Printed minutes
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.
Page 1
MINUTES of MEETING of PLANNING, PROTECTIVE SERVICES AND LICENSING COMMITTEE held BY MICROSOFT TEAMS on TUESDAY, 15 SEPTEMBER 2026 Present: Councillor Gordon Blair (Chair) Councillor Kieron Green Councillor Fiona Howard Councillor Willie Hume Councillor Andrew Kain Councillor Reeni Kennedy-Boyle Councillor Liz McCabe Councillor Luna Martin Councillor Peter Wallace Attending: Stuart McLean, Committee Manager Fergus Murray, Head of Development and Economic Growth Peter Bain, Development Manager Tim Williams, Area Team Leader – Oban, Lorn and the Isles Fiona Scott, Area Team Leader – Mid Argyll, Kintyre and the Islands David Moore, Senior Planning Officer Shelley Gould, Senior Planning Officer Judith Stephen, Planning Officer Kim McKay, Planning Officer - Enforcement 1. APOLOGIES FOR ABSENCE Apologies for absence were received from Councillors Jan Brown, Daniel Hampsey, Graham Hardie and Paul Kennedy. 2. DECLARATIONS OF INTEREST There were no declarations of interest. 3. MINUTE The Minute of the Planning, Protective Services and Licensing Committee held on 19 August 2026 was approved as a correct record. 4. BEAUFORT WIND LIMITED: ERECTION OF 7 TURBINES (UP TO 149.9M TO TIP) AND ANCILLARY DEVELOPMENT AND DECOMMISSIONING OF EXISTING BEINN GHLAS WIND FARM: EXISTING BEINN GHLAS WIND FARM, TAYNUILT (REF: 25/01240/PP) The Senior Planning Officer spoke to the terms of the report. The main wind farm is located within Remote Countryside Area and the site currently contains the existing Beinn Ghlas Wind Farm comprising 14 wind turbines (approximately 54.1 m to blade tip), each with a capacity of 600 kilowatts. The wind farm has been operational since May 1999 and in June 2022 an application to extend the life of the wind farm was approved to allow it to operate to August 2033. The proposal, specifically the erection of 7 turbines (up to 149.9m to tip) and ancillary development and decommissioning of existing Beinn Ghlas Wind Farm, is considered consistent with the primary renewable energy policies of National Planning Framework 4 (NPF4) and the Local Development Plan 2 (LDP2) and all consultees are satisfied that planning permission can be granted for the proposal subject to appropriate planning conditions.
Page 2
It was recommended that planning permission be approved subject to the conditions appended to the report of handling. Decision The Committee agreed to grant planning permission subject to the following conditions and reasons: 1. PP - Approved Details & Standard Notes – EIA Development The development shall be implemented in accordance with the details specified on the application form dated 21.07.25 and the Environmental Impact Assessment Report dated 25.07.25, 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. The developer and subsequent operators shall at all times construct and operate the development hereby permitted in accordance with the provisions of the Environmental Impact Assessment Report (and FEI submissions), accompanying the application with mitigation measures adhered to in full, and shall omit no part of the operations provided for by the permission except with the prior written approval of the Planning Authority. Plan Title. Plan Ref. No. Version Date Received Location Plan Fig 1.1 Rev 05 02.09.25 Site Aerial Context Fig 1.2 Rev 05 02.09.25 Site Layout (Full) Fig 2.5a Rev 05 02.09.25 Site Layout (zoomed) Fig 2.5b Rev 14 10.08.26 Inset 1: Temporary Compound 1 Fig 2.5c - 02.09.25 Inset 2: Temporary Compound 2 Fig 2.5d - 02.09.25 Existing Substation & Indicative Induction Reactor Layout Fig 2.13 Rev 02 02.09.25 Existing Substation & Indicative Induction Reactor Elevation view Fig 2.14 Rev 02 02.09.25 Indicative Wind Turbine Fig 2.6 Rev 03 02.09.25 Indicative Wind Turbine Foundation Fig 2.7 Rev 02 02.09.25 Indicative Crane Hardstanding Fig 2.8 Rev 02 02.09.25 Indicative Permanent Anemometer Mast Details Fig 2.9 Rev 02 02.09.25 Indicative Access Track Details Fig 2.11 Rev 03 02.09.25 Access Junction Design Fig 10.4 Rev 03 02.09.25 Indicative Site Access (A85 to Fearnoch) Fig 2.10a Rev 03 02.09.25
Page 3
Indicative Site Access (Fearnoch Forest Track) Fig 2.10b Rev 04 02.09.25 Indicative Site Access (Fearnoch Forest Track to C32 Glen Lonan Road) Fig 2.10c Rev 04 02.09.25 Indicative Temporary Construction Compound Access Options -Glen Lonan Road Fig 2.10d Rev 02 02.09.25 Indicative Cable Trench Details Fig 2.12 Rev 02 02.09.25 Reason: For the purpose of clarity, to ensure that the development is constructed and operated in the manner advanced in the Environmental Impact Assessment Report, upon which the environmental effects of the development have been assessed and determined to be acceptable. 2. Notification of Date of First Commissioning and Final Commissioning. (1) Written confirmation of the Date of First Commissioning shall be provided to the Planning Authority no later than one calendar month after that date. (2) Written confirmation of the Date of Final Commissioning shall be provided to the Planning Authority no later than one calendar month after that date. Reason: To allow the Planning Authority to calculate the date of expiry of the consent. 3. Commencement of Development (1) The Development shall be commenced no later than five years from the date of this consent, (2) Written confirmation of the intended date of Commencement of Development shall be provided to the Planning Authority as soon as is practicable after deciding on such a date and in any event no later than one calendar month prior to the Commencement of Development. Reason: To ensure that the consent is implemented within a reasonable period and to allow the Planning Authority to monitor compliance with obligations attached to this consent and deemed planning permission as appropriate. 4. Period of Permission The planning permission hereby granted shall endure for a period of 35 years from the date of final commissioning. Written confirmation of the date of final commissioning shall be provided to the planning authority no later than one calendar month after that date. Reason: In order to define the terms of this permission, to minimise the level of visual intrusion, and to ensure the satisfactory reinstatement of the site. 5. Decommissioning The development shall cease to generate electricity by no later than the date falling 35 years from the date of final commissioning. The decommissioning and restoration of
Page 4
the site shall be completed within three years from the date on which the development ceases to generate electricity unless otherwise agreed in writing with the planning authority. Reason: In order to define the terms of this permission, to minimise the level of visual intrusion, and to ensure the satisfactory reinstatement of the site. 6. Decommissioning, Restoration and Aftercare Strategy No development shall commence unless a decommissioning, restoration and aftercare strategy has been submitted to and approved in writing by the planning authority in consultation with SEPA and NatureScot. The scheme shall detail measures for the decommissioning of the development, restoration and aftercare of the site and will include, without limitation, proposals for the removal of the above ground elements of the development, the treatment of ground surfaces, opportunities for habitat and biodiversity enhancement, the management and timing of the works, and environmental management provision. Reason: To ensure the decommissioning and removal of the Development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interests of safety, amenity and environmental protection. 7. Redundant Turbines If any wind turbine(s) fails to produce an electricity supply to the grid for a continuous period of 12 months then, unless otherwise agreed in writing by the planning authority, the wind turbine and any associated above ground infrastructure solely required for that turbine(s), together with turbine foundations to a depth of one metre below ground level shall be dismantled and removed from the site and the area around the turbine restored in accordance with a scheme to be submitted to and approved in writing by the Planning Authority in consultation with SEPA and NatureScot. The scheme shall be submitted to the planning authority within three months of the expiry of the 12-month period and shall include a timetable for its implementation. Reason: To ensure that any redundant wind turbine is removed from the site, in the interests of safety, to minimise the level of visual intrusion and to ensure the satisfactory reinstatement of the site. 8. Financial Guarantee (a) At least three months prior to the commencement of development, the developer shall provide to the planning authority written details of the bond or other financial guarantee to cover the cost of all decommissioning, restoration and aftercare of the site as required by condition 6, for the written approval of the planning authority. These written details shall include evidence from a competent independent professional who has relevant experience in such matters that the guarantee is sufficient to meet the requirements of condition 6. (b) No work shall commence on site until the developer has delivered the approved bond or other financial guarantee to the planning authority and the planning authority has provided written confirmation that the bond or other financial guarantee is satisfactory.
