Agenda reports pack
Argyll and Bute Council · 19 October 2026
Back to Argyll and Bute Local Review Body — 19 October 2026 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Argyll and Bute Council Comhairle Earra-Ghàidheal Agus Bhòid Executive Director: Douglas Hendry Kilmory, Lochgilphead, PA31 8RT Tel: 01546 605522 DX 599700 LOCHGILPHEAD 12 October 2026 NOTICE OF MEETING A meeting of the ARGYLL AND BUTE LOCAL REVIEW BODY will be held BY MICROSOFT TEAMS on MONDAY, 19 OCTOBER 2026 at 10:00 AM, which you are requested to attend. Douglas Hendry Executive Director BUSINESS 1. APOLOGIES FOR ABSENCE 2. DECLARATIONS OF INTEREST 3. CONSIDER NOTICE OF REVIEW REQUEST: TARBERT FARM, ISLE OF GIGHA (REF: 26/0002/LRB) (a) Notice of Review and Supporting Documentation (Pages 3 - 16) (b) Comments from Interested Parties (Pages 17 - 114) • Planning (Pages 17 – 112) • Roads (Pages 113 – 114) Argyll and Bute Local Review Body Councillor Jan Brown Councillor Kieron Green (Chair) Councillor Fiona Howard Contact: Fiona McCallum Tel: 01546 604392 Public Document Pack
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Page 1 of 5 Central Validation Team at Argyll and Bute Council 1A Manse Brae Lochgilphead PA31 8RD Tel: 01546 605518 Email: planning.hq@argyll-bute.gov.uk Applications cannot be validated until all the necessary documentation has been submitted and the required fee has been paid. Thank you for completing this application form: ONLINE REFERENCE 100618917-015 The online reference is the unique reference for your online form only. The Planning Authority will allocate an Application Number when your form is validated. Please quote this reference if you need to contact the planning Authority about this application. Applicant or Agent Details Are you an applicant or an agent? * (An agent is an architect, consultant or someone else acting on behalf of the applicant in connection with this application) Applicant Agent Agent Details Please enter Agent details Company/Organisation: Ref. Number: You must enter a Building Name or Number, or both: * First Name: * Building Name: Last Name: * Building Number: Address 1 Telephone Number: * (Street): * Extension Number: Address 2: Mobile Number: Town/City: * Fax Number: Country: * Postcode: * Email Address: * Is the applicant an individual or an organisation/corporate entity? * Individual Organisation/Corporate entity Colin Armstrong Architects Mike Lawson Fairways Business Park Lyle House IV2 6AA Scotland Inverness Page 3 Agenda Item 3a
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Page 2 of 5 Applicant Details Please enter Applicant details Title: You must enter a Building Name or Number, or both: * Other Title: Building Name: First Name: * Building Number: Address 1 Last Name: * (Street): * Company/Organisation Address 2: Telephone Number: * Town/City: * Extension Number: Country: * Mobile Number: Postcode: * Fax Number: Email Address: * Site Address Details Planning Authority: Full postal address of the site (including postcode where available): Address 1: Address 2: Address 3: Address 4: Address 5: Town/City/Settlement: Post Code: Please identify/describe the location of the site or sites Northing Easting Mr TARBERT FARM Don Argyll and Bute Council Dennis Tarbert Farm Wee Isle Dairy ISLE OF GIGHA PA41 7AA PA41 7AA Scotland 651806 Isle of Gigha 165292 Wee Isle Dairy Page 4
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Page 3 of 5 Description of Proposal Please provide a description of your proposal to which your review relates. The description should be the same as given in the application form, or as amended with the agreement of the planning authority: * (Max 500 characters) Type of Application What type of application did you submit to the planning authority? * Application for planning permission (including householder application but excluding application to work minerals). Application for planning permission in principle. Further application. Application for approval of matters specified in conditions. What does your review relate to? * Refusal Notice. Grant of permission with Conditions imposed. No decision reached within the prescribed period (two months after validation date or any agreed extension) – deemed refusal. Statement of reasons for seeking review You must state in full, why you are a seeking a review of the planning authority’s decision (or failure to make a decision). Your statement must set out all matters you consider require to be taken into account in determining your review. If necessary this can be provided as a separate document in the ‘Supporting Documents’ section: * (Max 500 characters) Note: you are unlikely to have a further opportunity to add to your statement of appeal at a later date, so it is essential that you produce all of the information you want the decision-maker to take into account. You should not however raise any new matter which was not before the planning authority at the time it decided your application (or at the time expiry of the period of determination), unless you can demonstrate that the new matter could not have been raised before that time or that it not being raised before that time is a consequence of exceptional circumstances. Have you raised any matters which were not before the appointed officer at the time the Yes No Determination on your application was made? * If yes, you should explain in the box below, why you are raising the new matter, why it was not raised with the appointed officer before your application was determined and why you consider it should be considered in your review: * (Max 500 characters) Request to vary condition (Section 42) We understand that a DMT decision on the use of concrete for farm accesses on the island is due to be made on this in short course, but don't want to run the risk of running out of time, as the three month period runs out tomorrow. Page 5
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Page 4 of 5 Please provide a list of all supporting documents, materials and evidence which you wish to submit with your notice of review and intend to rely on in support of your review. You can attach these documents electronically later in the process: * (Max 500 characters) Application Details Please provide the application reference no. given to you by your planning authority for your previous application. What date was the application submitted to the planning authority? * Review Procedure The Local Review Body will decide on the procedure to be used to determine your review and may at any time during the review process require that further information or representations be made to enable them to determine the review. Further information may be required by one or a combination of procedures, such as: written submissions; the holding of one or more hearing sessions and/or inspecting the land which is the subject of the review case. Can this review continue to a conclusion, in your opinion, based on a review of the relevant information provided by yourself and other parties only, without any further procedures? For example, written submission, hearing session, site inspection. * Yes No In the event that the Local Review Body appointed to consider your application decides to inspect the site, in your opinion: Can the site be clearly seen from a road or public land? * Yes No Is it possible for the site to be accessed safely and without barriers to entry? * Yes No Checklist – Application for Notice of Review Please complete the following checklist to make sure you have provided all the necessary information in support of your appeal. Failure to submit all this information may result in your appeal being deemed invalid. Have you provided the name and address of the applicant?. * Yes No Have you provided the date and reference number of the application which is the subject of this Yes No review? * If you are the agent, acting on behalf of the applicant, have you provided details of your name Yes No N/A and address and indicated whether any notice or correspondence required in connection with the review should be sent to you or the applicant? * Have you provided a statement setting out your reasons for requiring a review and by what Yes No procedure (or combination of procedures) you wish the review to be conducted? * Note: You must state, in full, why you are seeking a review on your application. Your statement must set out all matters you consider require to be taken into account in determining your review. You may not have a further opportunity to add to your statement of review at a later date. It is therefore essential that you submit with your notice of review, all necessary information and evidence that you rely on and wish the Local Review Body to consider as part of your review. Please attach a copy of all documents, material and evidence which you intend to rely on Yes No (e.g. plans and Drawings) which are now the subject of this review * Note: Where the review relates to a further application e.g. renewal of planning permission or modification, variation or removal of a planning condition or where it relates to an application for approval of matters specified in conditions, it is advisable to provide the application reference number, approved plans and decision notice (if any) from the earlier consent. Declare – Notice of Review I/We the applicant/agent certify that this is an application for review on the grounds stated. Declaration Name: Mr Mike Lawson Declaration Date: 07/05/2026 Location Plan, 2169 - House and Glamping Pods at Big Knowe House, Gigha - Section 42 Supporting Statement 25/01961/PP 09/12/2025 Page 6
