 Policies below which include details of the associated LDP2 policies. 4.1. NPF4 Policy 1 – Tackling the Climate and Nature Crises NPF4 Policy 1 seeks to prioritise the climate and nature crises in all decisions; it requires to be applied together with other policies in NPF4. Guidance from the Scottish Government advises that it is for the decision maker to determine whether the significant weight to be applied tips the balance in favour for, or against a proposal on the basis of its positive or negative contribution to climate and nature crises. 4.2. NPF4 Policy 2 – Climate, Mitigation and Adaption NPF4 Policy 2 seeks to ensure that new development proposals will be sited to minimise lifecycle greenhouse gas emissions as far as possible, and that proposals will be sited and designed to adapt to current and future risks from climate change. Guidance from the Scottish Government confirms that at present there is no single accepted methodology for calculating and / or minimising emissions. The emphasis is on minimising emissions as far as possible, rather than eliminating emissions. The Spatial Settlement Strategy set out within LDP2 seeks to deliver sustainable levels of growth by steering the majority of development to our existing settlements as these are where the most of our current infrastructure, services, employment opportunities, housing and community facilities are to be found, however LDP2 recognises that there are instances where a different approach to significant development has to be taken particularly where existing infrastructure or services are at capacity and where a more sustainable option would be to provide new facilities elsewhere. 4.3. NPF4 Policy 3 – Biodiversity In the case of the development proposed by this application, it is considered that there are no issues of compliance with Policy 3. No material biodiversity impacts have been identified in the assessment of this application by the Planning Authority. Whilst Policy 3(c) would ordinarily require measures for the conservation, restoration and enhancement of biodiversity, such measures are required ‘where appropriate’ and should be ‘proportionate’ to the nature and scale of the development proposed. In this case, the scope of the development proposed is limited solely to an existing building and given that the development will not prejudice any existing biodiversity value it is not considered
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 appropriate or proportionate to seek biodiversity restoration or enhancement in this specific case. The proposal aligns with the broad aims of NPF4 Policy 3 and is consistent with the requirements of LDP2 Policy 73, Development Impact on Habitats, Species and Biodiversity. . 4.4. NPF4 Policy 4 – Natural Places NPF4 Policy 4 seeks to protect, restore and enhance natural assets making best use of nature-based solutions. The development proposed by the current planning application is considered appropriate in terms of its type, location and scale such that it has no unacceptable impact on the natural environment. The proposed development is not within any designated European site of natural environment conservation or protection, it is not located within a National Park, a National Scenic Area a SSSI or RAMSAR site, or a National Nature Reserve. Neither is it located within a site designated as a local nature conservation site or landscape area or within an area identified as wild land. The proposed development is considered to be consistent with NPF4 Policy 4 and does not conflict with any policies set out in LDP2. 4.5. NPF4 Policy 9 – Brownfield, Vacant and Derelict Land and Empty Buildings NPF4 Policy 9 seeks to encourage, promote and facilitate the reuse of brownfield, vacant and derelict land and empty buildings, and to help reduce the need for greenfield development. In terms of the adopted LDP2 the site is within the defined ‘Settlement Area’ of Oban where Policy 01 of LDP2 gives a general presumption in favour of sustainable development where it is compatible with surrounding uses; provides suitable access and infrastructure; is of an appropriate scale and fit for the size of settlement in which it is proposed; it respects the character and appearance of the surrounding townscape in terms of density, scale, massing, design, external finishes and it complies with all other relevant LDP2 policies. Part (a) of Policy 9 states that development proposals that will result in the sustainable reuse of brownfield land, including vacant and derelict land and buildings, whether permanent or temporary, will be supported. In determining whether the reuse is sustainable, the biodiversity value of brownfield land which has naturalised should be taken into account. The development proposed by this application is considered to be on a brownfield site by virtue of the fact that it represents alterations to an existing building within its established grounds. The proposal represents the sustainable reuse of brownfield land directly supported by NPF4 Policy 9(a) and Policy 01 of LDP2 which defines the site as being within the Settlement Area of Oban and the current proposal would raise no issue of conflict should permission be granted.