Page 5
(c) The developer shall ensure that the approved bond or other financial guarantee is maintained throughout the duration of this permission and until the date of completion of all decommissioning, restoration and aftercare obligations as required by condition 6 of this permission. (d) The adequacy of the approved bond or other financial guarantee will be subject to review at five yearly intervals, or such other intervals as agreed by the planning authority, from commencement of development, to be paid for by the developer and conducted by a competent independent professional who has relevant experience in such matters. The findings of such reviews will be provided to the developer and the planning authority within 14 days of the review taking place. Any revisions to the bond or other financial guarantee recommended by the review and agreed in writing by the planning authority shall be made by the developer within 28 days of receiving said written agreement from the planning authority and documentary evidence shall be provided to the planning authority by the developer to that effect. Reason: To ensure there are sufficient funds available for the full costs of decommissioning, restoration and aftercare. 9. Peat Management Plan (1) There shall be no Commencement of Development until a detailed Peat and Carbon Rich Soils Management Plan (PMP) has been submitted to and approved in writing by the Planning Authority in consultation with SEPA. (2) The PMP shall: (a) take account of site and ground investigations to minimise the loss of peat and other carbon rich soil and minimise carbon loss; (b) include actions, including micrositing, to minimise excavated peat and other carbon rich soils volumes (c) encourage use of excavated peat and other carbon rich soils in an appropriate manner; and (d) follow good practice for handling, storing and reinstating peat and other carbon rich soils. (3) The Peat and Carbon Rich Soils Management Plan shall thereafter be implemented as approved upon the Commencement of Development. having specific regard to the SEPA requirements set out below: (a) All near-natural condition peatland habitat within 50m of infrastructure shall be physically demarked prior to construction commencing to ensure construction vehicles do not disturb the habitat during construction. The schedule of mitigation should outline how this habitat will be safeguarded. (b) Post-construction monitoring of impacts on near natural habitat in the vicinity of TCC2, and which will require a mechanism to take specific action should impacts occur: (c) A schedule of monitoring should ensure the near-natural peatland habitat is safeguarded from direct and indirect impacts and must include: • Proposals for fixed point photography and repeat National Vegetation Classification and hydrological condition surveys. • Frequency of monitoring, supported by justification.
Page 6
• Criteria that will trigger additional action should monitoring reveal that the near-natural peatland habitat is no longer sequestering or is degrading to a modified habitat type. (d) Bottomless arch culverts or span bridges should be used for all new or upgraded watercourse crossings, and all watercourse crossings must be designed to convey the 1:200 plus Climate Change. (e) Any actions taken shall adhere to NatureScot’s peatland restoration guidance. Reason: To ensure that peat is protected, extracted, stored, reinstated or restored in a manner which minimises waste and maximises peat restoration on site. 10. Floating Tracks Prior to commencement of development a plan showing details of the extent and construction methodology of any required floating tracks shall be submitted for the further written approval of the Planning Authority in consultation with SEPA. Thereafter construction of the floating tracks shall be undertaken in full accordance with the approved details. Reason: To minimise the impact on peat. 11. Design and operation of wind turbines (1) No turbines shall be erected until details and specification of the proposed wind turbines, (including the size, make and model, power rating and sound power levels, nameplate generating capacity, type, external finish and colour) any anemometry masts and all turbine associated apparatus have been submitted to and approved in writing by the Planning Authority. (2) For the avoidance of doubt the scale of the turbines shall not exceed the parameters assessed in the EIA Report and set out in the description of the Development approved. (3) The submission shall demonstrate that all wind turbine blades shall rotate in the same direction. (4) Thereafter the wind turbines, any anemometry masts and all associated apparatus shall be constructed and operated in accordance with the details approved under part (1) and shall be maintained in the free from external rust, staining or discolouration, until such time as the Development is decommissioned unless otherwise agreed in writing by the Planning Authority. Reason: To ensure that the environmental impacts of the turbines forming part of the Development conform to the impacts assessed in the EIA Report and in the interests of the visual amenity of the area. 12. Design of Sub-station and ancillary development (1) There shall be no Commencement of Development until final details of any proposed changes to the location, layout, external appearance, dimensions, and surface materials of any substation and control room buildings on the site, any above ground electrical equipment, associated compounds, construction compound, boundary fencing, external lighting and parking areas have been submitted to, and approved in writing by, the Planning Authority. For the avoidance
Page 7
of doubt the details of the sub-station shall not exceed the parameters assessed in the EIA Report and application submissions. (2) Thereafter, the substation and control room buildings, any above ground electrical equipment, associated compounds, fencing, external lighting and parking areas shall be constructed in accordance with the details approved under part (1). Reason: To ensure that the environmental impacts of the sub-station and ancillary development forming part of the Development conform to the impacts assessed in the EIA Report and in the interests of the visual amenity of the area. 13. Implementation of mitigation measures (1) No development (including the Site Enabling Works) shall commence until a Schedule of Mitigation has been submitted to and approved in writing by the Planning Authority. This Schedule shall encompass a list of all mitigation measures from the EIA Report, any other commitments made by the applicant, and all relevant mitigation secured by conditions attached to this permission with defined timescales for implementation of each mitigation measure. (2) Thereafter, the approved Schedule of Mitigation shall be implemented in full unless otherwise approved in writing by the Planning Authority. Reason: to ensure that the identified mitigation through the EIA Report is carried out in accordance with the approved details. 14. Enabling Works (1) No development or works shall commence on the Site unless and until a programme of Site Enabling Works, detailing the extent, area and timings of such works (the ‘Site Enabling Works Programme’) has been submitted to and approved in writing by the Planning Authority. The Site Enabling Works Programme must as a minimum provide for the following: (a) A plan showing the extent and layout of the enabling works; (b) The employment of a suitably qualified and experienced Ecological Clerk of Works, or equivalent, for the project, with specific responsibility for environmental management and the authority to take action when required, including stopping operations and implementing mitigation measures; (c) The employment of a Planning Monitoring Officer, to discharge and to monitor compliance with this condition, including provision of a quarterly compliance report to the Council; (d) A programme for environmental auditing and monitoring within the Site, before and during the Site Enabling Works, to provide the establishment of an environmental checklist, to monitor and input into the planning of construction activities and ensure implementation of all environmental mitigation measures; (e) A site-specific statement outlining drainage and sediment management for all exploration areas and measures to limit above ground construction; (f) activities during periods of high rainfall, including weather forecasting and actions to be taken in advance of adverse forecasts; (g) Working arrangements, including a programme for the phasing of operations, and particularly the movement of plant, materials and rock into, across and out
Page 8