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Page 5 of 5 Fee Exemption Reason This is an appeal or request for local review and is not subject to a fee Page 7
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Lyle House, Fairways Business Park, Inverness, IV2 6AA Page 3 2. Practical constraints: tarmac was unobtainable At the time the access was constructed, ferry weight restrictions meant that tarmac could not be delivered to the island. The applicant was unable to find a way to transport the required plant or materials – indeed there are incidences where a barge has had to be hired for these type of works to be carried out on the islands. Concrete was the only practical, proportionate and deliverable option. The applicant acted responsibly by constructing a compliant, durable access surface using the only feasible material available. 3. Rural business context The applicant operates a small rural business in a remote location where sourcing labour and materials is extremely difficult. Costs and logistics differ substantially from the mainland. Any requirement to excavate and replace the existing access would cause avoidable financial harm and operational disruption that is disproportionate to the planning purpose of the condition. 4. Access functions as both residential and agricultural track The access serves the house and holiday pod(s) but also the applicant’s dairy farm, including regular tractor and plant movements. Tarmac is not suitable for heavy agricultural use, as it deforms and tears under tractor traffic. This would require frequent resurfacing, creating an unreasonable and recurring cost for a small rural business. Concrete provides the necessary durability for agricultural vehicles over the long term. See below image of access during construction, that was originally submitted in support of discharge of condition 2. Page 11
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Lyle House, Fairways Business Park, Inverness, IV2 6AA Page 4 5. Local road context The applicant is not aware of any council road resurfacing works on the island since approximately 2008. Existing tarmac roads are in a poor state of repair. Requiring a higher standard of construction than the council maintains locally is inconsistent with the practical context of the area. The concrete access is appropriate, robust and aligned with local conditions. 6. How this issue arose: leverage during a second application The issue only came to light when the applicant submitted a second planning application for two additional pods, using the same access. Transport Planning then raised concerns about the existing concrete surface under the original consent. From the applicant’s perspective, the handling of the second application gave the impression that it was being used as leverage to compel the replacement of the concrete access. This caused significant confusion and distress, as the applicant believed they had complied with all relevant requirements to the best of their ability and in good faith. 7. Communication challenges and impact on collaboration The applicant and their design team sought to resolve the matter collaboratively and made several requests for online meetings with council officers. These requests were repeatedly declined, which made constructive dialogue difficult. Correspondence from the case officer, James Ross, was at times blunt in tone. While undoubtedly intended to communicate the council’s position clearly, the applicant found the exchanges stressful and felt unsupported during what became a prolonged and complex process. Furthermore, the applicant has indicated that they would be willing to consider entering into a legal agreement with the Council whereby they would be responsible for ongoing future maintenance for the part of the junction constructed in concrete, but personnel from the Council involved in the determination of the application and discharge of the conditions have been unable or unwilling to discuss this in any meaningful way with the applicant. These points are not raised to criticise any individual, but to provide important context about why this matter has been so difficult for the applicant and why a clear and proportionate resolution is now essential. Page 12
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Lyle House, Fairways Business Park, Inverness, IV2 6AA Page 5 8. Delay and financial harm The original application was submitted in February 2023. Almost three years have now passed attempting to clarify the expectations regarding the access. The applicant has lost three tourist seasons, and may lose a fourth, of income from the holiday pod(s). These delays and the uncertainty surrounding this matter have had a significant and detrimental financial impact on the applicant’s rural business. 9. Planning purpose is already achieved The intent of Condition 2 is to ensure road safety through the provision of a stable, durable, bound surface and appropriate visibility splays. The existing concrete surface satisfies these requirements. There is no road safety, amenity or operational benefit in replacing the concrete with tarmac. Requiring the access to be dug up and rebuilt would serve no planning purpose and would place an undue burden on the applicant. Conclusion For the reasons set out above, we respectfully request that Condition 2 be modified to permit the existing concrete access surface. This approach: • meets the planning purpose of the condition • reflects the practical constraints and remote island context • avoids disproportionate financial and operational harm • supports the viability of a fragile rural business • provides a fair and constructive resolution to a difficult and prolonged situation Page 13
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0 Scale1:1250 25 50 75m N SITE AREA: 6006sqm TARBERT To Gigha To North End 53000 53000 Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Project No. Revision Sheet @ A3 Drawn byDate Created Scale Status X:\Documents\2169 - Proposed Glamping Pod Big Knowe House\02. WORK IN PROGRESS\2.1 BIM Models\2169-CAA-ZZ-XX-M3-A-000001.rvt 24/02/2023 10:47:41 1 : 1250 and Tourist Let Proposed Dwelling House Don Dennis, Emma Rennie and Bryce Harvey DR- A- 0001 2169 Planning External Works Location Plan RG21/02/23 Page 15
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1 STATEMENT OF CASE FOR ARGYLL AND BUTE COUNCIL LOCAL REVIEW BODY NON-DETERMINATION OF PLANNING APPLICATION SEEKING A VARIATION OF CONDITION 2 RELATIVE TO PLANNING PERMISSION REF. 23/00391/PP – VARIATION TO SURFACE OF VEHICULAR ACCESS TARBERT FARM, ISLE OF GIGHA, ARGYLL AND BUTE PLANNING APPLICATION REFERENCE NUMBER 25/01961/PP LOCAL REVIEW BOARD REFERENCE NUMBER 26/0002/LRB 27TH May 2026 Page 17 Agenda Item 3b
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2 STATEMENT OF CASE The planning authority is Argyll and Bute Council (‘the Council’). The appellant is Wee Isle Dairy, Mr Don Dennis (‘the appellant’). The planning application, reference number 25/021961/PP, Variation of condition 2 of planning permission 23/00391/PP (Erection of dwellinghouse and siting of family size glamping pod for use as holiday letting accommodation) variation to surface of vehicular access) at Tarbert Farm, Isle of Gigha (the appeal site”) was subject to a request for review in the event of non- determination on 14th May 2026. The planning application has been appealed and is subject of referral to a Local Review Body. STATUTORY BASIS ON WHICH THE APPEAL SHOULD BE DECIDED Section 25 of the Town & Country Planning (Scotland) Act 1997 provides that where, in making any determination under the planning Acts, regard is to be had to the development plan, the determination shall be made in accordance with the plan unless material considerations indicate otherwise. This is the test for this application. STATEMENT OF CASE The planning authority considers the determining issue in relation to the case to be the acceptability of the proposed access construction details in relation to the requirements previously set out by the Council in its determination of planning application ref. 23/00391/PP. The acceptability of the site for the erection of a dwellinghouse and the siting of a glamping pod for use as holiday letting accommodation has previously been established through the grant of planning permission ref. 23/00391/PP on 27th September 2023 (“the 2023 permission”) (copy of decision notice and approved plans attached) The 2023 permission is subject to 9 (no) conditions. The only condition preventing the commencement of development is condition 6 (landscape), the details of which were submitted on 31st October 2024 and agreed on 1st November 2024. A Notice of Initiation of Development form was submitted 21st November 2024. Further details relating to the requirements of conditions 2 (formation of access), 4 (road alterations), 7 (archaeology), and 8 (water supply) were submitted on 26th November 2024. The requirements of condition 7 has been satisfactorily been addressed. In relation to water supply (condition 8) details were discharged on the basis that a public water supply connection was to be obtained, it is however noted that the details on the current application indicate a reversion to a private water supply is now proposed and will need to be the Page 18