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 4.6. NPF4 Policy 13 – Sustainable Transport NPF4 13 seeks to encourage, promote and facilitate developments that prioritise walking, wheeling, cycling and public transport for everyday travel and reduce the need to travel unsustainably. The application is seeking to secure permission for alterations to an existing building which is not considered to be a significant travel generating use or a proposal where it is considered important to monitor travel patterns resulting from the development. The application proposes to utilise an existing vehicular access. The Area Roads Authority were consulted on the proposal and no objections were raised. In this regard, the proposal is considered to be consistent with the broad aims of NPF4 Policy 13 and is consistent with LPD2 Policy 37, Development Utilising an Existing Private Access or Existing Private Road and Policy 40, Vehicle Parking Provision; which collectively seek to ensure appropriate infrastructure and that developments are served by a safe means of vehicular access. 4.7. NPF4 Policy 14 – Design, Quality and Place NPF4 Policy 14 seeks to encourage, promote and facilitate well designed development that makes successful places by taking a design-led approach and applying the ‘Place Principle’. Part (a) of Policy 14 seeks development proposals to be designed to improve the quality of an area, whether in urban or rural locations, and regardless of scale. LDP2 Policies 08, 09 and 10 seeks to ensure that development is a suitable form and scale and with acceptable finishing materials and has been designed and constructed to be visually sympathetic to its setting and is of a suitable form and scale with acceptable finishing materials which will ensure it will not dominate or detract from the wider landscape. The application proposes relatively minor alterations to an existing building. These works are considered acceptable and are designed to improve the long-term adaptability and sustainability of the building. Given their scale, form and positioning, the alterations would integrate appropriately with the existing building and would not have a significant adverse impact on the character, appearance or visual amenity of the area. In terms of residential amenity, the application property is located within an established area comprising a mix of residential, leisure, sport and recreational uses. Neighbouring dwellinghouses are situated to the east and south of the site: Oakbank, a 2½ storey dwellinghouse is located to the east of the application property and separated from it by a narrow private driveway. The existing covered entrance porch projection on the east elevation of Greencourt is approximately 11.7 metres from Oakbank. The proposed mono- pitch dormer to the east elevation of Greencourt would be positioned within the roof slope and would be set back slightly behind the existing wall plane. As a result, the distance between the proposed dormer windows and Oakbank would be approximately 13 metres. It is acknowledged that this is less than the usual recommended minimum separation distance, but the proposed windows would be to a w.c. and to a stairwell. In addition, privacy for the occupiers of Oakbank would be protected through the proposed use of
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 obscure glazing to the new dormer windows. This will be secured through the use of a planning condition. Strathallan, a single storey dwellinghouse with a hipped roof, is located immediately to the south of Greencourt at a distance of approximately 9 metres. As Strathallan has no windows within its north elevation and the proposed alterations are largely contained within the existing roof structure, the development would not result in any additional overlooking, loss of privacy or other adverse impact on the amenity of that property. The proposed rooflights and gable glazing are also not considered to introduce any unacceptable overlooking or loss of privacy to neighbouring properties given they are located to the west elevation facing the bowling green and its pavilion. Taking account of the relationship between the buildings, the orientation of the proposed openings, the separation distances involved and the use of obscure glazing, the proposal is not considered to result in any unacceptable overlooking, loss of privacy or other adverse impact on the residential amenity enjoyed by neighbouring occupiers. The proposed development aligns with NPF4 Policy 14 and the sustainable siting and design principles set out in LDP2 namely Policy 04, Sustainable Development, Policy 05, Design and Placemaking, Policy 08, Sustainable Siting, Policy 09, Sustainable Design and Policy 10, Design – All Development which collectively seek to ensure that developments are sited appropriately and are of a suitable, form, scale and design incorporating finishing materials which ensure that they will visually integrate into the site and wider landscape and not adversely impact on neighbouring properties. 4.8. NPF4 Policy 18 – Infrastructure First NPF4 Policy 18 seeks to encourage, promote and facilitate an infrastructure first approach to land use planning, which puts infrastructure considerations at the heart of placemaking. No change to the existing water supply or drainage arrangements currently serving the building are proposed as part of the current proposal. The proposed development aligns with NPF4 Policy 18 and is in accordance with LDP2 Policy 04, Sustainable Development and Policy 60, Private Sewage Treatment Plants and Wastewater Drainage Systems, which seek to ensure that suitable infrastructure is available to serve proposed developments and give support to private drainage arrangements where connection to the public system is not available. 5. Public Representation 5.1. At the time of writing, representations had been received from 27 respondents in relation to this planning application. 11 respondents raise objection with 15 expressions of support and 1 representation. It is not considered that the objections raise any complex or technical issues that have not been addressed in the current Report of Handling.
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 10.11.2023 6. Conclusion 6.1. The key factor in the assessment of this application is whether or not the development is consistent with the provisions of adopted national and local planning policy. No objections have been received from consultees with regards to the infrastructure, servicing or access required to serve the proposed development. The proposed development has been assessed against the provisions of both the adopted National and Local Policy set out above and is deemed to be in compliance with their requirements. The issues raised by third parties are not considered to amount to material planning considerations. Although not relevant these have been addressed in Section (F) – Representations; above. Accordingly the application is recommended for approval subject to conditions.