of the site to minimise, so far as reasonably possible, impact on communities or businesses adjacent to or in close proximity to the Site; (h) Waste Management and Pollution Controls including contingency plans in case of pollution incidents; (i) A programme of work for the evaluation, preservation and recording of any archaeological and historic features affected by the Development, including a timetable for investigation, which must be submitted for the written approval of the Planning Authority. The approved programme must be implemented in accordance with the agreed timetable for investigation unless otherwise agreed in writing with the Planning Authority; (j) Measures to protect any scheduled monument(s) within the area of the enabling works; (k) Details for the delivery, storage, loading and unloading of plant and materials to be used in constructing the development, with particular regard for the deployment of HGVs and any abnormal loads; (l) Measures to control the emission of dust and dirt during construction; (m)Provision of welfare facilities on site during construction and the means of disposal of foul drainage; (n) Measures to protect all existing public water, private water and drainage arrangements, with suitable back up arrangements in case of any disruption to these provisions from Site Enabling Works; (o) An Access Management Plan to maintain public access and promote the general safety of walkers, cyclists, and users out-with the principal construction areas and access roads serving the Development during the Site Exploratory Works. A key principle to be advanced within the Plan is to minimise restrictions on public access to important recreational facilities; (p) Wheel washing facilities to prevent vehicles associated with the Site Enabling Works from depositing mud or dirt on the public road network when leaving the Site; (q) Lighting for Site Enabling Works which will minimise illumination, glare or light spillage outwith the site boundary. (2) All Site Enabling Works must be carried out in accordance with the approved Site Enabling Works Programme unless otherwise agreed in writing with the Planning Authority. Reason: To ensure that all Site Exploratory Works are carried out in a manner that minimises their impact on amenity and the environment, and that the mitigation measures contained in the EIA Report accompanying the application are fully implemented. 15. Planning Monitoring Officer (1) There shall be no Commencement of Development until the terms of appointment by the Company of an independent and suitably qualified consultant as Planning Monitoring Officer (“PMO”) have been submitted to, and approved in writing by, the Planning Authority. The terms of appointment shall: (a) impose a duty to monitor compliance with the terms of the deemed planning permission and the conditions attached to it; (b) require the PMO to submit a quarterly report to the Planning Authority summarising works undertaken on site, matters of compliance or otherwise with the terms of the deemed planning permission and conditions attached to it,
Page 9
alongside a summary of the incidents recorded and reported by the ECoW and GCoW; and (c) require the PMO to report to the Planning Authority any incidences of non- compliance with the terms of the deemed planning permission and conditions attached to it at the earliest practical opportunity, and no later than 10 working days following the incidence of non-compliance. (2) The PMO shall be appointed on the approved terms throughout the period from Commencement of Development to completion of construction works and post- construction site reinstatement works. (3) Prior to the decommissioning, restoration and aftercare phases of the Development or the expiration of the operational period of the consent (whichever is the earlier), details of the terms of appointment of a and suitably qualified consultant as PMO by the Company throughout the decommissioning, restoration and aftercare phases of the Development shall be submitted to, and approved in writing by, the Planning Authority. (4) The PMO shall be appointed on the terms approved under part (3) throughout the decommissioning, restoration and aftercare phases of the Development. Reason: To ensure compliance with the planning permission and the conditions attached to it. 16. Ecological Clerk of Works (1) There shall be no Commencement of Development until the terms of appointment of a suitably qualified, experienced, and independent Ecological Clerk of Works (“ECoW”) by the Company have been submitted to, and approved in writing by, the Planning Authority. The terms of appointment shall: (a) impose a duty to monitor compliance with the ecological and hydrological commitments provided in any approved Schedule of Mitigation, any approved Construction and Environmental Management Plan, any approved Habitat Management Plan, and any approved species protection plan;, (b) require the ECoW to report to the nominated construction project manager any incidences of non-compliance with the ECoW works at the earliest practical opportunity; (c) require the ECoW to submit a quarterly report to the Planning Authority summarising works undertaken on site; and (d) require the ECoW to report to the Planning Authority any incidences of non- compliance with the ECoW works at the earliest practical opportunity, and no later than 5 working days following the incidence of non-compliance. (2) The ECoW shall be appointed on the terms approved under part (1) throughout the period from pre-construction works1, Commencement of Development to completion of construction works and post-construction site reinstatement works. (3) Prior to the decommissioning, restoration and aftercare phases of the Development or the expiration of the operational period of the consent (whichever is the earlier), 1 This may include Site Enabling Works. If the Site Enabling Works condition is included the wording should be updated to reflect this.
Page 10
details of the terms of appointment of a suitably qualified, experienced, and independent ECoW by the Company throughout the decommissioning, restoration and aftercare phases of the Development shall be submitted to, and approved in writing by, the Planning Authority. (4) The ECoW shall be appointed on the terms approved under part (3) throughout the decommissioning, restoration and aftercare phases of the Development. Reason: To secure effective monitoring of and compliance with the environmental mitigation and management measures associated with the Development during the construction, post-construction restoration, decommissioning, restoration and aftercare phases. 17. Environmental Clerk of Works (1) There shall be no Commencement of Development until the terms of appointment of an independent Environmental Clerk of Works (“EnvCoW”) by the Company have been submitted to, and approved in writing by, the Planning Authority. The terms of appointment shall: (a) impose a duty to monitor compliance with the environmental commitments provided in the EIA Report, any approved Construction Environmental Management Plan, any approved Habitat Management Plan, and any species or habitat management plans identified in the EIA Report; (b) require the EnvCoW to report to the nominated construction project manager, developer and Planning Authority any incidences of non-compliance with the EnvCoW works at the earliest practical opportunity; (c) require the EnvCoW to submit a monthly report to the construction project manager, developer and Planning Authority summarising works undertaken on site. (2) Prior to the decommissioning, restoration and aftercare phases of the Development or the expiration of the operational period of the consent (whichever is the earlier), details of the terms of appointment of a suitably qualified, experienced, and independent EnvCoW by the Company throughout the decommissioning, restoration and aftercare phases of the Development shall be submitted to and approved in writing by the Planning Authority. (3) The EnvCoW shall be appointed on the terms approved under part (2) throughout the decommissioning, restoration and aftercare phases of the Development. Reason: To secure effective and transparent monitoring of and compliance with the environmental mitigation and management measures associated with the Development during the construction, decommissioning, restoration and aftercare phases. 18. Geotechnical Clerk of Work (1) There shall be no Commencement of Development until the terms of appointment by the Company of an independent and suitably qualified engineer as a Geotechnical Clerk of Works (“GCoW”) have been submitted to, and approved in writing by, the Planning Authority. The terms of appointment shall:
Page 11