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3 subject of further scrutiny, including enforcement action if necessary. Confirmation was however provided by the Council’s Roads Officer on 21st January 2024 that the provisions of conditions 2, 3, and 4 had not been fully satisfied. In respect of condition 2 it was observed that the access bellmouth and service bay had not been properly constructed in accordance with the requirements of the specified Roads Standard Detail Drawing SD 08/004 Rev a. The Roads Officer noted that the service was required to be constructed to standard that would allow this to become part of the public road which in future would be managed and maintained by the Council and as such required to be surfaced in a bituminous material. The photos provided however showed the access and service bay to be constructed with concrete. Commentary was also provided in relation to non-compliance with condition 3 as a fence appeared to be located within 2m of the service bay, and that in relation to condition 4, headwalls had not been constructed at each end of the drainage culvert within a 2m wide verge. On the basis of the above, it is understood that the 2023 has been unlawfully and partially implemented through construction of the connection to the public road and service bay, formation of part of the access route, and erection of the glamping pod, it does however appear that elements of the implemented development do not accord with the detail provided in the approved plans, coupled with the failure to meet the requirements of condition 2 (and potentially also conditions 3 and 4) the 2023 permission cannot be considered to have been lawfully implemented at this point in time but is of significant material weight as it remains ‘live’. However, if pre-start compliance requirement remain unaddressed, this permission would expire on 27th September 2026. Application ref. 25/01961/PP (“the 2025 application”) was submitted on 25th November 2025 and made valid on the 8th December 2025. This application has been made under the provisions of Section 42 of the Act and seeks a fresh permission to be issued with a variation to the terms of condition 2 relative to the 2023 permission. In summary the 2025 permission seeks to secure approval for the use of concrete as the surface finish to the vehicular access bellmouth and service bay as amendment to the terms of condition 2 relative to 23/00391/PP. Alongside the submission of the 2025 application, the appellant engaged in direct dialogue with the Council’s Roads and Infrastructure Services (RIS) seeking that the Council review its position on the requirement for bituminous material in remote and island locations. This matter was taken forward by RIS and an undertaking to formally review this was provided, this resulted in a report from the Head of Roads and Infrastructure Services to the Council’s DMT in May 2026. The progression of the 2025 application was accordingly put on hold to await the outcome of the RIS report to DMT. A formal response from the Council’s Roads and Infrastructure Services remains outstanding and is required for the purpose of addressing any amendment to condition 2. Additionally, in considering this matter, the LRB should also be aware of a related planning application (ref. 24/02082/PP – “the 2024 application”) submitted by the appellant on 19th November 2024 and valid on 10th January 2025. This separate application seeks planning permission for the erection of Page 19
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4 an addition two holiday letting accommodation units and associated works on adjoining land to the 2023 permission. The 2024 application in summary provides for an intensification in activity which would utilise the same vehicular access onto the public road as the 2023 permission, there is however provision to separate tourism traffic by diverting this along a new southern route to a separate parking area. The 2024 application currently remains undetermined as it too was held in abeyance whilst awaiting the outcome of the RIS review and report to DMT, and an updated Roads consultation response is also necessary to move that matter forward. The commentary below sets out officers response to the matters raised by the Appellant in their LRB submission. REQUIREMENT FOR ADDITIONAL INFORMATION AND A HEARING The proposal seeks to amend/vary the requirements of condition 2 relative to planning permission ref. 23/00391/PP. Given that the principle of development has in this instance already been established and remains the subject of a ‘live’ permission (the 2023 permission) it is anticipated that the LRB will be able to limit its consideration to this specific matter as opposed to considering the whole proposal afresh. It is considered that given the nature of this application the written submissions process should be sufficient for all parties to provide the LRB with the details required to reach a decision. Given the above and that the proposal is small- scale, has no complex or challenging issues and has not been the subject of significant body of conflicting representation, then it is considered that a Hearing is not required. COMMENT ON APPELLANTS’ SUBMISSION Having regard to the detailed reasons for requesting the review set out in in the appellants’ submission the following points are noted: 1. Condition Wording and Lack of Clarity. Page 20
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5 Comment: The terms of condition 2 provide an accurate technical specification and identification of the Council’s relevant roads guidance to direct the standard to which the access an service bay must be provided. It is further noted that the drawings submitted by the applicant and which form part of the approval specify the use of tarmac on the site/location plan drawings; had concrete been specified then a correction to this would have been applied by condition. It is considered that the provisions of condition 2 satisfy the ‘6 tests’ set out by the Scottish Government within Circular on the Use of Planning Condition (4/1998). 2. Practical constraints: tarmac was unobtainable. Comment: It is understood that this is a matter that will be addressed by the Council’s Roads and Infrastructure Services in their response to the LRB. 3. Rural business context Comment: It is understood that this is a matter that will be addressed by the Council’s Roads and Infrastructure Services in their response to the LRB. 4. Access functions as both residential and agricultural track Page 21
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6 Comment: It is understood that this is a matter that will be addressed by the Council’s Roads and Infrastructure Services in their response to the LRB. 5. Local Road Context Comment: It is understood that this is a matter that will be addressed by the Council’s Roads and Infrastructure Services in their response to the LRB. 6. How this issue arose: leverage during a second application Comment: The Agent for the appellant submitted details of the constructed bellmouth as part of a discharge of conditions submission dated 26th November 2024. Documentation on file confirms that the case officer forwarded the details to Roads on 16th January 2025. Roads confirmed on 21st January 2025 that the constructed access did not comply with the requirements of condition 2. This position was communicated to the Agent for the appellant on the 23rd January 2025. It is observed that the 2024 application (for an additional two pods) was submitted on 19th November 2024 and validated on 10th January 2025. Whilst the timelines overlap it is incorrect of the appellant to state that issue was only flagged in response to the application for further development. It is noted that officers have sought to resolve this issue during the processing of the 2024 application for the purpose of avoiding the situation where the grant of consent gave rise to a further breach of planning control. It is also noted that once the appellant had commenced their separate discussion which has resulted in the RIS review, they had provided instruction that they would prefer a decision on the 2024 submission to be withheld in anticipation that this might provide an outcome that sat in their favour; officers were happy to oblige. 7. Communication challenges and impact on collaboration Page 22
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7 Comment: It is noted that this matter is not material to the consideration of the LRB. It is observed that having been made aware of the issue in January 2025 the appellant and their representatives sought to engage with a wide range of interests/influencers in respect of this matter. Any decision to vary Roads technical guidance is a matter that lies outwith the scope of the Council’s planning service and as such the Development Management Service have agreed extensions that have allowed the appellant to explore these options. The Development Management Service is not however responsible for any difficulty that the appellant may have experienced in progressing those discussions or delays in that being concluded. 8. Delay and financial harm Comment: It is noted that this matter is not material to the consideration of the LRB. The acceptability or otherwise of the proposal must be considered in relation to the Development Plan and not how the application was processed. It is further observed that whilst the appellant has not as yet managed to implement their development in a lawful manner it is understood that the glamping pod is currently advertised for let. 9. Planning purpose is already achieved Comment: It is understood that commentary on the technical challenges presented through the use of concrete will be addressed by the Council’s Roads and Infrastructure Services in their response to the LRB. Page 23