(a) impose a duty to monitor compliance with any approved Construction and Environmental Management Plan, any approved Peat Management Plan, and any approved Peat Landslide Risk Management Plan; (b) require the GCoW to report to the Planning Authority and nominated construction project manager any incidences of geotechnical risks at the earliest practical opportunity, and no later than 5 working days following the incidence of non-compliance; and (c) require the GCoW to report to the Planning Authority any incidences of peat land slips at the earliest practical opportunity to SEPA where there are risks to the wider environment, and no later than 5 working days following the incidence of peat land slips. (2) The GCoW shall be appointed on the terms approved under part (1) throughout the period from Commencement of Development to completion of construction works and post-construction site reinstatement works. (3) Prior to the decommissioning, restoration and aftercare phases of the Development or the expiration of the operational period of the consent (whichever is the earlier), details of the terms of appointment of a suitably qualified engineer as a GCoW by the Company throughout the decommissioning, restoration and aftercare phases of the Development shall be submitted to, and approved in writing by the Planning Authority. (4) The GCoW shall be appointed on the terms approved under part (3) throughout the decommissioning, restoration and aftercare phases of the Development. Reason: To secure effective monitoring of and compliance with the mitigation related to geotechnical matters, particularly peat land slip and management measures associated with the Development during the construction, post-construction restoration, decommissioning, restoration and aftercare phases. 19. Construction and Environmental Management Plan (CEMP) (1) There shall be no Commencement of Development until a Construction and Environmental Management Plan (CEMP) containing site specific details of all on- site construction works, post-construction reinstatement, drainage and mitigation, together with details of their timetabling, has been submitted to, and approved in writing by, the Planning Authority. The CEMP shall be informed by the site and ground investigation works and best practice guidance. (2) The CEMP shall provide: (a) a site waste management plan (dealing with all aspects of waste produced during the construction period other than peat and other carbon rich soils), including details of contingency planning in the event of accidental release of materials which could cause harm to the environment, evidencing all proposals comply with SEPA’s guidance and the requirements of the waste management licensing regime as appropriate; (b) details of the location, layout, formation of the construction compound, welfare facilities, any areas of hardstanding, turning areas, internal access tracks, car parking, material stockpiles, oil, fuel and chemical storage, lighting columns, and any construction compound boundary fencing required for the construction period;
Page 12
(c) a dust management plan detailing all mitigation/dust suppression measures intended to reduce the impacts of dust on site, including measures to reduce dust on roads; (d) site specific details for management and operation of any concrete batching plant (including disposal of pH-rich waste water and substances); (e) details of measures to be taken to prevent loose or deleterious material being deposited on the local road network including wheel cleaning and lorry sheeting facilities, and measures to clean the site entrances and the adjacent local road network; (f) a Pollution Prevention and Incident Plan incorporating a Pollution Prevention Plan, Pollution Incident Plan and a Pollution Control Monitoring Plan, this shall provide measures to protect watercourses, groundwater, management of natural surface hydrological flows (flushes, springs, etc.) and protection of peatland/soils, arrangements for the storage and management of oil and fuel and other chemicals on the site and sewage disposal and treatment; (g) details of soil storage and management including outline quantities, locations (other than peat and other carbon rich soils) management of long-term storage of construction generated to facilitate future site restoration; (h) a drainage management strategy, demonstrating how all surface and wastewater arising during and after construction is to be managed and prevented from impacting on the water environment and to mitigate flood risk; (i) a surface water and groundwater management and treatment plan, including details of the separation of clean and dirty water drains, and location of settlement lagoons for silt laden water; (j) details of temporary site illumination, including measures to ensure light spill/pollution is minimised and avoids habitats within the site and does not extend beyond the immediate working area, and not beyond the site boundary; (k) Any required Protected Species Plans. The Plan(s) shall be informed by surveys carried out by a suitably qualified person (and updated surveys should the existing survey information be more than 18 months old at start of development works). The ecological and species surveys shall inform the mitigation measures required to protect protected species during construction of the Development. The Plan shall provide mitigation measures, as required, and a timetable for implementation. (l) details of the construction of the access into the site, including associated drainage and the creation and maintenance of associated visibility splays; (m)Site-specific Construction Method Statements for the following: i. crane pads; ii. turbine foundations; iii. working cable trenches; iv. erection of the wind turbines and meteorological masts; v. Energy storage compound formation and installation of energy storage equipment; vi. Substation compound formation, erection of associated buildings and ancillary infrastructure; vii. watercourse crossings including full details and plans of the design and specification of all new and upgraded watercourse crossings to be constructed, ensuring continuous flow and fish passage with no hanging culverts, noting all crossings shall be oversized bottomless arched culverts or traditional style bridges; (n) details of post-construction restoration/reinstatement of the working areas not required during the operation of the Development;
Page 13
(o) Historic Environment Protection Plan including details of protective fencing of the location of the historic environment features to be protected during construction works, including appropriate buffers; (p) a wetland ecosystems survey and mitigation plan; (q) a tree felling and management plan; (r) a Construction Noise Management Plan including details of the management of noise and vibration during construction and post-construction restoration, including that caused by construction traffic, to the lowest practicable levels and in accordance with BS 5228:2009 “Code of Practice for noise and vibration control on construction and open sites – Part 1: Noise and Part 2: Vibration” (or any updated version/document which superseded this document) and how any properties likely to be affected by construction noise will be kept informed; (s) Construction Method Statements for all roads/tracks to be altered/formed associated with the development, including their width, likelihood of widening or passing places, means of drainage (which shall have regard to SUDS principles), means of construction, and edge reinstatement including verge width. The specification shall be accompanied by relevant plans at a sufficient scale; (t) the cable trenches; (u) a phasing plan for the construction works; and (v) a written scheme which details the methodology for dealing with any revisions to any of the documents required under this part (3). Any revised documents will require to be submitted to and approved in writing by the Planning Authority prior to the revisions being implemented on site. (3) The Development shall be implemented in accordance with the CEMP approved under part (1) unless otherwise approved in advance in writing by the Planning Authority. Reason: To ensure that all construction operations are carried out in a manner that minimises their impact on road safety, amenity and the environment, and that the mitigation measures contained in the EIA Report accompanying the application, or as otherwise agreed, are fully implemented. 20. Construction Hours (1) Construction work shall only take place between the hours of 07.00 to 19.00 on Monday to Friday inclusive and 07.00 to 16.00 on Saturdays, with no construction work taking place on a Sunday or Public Holiday. Outwith these specified hours, maintenance works, emergency works and construction works shall be limited to concrete pours, wind turbine erection, dust suppression, and the testing of plant and equipment, unless otherwise approved in advance in writing by the Planning Authority. (2) HGV movements (excluding abnormal loads) to or from the site during construction of the wind farm shall be limited to [07.00 to 19.00 Monday to Friday (inclusive), and 07.00 to 16.00 on Saturdays, with no HGV movements to or from site taking place on a Sunday or Public Holiday. Outwith these hours, and subject to paragraph (1), HGV movements are to be limited to wind turbine delivery (unless otherwise approved in advance in writing by the Planning Authority). Reason: In the interests of local amenity.
Page 14
21. Traffic Management Plan (1) There shall be no Commencement of Development until a Traffic Management Plan has been submitted to, and approved in writing by, the Planning Authority in consultation with the Area Roads Manager and Transport Scotland. The Traffic Management Plan shall provide: (a) the routeing of all traffic associated with the Development on public roads; (b) measures to ensure that the specified routes are adhered to, including monitoring procedures; (c) details of all signage and lining arrangements to be put in place; (d) provisions for emergency vehicle access; (e) provision for the submission and agreement of a roads condition survey pre-and post-construction accompanied by an appropriate agreement between the Planning Authority and the Company to ensure the delivery of any post- construction public road restoration that may be required; and (f) identification of a nominated person to whom any road safety issues can be referred. (2) The approved Traffic Management Plan shall be implemented in full, unless otherwise approved in advance in writing by the Planning Authority. Reason: In the interests of road safety. 22. On site Electricity and control cables All electricity and control cables between the turbines, substations and control buildings shall be laid out underground unless as otherwise agreed in writing with the Planning Authority and NatureScot. Reason: In the interests of the protection of Nature Interests and to avoid any additional above ground visual impacts arising from the development. 23. Biodiversity Enhancement and Habitat Management Plan No development in respect of this planning permission shall take place unless a Biodiversity Enhancement and Habitat Management Plan (BE-HMP) has been submitted to and approved by the Planning Authority in consultation with NatureScot. The BE-HMP shall set out the proposed Biodiversity Enhancement and Habitat Management of the development site during the period of construction, operation, decommissioning and restoration of the site and set out proposals for habitat and biodiversity restoration and enhancement. The approved BE-HMP shall be implemented in full to the agreed timescale. Reason: In order to define the terms of the permission and in order to prevent undue adverse impacts to wildlife and habitats and provide biodiversity enhancement and to protect and improve habitats which may be affected by the development. 24. Programme of Archaeological Works No development shall take place within the development site as outlined in red on the approved plan until the developer has secured the implementation of a programme of
Page 15
archaeological works in accordance with a written scheme of investigation which has been submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority. Thereafter the developer shall ensure that the programme of archaeological works is fully implemented 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 To ensure the protection and recording of archaeological features. 25. Access Management Plan No development shall commence unless and until an Access Management Plan (AMP) has been submitted to and approved in writing by the Planning Authority. The AMP shall include (but shall not necessarily be limited to): (a) identification of limitations on site access rights during the construction phase; (b) details of appropriate access management during the construction and operational periods of the Development, including such matters as the maintenance of public access and temporary or permanent diversion or stopping up of public rights of way; (c) details of warning and management signage which is appropriate and takes account of both the operational needs and access rights during both the construction and the operational periods of the Development; (d) set out the access management regime to be implemented during the operational phase of the Development. (e) provision for operational use of the wind farm tracks/access road for leisure access, including procedures to maintain amenities. The approved AMP shall thereafter be implemented in full. Reason: To ensure that public access is managed appropriately throughout the construction and operational period of the Development. 26. Roads and Infrastructure Prior to the commencement of development written confirmation of adherence the following matters shall be submitted for the approval of the Planning Authority in consultation with the Area Roads Manager. All required works to be undertaken in accordance with the requirement of the Area Roads Manager as agreed. • New accesses and existing accesses in need of amending or modification to be upgraded in accordance with Operational Services Drg No SD08/001b. • Visibility splays measuring 42m x 2.4m to be cleared and maintained in perpetuity. • Additional road signs and markings will be required, as per TSRGD. Exact specifications and locations to be agreed with this department. • A statement in respect to the materials and plant to be transported over the C32 to serve the works is required. The statement should also state where materials will
Page 16
be imported from along with estimated quantities, so the effect on local quarry roads can be assessed. • Major works notice will be required for the planned C32 upgrades. • TTRO applications will be required for works within the C32 corridor . • Detailed engineering, technical drawing required in relation to C32 upgrades. Details to be approved by this department. General illustrations as per Fig 2.10b. 2.10c and 2.10d. • A system of traffic management to be in place to accommodate the traversing of abnormal loads over the C32. Details to be agreed with this department. • A pre start road inspection to be carried out. Any extraordinary damage to the C32 road corridor caused by the associated proposal works to be made good at no expense to Argyll and Bute Council. • A pre start site meeting is required, to discuss planned changes to the C32. Reason: To ensure that the construction activities associated with the proposals and transportation of abnormal loads will not have any detrimental effect on the road network. 27. Construction Traffic Management Plan (CTMP) Prior to commencement of the development, a Construction Traffic Management Plan (CTMP) shall be submitted to, and approved by, the Planning Authority, after consultation with Transport Scotland and the Area Roads Manager. Thereafter, all construction traffic associated with the development shall conform to the requirements of the agreed plan. This shall include: a) Details of any additional signing or temporary traffic control measures deemed necessary due to the size or length of any loads being transported must be undertaken by a recognised QA traffic management consultant b) Details of proposals for an abnormal load delivery trial-run to be undertaken with the involvement of Police Scotland and prior to the commencement of abnormal loads deliveries. Trial-run proposals shall be submitted to and approved in writing by the Planning Authority in consultation with Transport Scotland. c) Details of any accommodation measures required, including the removal of street furniture, junction widening, over-sail of the trunk road, and traffic management must be approved and implemented to the satisfaction of the Planning Authority, in consultation with Transport Scotland. Reason: To mitigate the adverse impact of construction traffic on the safe and efficient operation of the trunk road network.
Page 17
28. Decommissioning Traffic Plan Prior to any decommissioning of the development, a Decommissioning Traffic Plan in respect of traffic management shall be prepared and approved in writing by the Planning Authority, in consultation with Transport Scotland. The Development shall be decommissioned in accordance with the approved decommissioning traffic plan. Reason To mitigate the adverse impact of construction traffic on the safe and efficient operation of the trunk road network. 29. Aviation Lighting That no turbine shall be erected unless a scheme for aviation lighting for the wind farm, consisting of Civil Aviation Authority-compliant visible aviation lighting and Ministry of Defence (DIO) accredited infra-red aviation lighting, has been submitted and approved by the planning authority in consultation with DIO and Civil Aviation Authority. The turbines shall be erected with the approved lighting installed and the lighting shall remain operational throughout the duration of this permission. Reason In the interests of aviation safety and landscape amenity. 30. Defence Infrastructure Safeguarding (i) Aviation Lighting Prior to commencing construction of any wind turbine generators, or deploying any construction equipment or temporal structure(s) 50 metres or more in height (above ground level) the undertaker must submit an aviation lighting scheme for the approval of the Argyll & Bute Council in conjunction with the Ministry of Defence defining how the development will be lit throughout its life to maintain civil and military aviation safety requirements as determined necessary for aviation safety by the Ministry of Defence. This should set out: a) details of any construction equipment and temporal structures with a total height of 50 metres or greater (above ground level) that will be deployed during the construction of wind turbine generators and details of any aviation warning lighting that they will be fitted with; and b) the locations and heights of all wind turbine generators and any anemometry mast featured in the development identifying those that will be fitted with aviation warning lighting identifying the position of the lights on the wind turbine generators; the type(s) of lights that will be fitted and the performance specification(s) of the lighting type(s) to be used. Thereafter, the undertaker must exhibit such lights as detailed in the approved aviation lighting scheme. The lighting installed will remain operational for the lifetime of the development.