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8 It is further observed however that due to the appellant's failure to properly implement the 2023 permission in accordance with both the terms of condition 2 and the details shown on the approved plans, that a positive outcome to the LRB would still not be sufficient to wholly address the planning enforcement liabilities that relate to the development as currently built, and may require the submission of a further detailed planning application to resolve. OTHER MATTERS It is observed that the key policy consideration for the LRB in their determination of this matter would be whether or not the proposed amendment to the terms of condition relative to 23/00391/PP would be considered to be consistent with the requirements of the provisions of Policy 39 of the Argyll and Bute Local Development Plan 2. At the time of writing no formal consultation comment has been received from the Council’s Roads and Infrastructure Services in respect of the 2025 application. It is however understood that the outcome of the report to DMT in respect of the use of non-bituminous surface materials on Gigha has not resulted in any change to the Council’s previously established position. On the basis that the Council’s Roads Officers have previously confirmed that the access as constructed fails to comply with the requirements of the Council’s Roads Design Guidance (and the identified Standard Roads Drawing) it is the consideration of officers that the proposal to amend condition2 to provide for the use of concrete is unacceptable. Officers would however defer to any updated position provided by Roads on this matter. In light of the above and to comply with the requirements of LDP2 Policy 39(a), it is recommended that the LRB grant planning permission but with a revised format of condition 2 that secures the removal of the first 5m of concrete and its replacement with a bituminous material within a period of 3 months from the date of permission. A revised list of conditions to this effect is provided, this also takes into account details from the 2023 permission which have already been submitted for approval and have been discharged. Page 24
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9 CONCLUSION Section 25 of the Town and Country Planning Act 1997 requires that all decisions be made in accordance with the development plan unless material considerations indicate otherwise. In this case, the proposed development would be in conflict with the relevant provisions of the development plan when taken as a whole, and there are no material circumstances to indicate that the decision should be made other than in accordance with the development plan. Taking account of the above, it is respectfully requested that the Appellant’s request for permission to be granted for use of a concrete surface to the access and service bay be dismissed. Given that this is a submission under S.42 of the Act it is advised that permission be granted subject to the conditions appended which take accord of matters already resolved in relation to landscape, archaeology and water supply but which set out remedial action which is necessary to bring the constructed access into alignment with the Council’s Roads Development Guidance. Appended documents: 23/00391/PP – Decision Notice (separate attachment) 23/00391/PP – Approved Plans (separate attachment) 23/00391/PP – Report of Handling (separate attachment) 23/00391/PP - Details submitted pursuant to condition 6 (landscape) (submitted 31.10.2024 and approved 01.11.2024) (separate attachment) 23/00391/PP – Details submitted pursuant to condition 7 (archaeology) (submitted 25.11.2024 – no response received from WoSAS and assumed to be acceptable). (separate attachment) Suggested Conditions for LRB 26/0002/LRB (Appendix 1 below) Page 25
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TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 (AS AMENDED) TOWN AND COUNTRY PLANNING (DEVELOPMENT MANAGEMENT PROCEDURE) (SCOTLAND) REGULATIONS 2013 PLANNING PERMISSION REFERENCE NUMBER: 23/00391/PP Don Dennis, Emma Rennie And Bryce Harvey Colin Armstrong Architects Lyle House Pavilion 1 Fairways Business Park Inverness IV2 6AA I refer to your application dated 27th February 2023 for planning permission in respect of the following development: Erection of dwellinghouse and siting of family size glamping pod for use as holiday letting accommodation AT: Land South West Of Tarbert Farm Isle Of Gigha Argyll And Bute Argyll and Bute Council in exercise of their powers under the above mentioned Act and Regulations hereby grant planning permission for the above development in accordance with the particulars given in the application form and doquetted plans subject however to the conditions and reasons detailed on the following page(s). It should be understood that this permission does not carry with it any necessary consent or approval for the proposed development under other statutory enactments and is not a Building Warrant. Dated: 27 September 2023 Fergus Murray Head of Development and Economic Growth Page 26
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REFERENCE NUMBER: 23/00391/PP Erection of dwellinghouse and siting of family size glamping pod for use as holiday letting accommodation AT: Land South West Of Tarbert Farm Isle Of Gigha Argyll And Bute The planning permission as detailed above is subject to the following conditions: Standard Time Limit Condition: The development to which this permission relates must be begun not later than three years from the date of this permission. Reason: In accordance with Section 58 of the Town and Country Planning (Scotland) Act 1997. Standard Soils Management Condition: Where the development involves ground breaking works, soil management should be undertaken in compliance with the established best practice set out in the DEFRA publication “Construction Code of Practice for the Sustainable Use of Soils on Construction Sites 2009”, unless an alternative methodology for sustainable management of soil is submitted to and approved in writing by the Planning Authority. Reason: In order to ensure that sustainable management of soils and compliance with the requirements of NPF4 Policy 5A. 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 24.02.2023 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 Supplementary Location Plan RG - 0004 15.03.2023 Location Plan DR- A- 0001 27.02.2023 Proposed Site Plan DR- A- 0002 27.02.2023 Proposed Site Section RG - 0003 27.02.2023 Proposed Floor Plan SF32551 -PLN01-1 A 27.02.2023 Proposed Elevations SF32551 - PLN01-2 A 27.02.2023 Glamping Pod Elevations, Floor Plan and Section as Proposed AL - 0004 27.02.2023 Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details. Page 27
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2. Notwithstanding the provisions of Condition 1, the proposed access shall be formed in accordance with the Council's Roads Standard Detail Drawing SD 08/004 Rev a; and visibility splays of 2.4 metres to point X by 53 metres to point Y from the centre line of the proposed access. The access shall be surfaced with a bound material in accordance with the stated Standard Detail Drawing. Prior to work starting on site the access hereby approved shall be formed to at least base course standard and the visibility splays shall be cleared of all obstructions such that nothing shall disrupt visibility from a point 1.05 metres above the access at point X to a point 0.6 metres above the public road carriageway at point Y. The final wearing surface on the access shall be completed prior to the development first being brought into use and the visibility splays shall be maintained clear of all obstructions thereafter. Reason: In the interests of road safety. 3. Notwithstanding the provisions of Condition 1, the development shall not include for the provision of walls, fences or hedges within 2.0 metres of the public road or back of service strip. The proposed vehicular gates to be installed at the site entrance shall be set back a minimum distance of 6.00 metres from edge of public road and shall open inwards and away from the public road. Reason: In the interest of road safety. 4. Notwithstanding the provisions of Condition 1, prior to the commencement of work on site, the proposed road alteration shall be implemented in accordance with the details set out by the Roads and Infrastructure Services below: (i) Existing road ditch to be culverted under the service bay shall be carried out to the satisfaction of Roads & Infrastructure Services. (ii) Headwalls shall be constructed on each end of the new culvert. (iii) Provision of parking and turning for a minimum of 3 vehicles within application site - 2 spaces for the main dwelling and 1 space for the glamping pod. (iv) Provision of refuse collection point adjacent to the public road. Reason: In the interest of road and public safety. 5. Notwithstanding the provisions of Condition 1, the glamping pod hereby approved shall be used for short term occupancy only and not as a main residence and shall not be occupied by any family, group or individual for a cumulative period of more than three calendar months in any one year. A register showing dates of arrivals and departures shall be maintained by the Site Operator and shall be available at all reasonable times for inspection by the Planning Authority. Reason: In order to define the permitted occupancy to satisfy the provisions of the Development Plan. Page 28
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6. Notwithstanding the provisions of Condition 1, no development shall commence until a scheme of boundary treatment, surface treatment and landscaping has been submitted to and approved in writing by the Planning Authority. The scheme shall include details of: i) Location, design and materials of proposed walls, fences and gates; ii) Surface treatment of proposed means of access and hardstanding areas; iii) Any proposed re-contouring of the site by means of existing and proposed ground levels; iv) Proposed hard and soft landscape works; v) A biodiversity statement demonstrating how the proposal will contribute to conservation/restoration/enhancement of biodiversity, and how these benefits will be maintained for the lifetime of the development. The development shall not be occupied until such time as the boundary treatment, surface treatment and any re-contouring works have been completed in accordance with the duly approved scheme. All of the hard and soft landscaping works shall be carried out in accordance with the approved scheme during the first planting season following the commencement of the development, unless otherwise agreed in writing by the Planning Authority. The biodiversity statement should refer to Developing with Nature guidance | NatureScot as appropriate. Reason: To assist with the integration of the proposal with its surroundings in the interest of amenity, and to comply with the requirements of NPF4 Policy 3 7. Notwithstanding the provisions of Condition 1, the developer shall secure the implementation of an archaeological watching brief, to be carried out by an archaeological organisation acceptable to the Planning Authority, during all ground disturbance. The retained archaeological organisation shall be afforded access at all reasonable times and allowed to record, recover and report items of interest and finds. A method statement for the watching brief will be submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority prior to commencement of the watching brief. The name of the archaeological organisation retained by the developer shall be given to the Planning Authority and to the West of Scotland Archaeology Service in writing not less than 14 days before development commences. Reason: In order to protect archaeological resources. 8. Notwithstanding the provisions of Condition 1, no development shall commence until an appraisal of the wholesomeness and sufficiency of the intended private water supply and the system required to serve the development has been submitted to and approved in writing by the Planning Authority. The appraisal shall be carried out by a qualified hydrologist and shall include a risk assessment having regard to the requirements of Schedule 4 of the Private Water Supplies (Scotland) Regulations 2006 which shall inform the design of the system by which a wholesome and sufficient water supply shall be provided and maintained. The appraisal shall also demonstrate that the wholesomeness and sufficiency of any other supply in the vicinity of the development, or any other person utilising the same source or supply, shall not be compromised by the proposed development. Page 29
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The development shall not be brought into use or occupied until the required water supply system has been installed in accordance with the agreed specification and is operational. Reason: In the interests of public health and in order to ensure that an adequate private water supply in terms of both wholesomeness and sufficiency can be provided to meet the requirements of the proposed development and without compromising the interests of other users of the same or nearby private water supplies. 9. Notwithstanding the provisions of Condition 1, the development shall incorporate a surface water drainage system which is consistent with the principles of Sustainable urban Drainage Systems (SuDS) compliant with the guidance set out in CIRIA's SuDS Manual C753. The requisite surface water drainage shall be operational prior to the development being brought into use and shall be maintained as such thereafter. Reason: To ensure the provision of an adequate surface water drainage system and to prevent flooding. Page 30
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NOTES TO APPLICANT (1) RELATIVE TO APPLICATION NUMBER 23/00391/PP STANDARD NOTES 1. If the applicant is aggrieved by the decision to refuse permission for or approval required by a condition in respect of the proposed development, or to grant permission or approval subject to conditions, the applicant may require the planning authority to review the case under Section 43A of the Town and Country Planning (Scotland) Act 1997 (as amended) within three months from the date of this notice. A Notice of Review request must be submitted on an official form which can be obtained by contacting The Local Review Body, Committee Services, Argyll and Bute Council, Kilmory, Lochgilphead, PA31 8RT or by email to localreviewprocess@argyll-bute.gov.uk 2. If permission to develop land is refused or granted subject to conditions and the owner of the land claims that the land has become incapable of reasonably beneficial use in its existing state, and it cannot be rendered capable of reasonably beneficial use by the carrying out of any development which has been or would be permitted, the owner of the land may serve on the planning authority a purchase notice requiring the purchase of the landowner’s interest in the land, in accordance with Part 5 of the Town and Country Planning (Scotland) Act 1997 (as amended). 3. In order to comply with Sections 27A(1) of the Town and Country Planning (Scotland) Act 1997, prior to works commencing on site it is the responsibility of the developer to complete and submit the following ‘Notice of Initiation of Development’ form to the Planning Authority specifying the date on which the development will start. Failure to comply with this requirement constitutes a breach of planning control under Section 123(1) of the Act. 4. In order to comply with Section 27B(1) of the Town and Country Planning (Scotland) Act 1997 it is the responsibility of the developer to submit the following ‘Notice of Completion’ form to the Planning Authority specifying the date upon which the development was completed. Page 31
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INFORMATIVE NOTES • Further advice on SuDS can be found in SEPA’s Standing Advice for Small Scale Development – www.sepa.org.uk • Regulatory requirements for private water supplies should be discussed with the Council’s Environmental Health Officers in the first instance. • Regard should be had to the West of Scotland Archaeology Service’s consultation comments in respect of the proposed development. • Operation of the pod for the purposes of a tourist accommodation shall require the benefit of a separate Site Licence under the Caravan Sites and Control of Development Act 1960 as amended. Site Licence requirements should be discussed with the Council’s Environmental Health Officers in the first instance. Page 32
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APPENDIX TO DECISION APPROVAL NOTICE Appendix relative to application: 23/00391/PP A. Has the application required an obligation under Section 75 of the Town and Country Planning (Scotland) Act 1997 (as amended): Planning Obligation Not Required B. Has the application been the subject of any “non-material” amendment in terms of Section 32A of the Town and Country Planning (Scotland) Act 1997 (as amended) to the initial submitted plans during its processing. Yes/No? (if yes, list amendments below) No amended plans received Summary of amendments (if appropriate): C. Is the proposal a departure from the Development Plan: No If yes, state level of departure: No Departure D. Summary justification statement for approval of planning permission The proposal is considered to be consistent with the relevant provisions of the Development Plan, and there are no other material considerations of sufficient significance to indicate that it would be appropriate to withhold planning permission having regard to s25 of the Act. Page 33