Page 18
(ii) Aviation Charting and Safety Management The undertaker must notify the Ministry of Defence, at least 14 days prior to the commencement of the works, in writing of the following information: a) the date of the commencement of the erection of wind turbine generators; b) the maximum height of any construction equipment to be used in the erection of the wind turbines; c) the date any wind turbine generators are brought into use; d) the latitude and longitude and maximum heights of each wind turbine generator, and any anemometer mast(s). The Ministry of Defence must be notified of any changes to the information supplied in accordance with these requirements and of the completion of the construction of the development. Reason In the interests of aviation safety. 31. Television and Radio Reception Mitigation (1) No development shall commence unless and until a baseline Television and Radio Reception survey has been undertaken. (2) In the event of a claim by any individual person regarding TV picture loss or interference, including radio reception, at their house, business premise or other building, this shall be investigated by an independent qualified engineer, appointed by the Company (at the companies expense), and the results, including any mitigation measures, shall be submitted to the Planning Authority, alongside a copy of the results of the baseline survey undertaken under the terms of part (1). (3) Should any impairment to the TV signal or radio reception be attributable to the Development, the Company shall remedy such impairment so that the standard of reception at the affected property is equivalent to the baseline TV or radio reception as relevant. For the avoidance of doubt, the resolution of disputes shall be determined by an independent arbiter e.g. OFCOM or other professional body as appropriate. Reason: To ensure local radio [and television] services are sustained during the construction and operation of the Development. 32. Operational Noise Planning Condition 1) The rating level of noise from the combined effects of the wind turbines hereby permitted (including the application of any tonal and/or amplitude modulation (AM) character correction), when determined at any residential properties lawfully existing or with planning permission at the time of the consent in accordance with the Assessment and Rating of Wind Turbine Noise 2026 Planning Condition Technical Guidance Notes (“ARWTN Technical Guidance Notes”), shall not exceed the values for the relevant integer wind speed set out in or derived from the table attached to this condition. In the event that a complaint is made, the following steps shall be carried out:
Page 19
2) The turbines shall be designed to permit individually controlled operation or shut down at specified wind speeds and directions in order to facilitate compliance with noise criteria. 3) The Company shall continuously log power production, wind speed and wind direction at each wind turbine all (in accordance with Guidance Notes). This data shall be retained for a period of not less than 24 months. The Company shall provide this information to the Planning Authority, in the format set out in the Guidance Notes, within 14 days of receipt in writing of a request to do so. 4) Prior to the Date of First Commissioning, the Company shall have submitted to, and received written approval of the Planning Authority of, a list of proposed independent consultants who will undertake compliance measurements in accordance with this condition. Amendments to the list of approved consultants shall be made only with the prior written approval of the Planning Authority. 5) Within 21 days from receipt of a written request of the Local Planning Authority, following a justified complaint to it alleging noise disturbance at a specified residential property, the wind farm operator shall, at its own expense, employ an appropriately qualified and experienced acoustician and provide a written protocol (“the Protocol”) to be approved in writing by the Local Planning Authority. The Protocol shall confirm the applicable noise limit, describe the procedure to assess the level and character of noise from the wind farm at the specified property in accordance with the procedures described in the ARWTN Technical Guidance Notes and set out a timescale within which the assessment described in the Protocol will be completed. The written request from the Local Planning Authority shall set out as far as possible the time or meteorological conditions to which the complaint relates and whether the character of the noise is likely to include tonal noise or AM components if applicable. Measurements to assess compliance with the noise limits shall be undertaken in accordance with the agreed Protocol. If the Local Planning Authority or acoustician determine the character of noise is likely to include tonal or AM components, the Protocol needs to consider the assessment of these characteristics. 6) The wind farm operator shall provide to the Local Planning Authority the acoustician's assessment of the rating level of noise at the specified property. The assessment shall include, if requested by the Local Planning Authority, all data collected for the purposes of undertaking the compliance measurements and analysis, such data to be provided in a format to be agreed with the Local Planning Authority. Certificates of calibration of the equipment shall be submitted to the Local Planning Authority with the acoustician's assessment report. 7) Where a further assessment of the rating level of noise from the wind farm at the specified property is required to correct for other noise sources pursuant to the ARWTN Technical Guidance Notes, the wind farm operator shall submit a copy of the further assessment within 21 days of submission of the acoustician's initial assessment unless otherwise agreed by the Local Planning Authority. The wind farm operator shall facilitate wind turbine shut downs as suitably justified by the acoustician to allow the contribution from other sources to be determined, if suitable data is not already available. D. Wind farm operational and wind data logged by the operator, as defined in the ARWTN Technical Guidance Notes, shall be supplied to the relevant Local Planning Authority on its request, within 14 days of receipt in writing of such a request.
Page 20
Table 1. Simplified operational site-specific noise limits (SSNL) at receptor locations (dB LA90) for day and night periods Receptor Location (Easting, Northing in BNG) Noise limit at standardised wind speeds up to 10 m/s, dB LA90 Duntanachan (196710, 728227) Clachadubh (194756, 727375) Barguillean Farm (198045, 728811) Sithean/Bunanta (198330, 728610) Bar Glas (197764, 728716) Am Barr (197857, 728777) 32 29 34 34 34 34 Reason: To protect amenity and to ensure that noise limits are not exceeded and to enable prompt investigation of complaints. 33. Compensatory Planting 1) There shall be no Commencement of Development until a woodland planting scheme to compensate for the removal of existing woodland (“the Replanting Scheme”) has been submitted to and approved in writing by Argyll and Bute Council in consultation with Scottish Forestry. 2) The Replanting Scheme must comply with the requirements set out in the UK Forestry Standard (Forestry Commission, 2017. ISBN 978-0-85538-999-4) and the guidelines to which it refers. The Replanting Scheme submitted for approval must include- a. details of the location of the area to be planted; b. details of landowners and occupiers of the land to be planted; c. the nature, design and specification of the proposed woodland to be planted; d. details of all Necessary Consents for the Replanting Scheme and timescales within which each shall be obtained; e. the phasing and associated timescales for implementing the Replanting Scheme; f. proposals for the maintenance and establishment of the Replanting Scheme, including; annual checks; replacement planting; fencing; ground preparation; and drainage; and g. proposals for reporting to Argyll and Bute Council on compliance with timescales for obtaining the Necessary Consents and thereafter implementation of the Replanting Scheme. 3) The approved Replanting Scheme shall thereafter be implemented in full and in accordance with the phasing and timescales set out therein, unless otherwise agreed in writing by Argyll and Bute Council after consultation with Scottish Forestry. 4) There shall be no Commencement of Development until all relevant Necessary Consents for implementation of the Replanting Scheme in accordance with the phasing and timescales set out therein have been obtained.
Page 21
Reason To secure compensatory planting to mitigate against effects of deforestation arising from the Development. 34. Water Pollution Protection Plan including Private Water Supply Protection Measures Prior to the commencement of development a Water Pollution Prevention Plan shall be submitted to the planning authority for its approval, providing details related to safeguard any local private water supplies and the water environment generally to ensure pollution does not take place associated with the implementation of this permission. Such details shall be submitted for approval in consultation with Environmental Protection, SEPA and Scottish Water. Reason: To ensure the protection of the water environment. 35. Water Quality and Fish Monitoring Plan (1) There shall be no Commencement of Development until an integrated Water Quality and Fish Monitoring Plan (WQFMP) has been submitted to and approved in writing by the Planning Authority in consultation with Argyll District Salmon Fishery Board (ADSFB). (2) The WQFMP must take account of the Marine Directorate’s guidance and shall provide: a) provision that water quality sampling should be carried out prior to Commencement of Development, during construction and for at least 12 months after construction is complete; b) key hydro chemical parameters (including turbidity and flow data), the identification of sampling locations (including control sites), frequency of sampling, sampling methodology, data analysis and reporting; c) Any required site-specific mitigation measures including those detailed in the EIA Report. (3) Thereafter, the WQFMP shall be implemented in full within the timescales set out in the WQFMP. Reason: To ensure no deterioration of water quality and to protect fish populations within and downstream of the development area. 36. Forestry Felling Plan (1) No felling shall take place until a Forestry Felling Plan (FFP) has been submitted to and approved in writing by the Planning Authority in consultation with Scottish Forestry. The FFP shall cover the Development site and shall provide: (a) details of felling and restocking proposals; (b) details of the management measures to reduce the amount of felling required to accommodate the Development; (c) measures to deal with forest waste including brash in line with the UK Forestry Standard; (d) timelines for implementing the plan;
Page 22
(e) details setting out annual monitoring of the felled area and reporting procedures to be carried out by a qualified expert; (f) details of forestry management practices; and (g) details demonstrating compliance with The UK Forestry Standard and the Scottish Government’s Policy on Control of Woodland Removal (as amended or replaced from time to time) (2) The approved FFP shall be implemented in full upon Commencement of Felling. Reason: to minimise and manage the effects of forestry felling required to accommodate the Development. 37. Eskdalemuir Seismic Array (1) Within [three months] of the completion of construction of the turbines, the Company shall provide written confirmation to the Scottish Ministers, the Planning Authority, the Ministry of Defence, the Defence Geographic Centre and NATS of the following: (a) the as-constructed position of each turbine in eastings and northings (each to six figures); and (b) the hub height and rotor diameter of each turbine (in metres). Reason: To manage any impact on the Eskdalemuir Seismic Array. 38. Ongoing Operation and Maintenance The wind turbines shall be maintained in the approved colour, free from external rust, staining or discolouration and in accordance with predicted operational noise outputs, until such time as the wind farm is decommissioned. Reason: In the interests of the visual and residential amenity of the area. 39. Site Inspection Strategy (1) Prior to the Date of Final Commissioning, the Company shall submit an outline Site Inspection Strategy (Outline SIS) for the written approval of the Planning Authority. The Outline SIS shall set out a strategy for the provision of site inspections and accompanying Site Inspection Reports (SIR) to be carried out at 25 years of operation from the Date of Final Commissioning and every five years thereafter. (2) No later than 24 years after the Date of Final Commissioning, the Company shall submit a final detailed Site Inspection Strategy (Final SIS), based on the principles of the approved Outline SIS for the written approval of the Planning Authority. The Final SIS shall set out updated details for the provision of site inspections and accompanying Site Inspection Reports (SIR), in accordance with relevant guidance at that time, to be carried out at 25 years of operation from the Date of Final Commissioning and every five years thereafter. (3) At least one month in advance of submitting each SIR to the Planning Authority, the scope of the SIR shall be agreed with the Planning Authority. (4) The SIR shall provide:
Page 23
(a) Details to demonstrate that the infrastructure components of the Development are still operating in accordance with the operational noise condition; and (b) An engineering report which details the condition of tracks, turbine foundations and the wind turbines and sets out the requirements and the programme for the implementation for any remedial measures which may be required. (5) The SIS and each SIR shall be implemented in full following the Date of Final Commissioning unless otherwise agreed in advance in writing by the Planning Authority. Reason: To ensure the Development is being monitored at regular intervals after the first 25 years of operation. 40. Micro Siting (1) All wind turbines, shall be constructed in the approved locations shown on plan reference ( Fig2.5b ) The locations of wind turbines, buildings, masts, areas of hardstanding and tracks may be adjusted by micro-siting within the redline boundary shown on plan reference (Fig2.5b). Any such micro-siting is subject to the following restrictions unless otherwise approved in advance in writing by the Planning Authority (a) No wind turbine, building, mast or hardstanding shall be moved more than 50m from the position shown on plan reference Fig 2.5b; (b) No access track shall be moved more than 50m from the position shown on plan reference Fig 2.5b; (c) No micro-siting shall take place with the result that infrastructure has a greater overall adverse impact on peat than the original location; (d) No infrastructure other than as required for a water course crossing shall be microsited to within 50 metres of a water course; (2) All micro-siting permissible under this condition shall be submitted to, and approved in writing by SEPA, DIO and the Ecological Clerk of Works (“ECoW”) in advance of any works or development associated with the micro-siting request being implemented; (DIO will only require to be consulted in relation to any proposed wind turbine relocation). (3) No later than six months after the Date of First Commissioning an updated site layout plan showing the final position of all wind turbines, buildings, masts, areas of hardstanding, tracks and associated infrastructure forming part of the Development shall be submitted to the Planning Authority. The plan shall also specify areas where micro siting has taken place and, for each instance, be accompanied by copies of SEPA, DIO and ECoW approval, as applicable. Reason: to control environmental impacts while taking account of local ground conditions, DIO aviation safety and SEPA peat impact restrictions on such matters. 41. Trunk Road Authority Requirements Prior to the commencement of development details of the following matters shall be submitted to the planning Authority for its approval in consultation with Transport Scotland;
Page 24
a) Prior to the commencement of the development, the proposed upgraded access on the A85 trunk road, as generally illustrated by RSK nadara Figure 10.4 Access Junction Design Rev 03 dated 17/06/2025, shall be constructed to a layout and type (and method) of construction to be approved by the Planning Authority, after consultation with Transport Scotland b) Prior to the commencement of the development, visibility splays, as generally illustrated by RSK Figure 2.10a: Indicative Site Access - A85 to Fearnoch Forest Track Rev 03 dated 14/08/2025, shall be provided and maintained to the satisfaction of the Planning Authority, after consultation with Transport Scotland. c) Prior to commencement of deliveries to site, the proposed route for any abnormal loads on the trunk road network must be submitted to and approved by the Planning Authority, in consultation with Transport Scotland. d) Prior to the movement of any abnormal load, any accommodation measures required, including the removal of street furniture, junction widening and traffic management must be approved and implemented to the satisfaction of the Planning Authority, in consultation with Transport Scotland. e) Prior to the movement of any components and/or construction materials, any additional signing or temporary traffic control measures deemed necessary due to the size or length of any loads being transported must be undertaken by a recognised QA traffic management consultant, to be approved by Transport Scotland. f) Prior to commencement of the grid connection element of the development, a Construction Traffic Management Plan (CTMP) shall be submitted to, and approved by, the Planning Authority, after consultation with Transport Scotland. In particular, the CTMP shall identify measures to control the use of any direct access onto the trunk road. Thereafter, all construction traffic associated with the development shall conform to the requirements of the agreed Plan. Reason: To protect the Trunk Roads Network, ensure compliance with necessary standards and in the interests of traffic safety. (Reference: Report by Head of Development and Economic Growth dated 3 September 2026, submitted) 5. 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) The Planning Officer spoke to the terms of the report. In terms of the adopted Local Development Plan 2 (LDP2) the site is within the defined ‘Settlement Area’ of Oban. Greencourt is a long-established guest house occupying an elevated position overlooking Oban Bowling Green and Pavilion. The application seeks to make relatively minor alterations to the roof of the building to facilitate the use of the existing roof void as guest house owner’s accommodation. This use is ancillary to the lawful use of the building as Class 7 Guest House and the use of the
Page 25
roof space does not, therefore, require planning permission. 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 or ancillary guest house manager’s use) within the building. The accommodation will remain incidental to the primary guest house and will not form a separate residential unit. The proposal has elicited 11 objections, 15 expressions of support and one representation. The representations largely relate to issues that fall out with the scope of the current planning application. It is the opinion of Planning Officers that the proposal is wholly in accordance with the provisions of the current Development Plan and Local Planning Policy, and it was recommended that planning permission be granted subject to the conditions and reasons appended to the report of handling. Decision The Committee agreed to grant planning permission subject to the following conditions and reasons: 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.