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10 Appendix 1: SUGGESTED CONDITIONS AND REASONS RELATIVE TO LRB REF. 26/0002/LRB (25/01961/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 for 23/00319/PP dated 24.02.2023, supporting information and, the approved drawings relative to 23/00319/PP 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 Supplementary Location Plan RG - 0004 15.03.2023 Location Plan DR- A- 0001 27.02.2023 Proposed Site Plan DR- A- 0002 27.02.2023 Proposed Site Section RG - 0003 27.02.2023 Proposed Floor Plan SF32551 - PLN01-1 A 27.02.2023 Proposed Elevations SF32551 - PLN01-2 A 27.02.2023 Glamping Pod Elevations, Floor Plan and Section as Proposed AL - 0004 27.02.2023 Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details. 2. The vehicular access shall be formed in accordance with the Council’s Roads Standard Detail Drawing SD 08/004 Rev a; and visibility splays of 2.4 metres to point X by 53 metres to point Y from the centre line of the proposed access. The access shall be surfaced with a bound material in accordance with the stated Standard Detail Drawing. Within 3 months from the date of this permission the concrete surface on the first 5m of the existing vehicular access (measured from the carriageway edge) shall be removed and replaced with a bituminous material. Unless an alternative timescale is otherwise agreed in writing with the planning authority in consultation with the Roads Authority. Prior to any further development taking place on site, the visibility splays shall be cleared of all obstructions such that nothing shall disrupt visibility from a point 1.05 metres above the access at point X to a point 0.6 metres above the public road carriageway at point Y. The final wearing surface on the access shall be completed prior to the development first being brought into use and the visibility splays shall be maintained clear of all obstructions thereafter. Reason: In the interests of road safety. Page 34
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11 3. Notwithstanding the provisions of Condition 1, the development shall not include for the provision of walls, fences or hedges within 2.0 metres of the public road or back of service strip. The proposed vehicular gates to be installed at the site entrance shall be set back a minimum distance of 6.00 metres from edge of public road and shall open inwards and away from the public road. Reason: In the interest of road safety. 4. Notwithstanding the provisions of Condition 1, prior any further development works on site, the vehicular access and service bay shall be wholly implemented in accordance with the details set out by the Roads and Infrastructure Services below: (i) Existing road ditch to be culverted under the service bay shall be carried out to the satisfaction of Roads & Infrastructure Services. (ii) Headwalls shall be constructed on each end of the new culvert. (iii) Provision of parking and turning for a minimum of 3 vehicles within application site - 2 spaces for the main dwelling and 1 space for the glamping pod. (iv) Provision of refuse collection point adjacent to the public road. Reason: In the interest of road and public safety. 5. Notwithstanding the provisions of Condition 1, the glamping pod hereby approved shall be used for short term occupancy only and not as a main residence and shall not be occupied by any family, group or individual for a cumulative period of more than three calendar months in any one year. A register showing dates of arrivals and departures shall be maintained by the Site Operator and shall be available at all reasonable times for inspection by the Planning Authority. Reason: In order to define the permitted occupancy to satisfy the provisions of the Development Plan. 6. The development shall be implemented in accordance with the scheme of landscape and boundary treatment submitted and approved in relation to planning permission ref. 23/00319/PP – plan ref. DR-A-0002 Rev A. submitted on 31st October 2024 and agreed by the planning authority on 1st November 2024. Reason: To assist with the integration of the proposal with its surroundings in the interest of amenity, and to comply with the requirements of NPF4 Policy 3 7. Notwithstanding the provisions of Condition 1, the development shall not be first occupied until an appraisal of the wholesomeness and sufficiency of the intended private water supply and the system required to serve the development has been submitted to and approved in writing by the Planning Authority, OR until such time as a connection to the public water supply has been obtained and provided and evidence to this effect has been submitted for written approval of the planning authority. The appraisal of a private water supply shall be carried out by a qualified hydrologist and shall include a risk assessment having regard to the requirements of Schedule 4 of the Private Water Supplies (Scotland) Page 35
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12 Regulations 2006 which shall inform the design of the system by which a wholesome and sufficient water supply shall be provided and maintained. The appraisal shall also demonstrate that the wholesomeness and sufficiency of any other supply in the vicinity of the development, or any other person utilising the same source or supply, shall not be compromised by the proposed development. The development shall not be brought into use or occupied until the required water supply system has been installed in accordance with the agreed specification and is operational. Reason: In the interests of public health and in order to ensure that an adequate water supply in terms of both wholesomeness and sufficiency can be provided to meet the requirements of the proposed development and without compromising the interests of other users of the same or nearby private water supplies. 8. Notwithstanding the provisions of Condition 1, the development shall incorporate a surface water drainage system which is consistent with the principles of Sustainable urban Drainage Systems (SuDS) compliant with the guidance set out in CIRIA's SuDS Manual C753. The requisite surface water drainage shall be operational prior to the development being brought into use and shall be maintained as such thereafter. Reason: To ensure the provision of an adequate surface water drainage system and to prevent flooding. SUGGESTED ADDITIONAL NOTES TO APPLICANT RELATIVE TO LRB REF. 26/0002/LRB (25/01961/PP) Further advice on SuDS can be found in SEPA’s Standing Advice for Small Scale Development – www.sepa.org.uk Operation of the pod for the purposes of a tourist accommodation shall require the benefit of a separate Site Licence under the Caravan Sites and Control of Development Act 1960 as amended. Site Licence requirements should be discussed with the Council’s Environmental Health Officers in the first instance. A Road Opening Permit under the Roads (Scotland) Act 1984 must be obtained from the Council’s Roads Engineers prior to the formation/alteration of a junction with the public road. The access shall be constructed and drained to ensure that no surface water is discharged onto the public road. Regulatory requirements for private water supplies should be discussed with the Council’s Environmental Health Officers in the first instance. Page 36
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0 1 3 4 5m2 FRONT(ENTRANCE)ELEVATION Fixed Fixed 1500 600 1200 900 1050 1050 900 1050 1050 1000 2100 1800 1200 900 0 1 3 4 5m2 REAR ELEVATION Fixed Fixed 1500 1200 900 1800 2100 900 1200 900 1500 1350 750 0 1 3 4 5m2 RH SIDE ELEVATION Fixed 1800 1200 900 1800 2100 Fixed 1500 1350 750 Fixed 0 1 3 4 5m2 LH SIDE ELEVATION THIS DRAWING IS COPYRIGHT & CANNOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF SCOTFRAME TIMBER ENGINEERING LIMITED. COPYRIGHT:- 17/02/231:50 @ A1 CP Isle of Gigha, PA41 7AA Proposed New House atBig Knowe House, Tarbert Farm Mr & Mrs Dennis SF32551 - PLN01-2 A NOTES: · '3 STAR' CLOSED PANEL TIMBER FRAME KIT - 140mm Val-U-Therm · SOLID FLOOR CONSTRUCTION · PROFILED METAL CLADDING TO ROOF · UPVC WINDOWS & COMPOSITE DOORS · UPVC ROOFLINE Smooth cement render to basecourse to be in contrasting colour. Black UV resistant PVCu Rainwater goods to match windows High performance PVCu windows & composite doors in 'Anthracite Grey' colour. Smooth cement render to basecourse to be in contrasting colour. PVCu Soffit and Fascia in 'Anthracite Grey' to match windows Black UV resistant PVCu Rainwater goods to match windows Smooth cement render to basecourse to be in contrasting colour (matching cills.) Black UV resistant PVCu Rainwater goods to match windows Profiled metal cladding Dark grey ridge flashing to match in with roof sheeting White render to main main body of house White render to main main body of house A CLIENT AMENDMENTS 23/02/23 White render to main main body of house Page 37
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838 838 838 838 838 1385 Sliding Doors 1235 Sliding Doors 1235 Sliding Doors Module 10 1800x2100 French Doors Leading Fixed1500x1350/OF 600x1050/O 1500x1200/OF 1500x1200/OF Bedroom 2 Dining AreaLounge Kitchen Hall St.W En-S Cl. UtilityBedroom 1 Bedroom 4 /Study GROUND FLOOR PLAN 0 1 3 4 5m2 Total Floor Area - 112.2m²(to plasterboard) Total Kit Area - 114.2m²(to structural kit) 838 838 900x1200/O 838 900x1050/O 1500x1350/OF 900x2100/F 1800x1200/OF 1800x1200/OF W W 3905 2200 4050 3630 8010 3630 2720192515303905 3405 630 3825 1348 1323 3345 3345 3345 3405 630 1790 2825 1400 1400 THIS DRAWING IS COPYRIGHT & CANNOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF SCOTFRAME TIMBER ENGINEERING LIMITED. COPYRIGHT:- 17/02/231:50 @ A1 CP Isle of Gigha, PA41 7AA Proposed New House atBig Knowe House, Tarbert Farm Mr & Mrs Dennis SF32551 - PLN01-1 A NOTES: · '3 STAR' CLOSED PANEL TIMBER FRAME KIT - 140mm Val-U-Therm · SOLID FLOOR CONSTRUCTION · PROFILED METAL CLADDING TO ROOF · UPVC WINDOWS & COMPOSITE DOORS · UPVC ROOFLINE A CLIENT AMENDMENTS 23/02/23 Page 38
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0 Scale1:1250 25 50 75m N SITE AREA: 6006sqm TARBERT To Gigha To North End 53000 53000 Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Project No. Revision Sheet @ A3 Drawn byDate Created Scale Status X:\Documents\2169 - Proposed Glamping Pod Big Knowe House\02. WORK IN PROGRESS\2.1 BIM Models\2169-CAA-ZZ-XX-M3-A-000001.rvt 24/02/2023 10:47:41 1 : 1250 and Tourist Let Proposed Dwelling House Don Dennis, Emma Rennie and Bryce Harvey DR- A- 0001 2169 Planning External Works Location Plan RG21/02/23 Page 39