Page 26
(Reference: Report by Head of Development and Economic Growth dated 26 August 2026, submitted) 6. MRS FAULKES: PROPOSED ALTERATIONS AND ERECTION OF EXTENSION: 30 THE GREEN, CRAOBH HAVEN (REF: 26/01009/PP) The Area Team Leader spoke to the terms of the report. The application seeks planning permission for alterations and the erection of an extension to an existing dwellinghouse. Reference was made to 2 late representations received since publication of the report from parties that had previously commented on the application. The first was from Argyll Yacht Rigger Ltd and the other from Ania Zworzdiak. Planning Officers advise that the proposed alterations and extension are acceptable in terms of their principle, siting, scale, massing, design and relationship with the host dwelling and surrounding settlement. A total of 15 representations have been received, 12 objecting to the proposal with 3 affording support. It is not considered that the objections raise any complex or technical issues that have not been addressed in the report. The proposal is considered to accord overall with the relevant provisions of National Planning Framework 4 and the Argyll and Bute Local Development Plan 2, and it was recommended that planning permission be approved subject to the conditions appended to the report of handling. Decision The Committee agreed to grant planning permission subject to the following conditions and reasons: 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 12/06/2026; 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 17th June 2026 Site Plan 12th June 2026 Existing Plans and Elevations 6412-1 12th June 2026 Proposed Plans and Elevations 6412 – 2 D 12th June 2026
Page 27
Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details. 2. External Finishes Unless otherwise expressly shown on the approved drawings, all external materials and finishes to the extension and altered parts of the dwelling shall match or harmonise with the corresponding materials and finishes of the existing dwelling in respect of colour, texture and appearance, unless otherwise agreed in writing by the Planning Authority. Reason: In order to ensure that the extension integrates satisfactorily with the host dwelling and preserves the architectural and visual character of The Green and the wider planning settlement of Craobh Haven, in accordance with NPF4 Policy 14 and the relevant design provisions of the Argyll and Bute Local Development Plan 2. 3. Boundary Wall The stone boundary wall forming part of the approved development shall be constructed on in the position, height and form shown on the approved drawings. The wall shall be faced or constructed in natural stone appropriate in colour, character and appearance to the locality and shall thereafter be retained in that form. Reason: In the interests of visual amenity, the character of Craobh Haven and the residential amenity of adjoining occupiers, and in order to ensure that the boundary treatment does not exceed the scale assessed as part of this application. 4. Ancillary Use The accommodation hereby approved, shall be used solely for the purposes incidental or ancillary to the residential occupation and enjoyment of 30 The Green as a single dwellinghouse and shall not be occupied, let or used independently from the dwellinghouse. Reason: In order to define the scope of the permission and safeguard the residential character of the property and amenity of neighbouring occupiers. 5. Air Source Heat Pump The noise level arising from the operation of the air source heat pump hereby approved shall not exceed 42 dB LAeq (5 minutes), measured at 1 metre from the window of any habitable room on the façade of any neighbouring residential property. Reason: In order to safeguard the residential amenity of neighbouring properties from unacceptable operational noise. (Reference: Report by Head of Development and Economic Growth dated 1 September 2026, submitted)
Page 28
7. SCOTTISH POWER RENEWABLES/MACHAIR WIND LIMITED: SCOTTISH GOVERNMENT'S MARINE DIRECTORATE SECTION 36 CONSULTATION ON PROPOSED MACHAIR OFFSHORE WIND FARM: SITE 15 KM NORTH WEST OF ISLE OF ISLAY AND 12.4 KM WEST OF ISLE OF COLONSAY (REF: 26/01100/S36) The Senior Planning Officer spoke to the terms of the report which provided a recommended response to the Scottish Government’s Marine Directorate Section 36 Consultation for the proposed Machair Offshore Wind Farm. This report reviews the policy considerations which are applicable to this proposal and the planning merits of the development, the views of bodies consulted by the Scottish Government along with other consultations undertaken by the Council, and third-party opinion expressed to the Scottish Government. Reference was also made to a supplementary report advising of representations received from Jura Community Development Trust and Islay Community Council. The Committee was asked to agree the recommended response set out in the report. Decision The Committee agreed that the Scottish Government’s Marine Directorate should be notified that Argyll and Bute Council: 1. Raises an objection to the proposal on seascape and landscape visual impact grounds, as the proposed offshore wind farm would result in extensive significant adverse seascape, landscape and visual effects at national, regional and local levels contrary to Policy GEN 7 of the National Marine Plan, Policy 11 and Policy 4 of the National Planning Framework 4 and Policy 30, 70 and 71 of the Argyll and Bute Local Development Plan 2. 2. Raises an objection to the proposal on cultural heritage impact grounds, as the proposed offshore wind farm would result in significant effects on the setting of terrestrial heritage assets and on the setting of Iona conservation area, contrary to the provisions of Policy GEN 6 of the National Marine Plan, Policy 7 of the National Planning Framework 4 and Policy 16, 17 and 19 of the Argyll and Bute Local Development Plan 2. 3. Raises an Objection in relation to the principle of the development of the proposed offshore windfarm at the proposed location and, as a consequence of its location, scale and nature, its likely significant adverse effects on seascape, landscape, and visual amenity, and on the unique cultural heritage assets of the planning authority area. These significant adverse effects are such that they are considered to outweigh any positive contribution to renewable energy generation and climate change targets. 4. Notes to Scottish Ministers that Argyll and Bute Council considers that the significance of effect of this proposal on both seascape landscape and visual impact and on cultural heritage grounds is so great that the proposed development would fail to meet provisions within The Electricity Act 1989, which require Scottish Ministers, in considering proposals for consent, to have regard to the desirability of preserving natural beauty of the countryside, and of protecting sites, buildings and objects of
Page 29
architectural, historic or archaeological interest, and to do what can reasonably be done to mitigate any such effects. 5. Raises strong concerns about the adequacy of the EIA Report, in relation to the assessment of the significant negative environmental effects of the project as a whole, and specifically in relation to underassessment of the significance of seascape landscape and visual impacts, cultural heritage impacts and a lack of assessment of the full range of socio-economic and tourism and recreation impacts on the fragile local communities most impacted. 6. Raises concerns about the prematurity of determining this application in the absence of further information being submitted to address identified inadequacies and in advance of any of the proposed statutory mitigation and compensation programmes being implemented. (Reference: Report by Head of Development and Economic Growth dated 3 September 2026 and supplementary report number 1 dated 14 September 2026, submitted) 8. DEVELOPMENT MANAGEMENT PERFORMANCE UPDATE - FQ1 2026/27 A report providing an update on the performance of the Development Management Service for the reporting period FQ1 2026/27 was considered. Decision The Committee reviewed and agreed the content of the report. (Reference: Report by Executive Director with responsibility for Development and Economic Growth dated 4 September 2026, submitted) The Committee resolved in terms of Section 50(A)(4) of the Local Government (Scotland) Act 1973 to exclude the press and public for the following item of business on the grounds that it was likely to involve the disclosure of exempt information as defined in Paragraph 13 of Part 1 of Schedule 7A to the Local Government (Scotland) Act 1973. 9. ENFORCEMENT REPORT - REFERENCE 25/00068/ENOTH2 The Committee considered enforcement case reference 25/00068/ENOTH2. Decision The Committee agreed the recommendations detailed in the report. (Reference: Report by Head of Development and Economic Growth dated 4 September 2026, submitted)