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8.6 m 8.8 m 9.0 m 8.2 m 8.2 m 8.4 m 8.4 m 8.4 m 8.6 m 8.6 m 8.6 m 8.8 m 8.8 m 9.0 m 9.0 m 9.0 m 9.2 m 9.2 m 9.2 m 9.4 m 8.8 m 0 20 40 60m Scale 1:1000 N SITE AREA: 6006sqm 1 0003 1 0003 Area of hardstanding to aid in the collection of waste and recycling Proposed House Proposed Tourist Let unit Site Area: 826sqm TARBERT Photovoltaic Panels Proposed treatment plant and soawkaway Surface water soakaway 6m -8m Tarred access road with service layby Airsource heat pump Airsource heat pump Rural access digram with service layby Natural land feature - Knoll Oil secondary heating source Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Project No. Revision Sheet @ A3 Drawn byDate Created Scale Status X:\Documents\2169 - Proposed Glamping Pod Big Knowe House\02. WORK IN PROGRESS\2.1 BIM Models\2169-CAA-ZZ-XX-M3-A-000001.rvt 24/02/2023 10:50:36 1 : 1000 and Tourist Let Proposed Dwelling House Don Dennis, Emma Rennie and Bryce Harvey DR- A- 0002 2169 Planning External Works Site Plan AL23.01.23 Page 40
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HOUSE SITE KNOLL TRACK SLOPING LAND ROAD FFL+9m +15m +10m Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Drawing No. Project No. Revision Scale Sheet @ A1 Date Created Drawn by Status X:\Docum ents\2169 - Proposed Glam ping Pod Big Knowe House\02. W ORK IN PROGRESS\2.1 BIM Models\2169-CAA-ZZ-XX-M3-A-000001.rvt 24/02/2023 10:51:05 1 : 500 and Tourist Let Proposed Dwelling House Don Dennis, Emma Rennie and Bryce Harvey 0003 2169 Planning 02/21/23 RG Site Section Scale - 1 : 500 Section A Page 41
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FF 6000 4500 WM EQ EQ EQ EQ EQ EQ EQ EQ 6 0004 6 0004 Metal Sheet Roof Grey Windows and doors Timber cladding Ground Floor 0GL -150 2400 Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Drawing No. Project No. Revision Scale Sheet @ A2 Date Created Drawn by Status X:\Docum ents\2169 - Proposed Glam ping Pod Big Knowe House\02. W ORK IN PROGRESS\2.1 BIM M odels\2169-RT1-2019-glam ping pod.rvt 24/02/2023 10:45:24 As indicated Proposed House and Tourist let unit, Ilse of Gigha Don Dennis, Emma Rennie and Bryce Harvey 0004 2169 Tourist Let Unit Planning 24.01.23 AL General Arrangement Scale - 1 : 50 Ground Floor Plan Scale - 1 : 100 Elevation 1 Scale - 1 : 100 Elevation 2 Scale - 1 : 100 Elevation 3 Scale - 1 : 100 Elevation 4 Scale - Exploded 3D 01 0 2 4 6m Scale 1:100 Scale - 1 : 50 Section 1 Page 42
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Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Drawing No. Project No. Revision Scale Sheet @ A1 Date Created Drawn by Status X:\Docum ents\2169 - Proposed Glam ping Pod Big Knowe House\02. W ORK IN PROGRESS\2.1 BIM Models\2169-CAA-ZZ-XX-M3-A-000001.rvt 14/03/2023 07:45:00 1 : 10000 and Tourist Let Proposed Dwelling House Don Dennis, Emma Rennie and Bryce Harvey 0004 2169 Planning 03/14/23 RG Suplimentry Location Map Scale - 1 : 10000 1/10000 Map Site Page 43
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 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: 23/00391/PP Planning Hierarchy: Local Development Applicant: Don Dennis, Emma Rennie And Bryce Harvey Proposal: Erection of dwellinghouse and siting of family size glamping pod for use as holiday letting accommodation Site Address: Land South West of Tarbert Farm Isle Of Gigha Argyll And Bute DECISION ROUTE ☒Delegated - Sect 43 (A) of the Town and Country Planning (Scotland) Act 1997 ☐Committee - Local Government Scotland Act 1973 (A) THE APPLICATION (i) Development Requiring Express Planning Permission • Erection of dwellinghouse • Siting of family size glamping pod for use as holiday letting accommodation. (ii) Other specified operations • Installation of foul drainage treatment plant • Installation of surface water soakaway • Installation of ASHPs (B) RECOMMENDATION: The proposal is recommended for approval of Planning Permission subject to conditions and reasons appended below. (C) CONSULTATIONS: Roads and Infrastructure Services No objection subject to conditions appended below – 17.04.2023 Page 44
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 Scottish Water No objection – 31.03.2023 Environmental Health No objection subject to condition – 15.09.2023 West of Scotland Archaeological Services (WOSAS) No objection subject to conditions appended below – 19.04.2023 Historic Environment Scotland (HES) No objection – 25.04.2023 (D) HISTORY: 11/01511/PPP – Site for the erection of dwellinghouse. Approved: 20.12.2011 13/01511/PP – Erection of residential/commercial property with detached domestic garage. Approved: 05.11.2013 (E) PUBLICITY: Regulation 20 Advert (expiry date: 28.04.2023) (F) REPRESENTATIONS: (i) Representations received from: None received 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: • N/A (G) SUPPORTING INFORMATION Has the application been the subject of: (i) Environmental Impact Assessment Report: ☐Yes ☒No (if Yes insert EIAR topics below) (ii) An Appropriate Assessment under the Conservation (Natural Habitats) Regulations 1994: ☐Yes ☒No (if Yes attach as an appendix) Page 45
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 (iii) A Design or Design/Access statement: ☒Yes ☐No (if Yes insert summary of key issues below) Appraises the site and area, and analyses the proposal against LDP Policies. (iv) A report on the impact of the proposed development eg. Retail impact, transport impact, noise impact, flood risk, drainage impact etc: ☐Yes ☒No (if Yes list supporting documents below) (H) PLANNING OBLIGATIONS Is a Section 75 agreement required: ☐Yes ☒No (if Yes insert details of the terms and heads of agreement and, grounds for refusal if not completed within 4 months below) (I) Has a Direction been issued by Scottish Ministers in terms of Regulation 30, 31 or 32: ☐Yes ☒No (if Yes insert details of direction below) (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 5 – Soils NPF4 Policy 7 – Historic Assets and Places NPF4 Policy 9 – Brownfield, Vacant and Derelict Land and Empty Buildings (includes provisions relevant to Greenfield Sites) NPF4 Policy 12 – Zero Waste NPF4 Policy 13 – Sustainable Transport Liveable Places NPF4 Policy 14 – Design, Quality and Place NPF4 Policy 15 – Local Living and 20 Minute Neighbourhoods Page 46
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 NPF4 Policy 16 – Quality Homes NPF4 Policy 17 – Rural Homes NPF4 Policy 22 – Flood Risk and Water Management NPF4 Policy 23 – Health and Safety Productive Places NPF4 Policy 29 – Rural Development NPF4 Policy 30 – Tourism ‘Argyll and Bute Local Development Plan’ Adopted March 2015 LDP STRAT 1 – Sustainable Development LDP DM 1 – Development within the Development Management Zones LDP 3 – Supporting the Protection Conservation and Enhancement of our Environment LDP 5 –Supporting the Sustainable Growth of our Economy LDP 8 – Supporting the Strength of our Communities LDP 9 – Development Setting, Layout and Design LDP 10 – Maximising our Resources and Reducing our Consumption LDP 11 – Improving our Connectivity and Infrastructure Local Development Plan Schedules ‘Supplementary Guidance to the Argyll and Bute Local Plan 2015’ (Adopted March 2016 & December 2016) Natural Environment SG LDP ENV 1 – Impact on Habitats, Species and our Biodiversity SG LDP ENV 11 – Protection of Soil and Peat Resources Landscape and Design SG LDP ENV 14 – Landscape Historic Environment and Archaeology SG LDP ENV 19 – Impact on Scheduled Ancient Monuments (SAMs) Support for Business & Industry: Main Potential Growth Sector: Tourism SG LDP TOUR 1 – Tourist Facilities and Accommodation, including Static and Touring Caravans SG LDP TOUR 3 – Promoting Tourism Development Areas General Housing Development SG LDP HOU 1 – General Housing Development Including Affordable Housing Provision Bad Neighbour Development SG LDP BAD 2 – Bad Neighbour Development in Reverse Sustainable Siting and Design Page 47
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 SG LDP Sustainable – Sustainable Siting and Design Principles Resources and Consumption SG LDP SERV 1 – Private Sewage Treatment Plants & Wastewater Systems SG LDP SERV 2 – Incorporation of Natural Features / SuDS SG LDP SERV 5(b) – Provision of Waste Storage & Collection Facilities within New Development SG LDP SERV 6 – Private Water Supplies and Water Conservation Transport (Including Core Paths) SG LDP TRAN 4 – New & Existing, Public Roads & Private Access Regimes SG LDP TRAN 6 – Vehicle Parking Provision (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. (delete as appropriate) • Third Party Representations • Consultation Reponses • Planning History • ABC Technical Note – Biodiversity (Feb 2017) • ABC draft Technical Note – Argyll and Bute Windows (April 2018) Argyll and Bute proposed Local Development Plan 2 (November 2019) – The Examination by Scottish Government Reporters to the Argyll and Bute Local Development Plan 2 has now concluded and the Examination Report has been published (13th June 2023). The Examination Report is a material consideration of significant weight and may be used as such until the conclusion of the LDP2 Adoption Process. Consequently, the Proposed Local Development Plan 2 as recommended to be modified by the Examination Report and the published Non Notifiable Modifications is a material consideration in the determination of all planning and related applications. Spatial and Settlement Strategy Policy 02 – Outwith Settlement Areas Policy 04 – Sustainable Development High Quality Places Policy 05 – Design and Placemaking Policy 06 – Green Infrastructure Policy 08 – Sustainable Siting Policy 09 – Sustainable Design Policy 10 – Design – All Development Policy 14 – Bad Neighbour Development Policy 15 – Protection, Conservation and Enhancement of Our Historic Environment Policy 19 – Scheduled Monuments Diverse and Sustainable Economy Page 48
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 Policy 23 – Tourism Development, Accommodation, Infrastructure and Facilities Policy 25 – Tourism Development Opportunities Connected Places Policy 32 – Active Travel Policy 33 – Public Transport Policy 34 – Electric Vehicle Charging Points Policy 35 – Design of New and Existing, Public Roads and Private Access Regimes Policy 36 – New Private Accesses Policy 39 – Construction Standards for Private Accesses Policy 40 – Vehicle Parking Provision Sustainable Communities Policy 58 – Private Water Supplies and Water Conservation Policy 60 – Private Sewage Treatment Plants and Wastewater Drainage Systems Policy 61 – Sustainable Urban Drainage Systems (SUDS) High Quality Environment Policy 73 – Development Impact on Habitats, Species and Biodiversity Policy 79 – Protection of Soil and Peat Resources Local Development Plan 2 Schedules (K) Is the proposal a Schedule 2 Development not requiring an Environmental Impact Assessment: ☐Yes ☒No (if Yes confirm date of screening opinion and reference below) (L) Has the application been the subject of statutory pre-application consultation (PAC): ☐Yes ☒No (if Yes provide summary detail of PAC below) (M) Has a Sustainability Checklist been submitted: ☐Yes ☒No (if Yes provide detail below) (N) Does the Council have an interest in the site: ☐Yes ☒No (if Yes provide detail below) (O) Requirement for a pre-determination hearing: ☐Yes ☒No (if Yes insert details below) (P)(i) Key Constraints/Designations Affected by the Development: • N/A (P)(ii) Soils Agricultural Land Classification: Class: 5.10 Page 49
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 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 Would the development result in fragmentation of croft / better quality agricultural land? ☐Yes ☒No ☐N/A (P)(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 (P)(iv) Land Status / LDP Settlement Strategy Status of Land within the Application (tick all relevant boxes) ☐Brownfield ☐Brownfield Reclaimed by Nature ☒Greenfield ABC LDP 2015 Settlement Strategy LDP DM 1 (tick all relevant boxes) ☐Main Town Settlement Area ☐Key Rural Settlement Area ☐Village/Minor Settlement Area ☒Rural Opportunity Area ☐Countryside Zone ☐Very Sensitive Countryside Zone ☐Greenbelt ABC pLDP2 Settlement Strategy (tick all relevant boxes) ☐Settlement Area ☒Countryside Area ☐Remote Countryside Area ☐Helensburgh & Lomond Greenbelt ABC LDP 2015 Allocations/PDAs/AFAs etc: N/A ABC pLDP2 Allocations/PDAs/AFAs etc: N/A (P)(v) Summary assessment and summary of determining issues and material considerations Planning permission is sought for the erection of dwellinghouse and siting of family size glamping pod for use as holiday letting accommodation. Principle Of relevance, NPF4 Policy 9B sets out that proposals on greenfield sites will not be supported unless the site has been allocated for development or explicitly supported Page 50
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 by policies in the Local Development Plan (LDP). NPF4 Policy 14A generally supports development proposals designed to improve the quality of an area whether in urban or rural locations and regardless of scale. NPF4 Policy 16F sets out that development proposals for new homes on land not allocated for housing in LDP will only be supported in limited circumstances. NPF4 Policy 17C sets out that new homes in remote rural areas will be supported where it supports and sustains existing fragile communities; supports identified local housing outcomes; and is suitable in terms of location, access and environmental impact. NPF4 Policy 30A states that proposals for new or extended tourist facilities or accommodation, including caravan and camping sites, in locations identified in the LDP, will be supported. NPF4 Policies 29A and 29B supports proposals that contributes to the viability, sustainability and diversity of rural communities and local rural economy taking into account how the development will contribute towards local living and take into account the transport needs of the development as appropriate for the rural location. While 29C expects development proposals in remote rural areas, where new development can often help to sustain fragile communities, to be supported where the proposal ii. supports and sustains existing communities; and iii. is suitable in terms of location, access, siting, design and environmental impact. The site is located on Gigha Island and within a Rural Opportunity Area (ROA) wherein the provision of Policies LDP DM 1 and SG LDP HOU 1 of the adopted Argyll and Bute LDP supports the principle of small scale residential development on appropriate sites. In addition, the small scale nature of the proposal and its location on a rural island designated as at tourism development area within the LDP weighs in favour of the proposal. Though likely to only generate a small income, the tourist accommodation would also meet the aims of the LDP to enhance the tourism industry and the local economy. By reason of the existing dispersed geographical scale of the wider environment within which the site is located; and its compliance with the existing settlement pattern within the Island coupled with the level of interconnectivity of the proposed development with the surrounding area, people can reasonably meet the majority of their daily needs within a reasonable distance of their home. Thus, the proposal also complies with the NPF4 Policy 15; and ABC LDP 2015 Policies LDP DM 1 and LDP 8. Drawing the above together, the principle of residential and tourist development at the site is considered acceptable, subject to the acceptability of the detailed matters set out below. Local character and appearance The proposal is located outwith a local or national designation and does not give rise to any immediate impact upon the natural or established environment. The local settlement pattern outwith Ardminish is of dispersed isolated residential buildings or farm lands with cluster of buildings across the island. The proposal would not be an exception to this local settlement pattern in that, it will be established on a land where it will be isolated yet in keeping with the local pattern. The proposal is a rectangular single storey bungalow with a small scale rectangular cabin for use as a tourist accommodation. Together the buildings would create an acceptable small isolated developed site conforming to the local settlement pattern on the Island and partly obscured from the road by an intervening knoll. Page 51
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 By reason of its siting, traditional design (including finishing materials), scale and massing the proposal would not detract from the existing settlement pattern nor the character and appearance of the wider locale. Additionally, in the absence of any immediate neighbouring properties, there are no concerns with daylight, overshadowing and overlooking. Having regard to the proposed tourist accommodation on site, it is considered that due to the orientation and relationship between the two buildings– approx. 32m apart, there are no overlooking or amenity concerns. The proposal is therefore considered consistent with the relevant provisions of NPF4 Policies 14, 16, and 17; and ABC LDP 2015 Policies LDP 3, LDP 9, SG LDP ENV 14 and SG Sustainable. Historic Environment The application site lies within close proximity to two scheduled ancient monuments (SAM) – Ridh a'Chaibeil, burial ground & cross SE of Tarbert (SM 3308) is located some 300m W of the site while Cairnvickuie, cross incised stone NW of (SM 3306) is approx. 310m NW and 80m S of the former SAM. Historic environment Scotland was therefore consulted on the application. HES note that while the proposed development may be present in longer distance inward views, due to its location, it is unlikely to be visible from key outward views associated with the setting of the SAMs. However, as the development will form part of the existing dispersed settlement pattern, the level of change to the baseline setting of the monuments that might derive from the proposal is unlikely to raise issues of national significance. In view of the above, it is considered that the proposal does not raise any concerns detrimental to the designated SAMs and their settings and therefore is deemed compliant with NPF4 Policy 7 and ABC LDP 2015 Policies LDP 3 and SG LDP ENV 19. Biodiversity The proposal does not relate to, nor is it within immediate proximity of any nature conservation designation. The site is an agricultural grazing land with limited biodiversity value. The proposal does not include any detail of proposed biodiversity enhancements that would be delivered by the development; however, in this instance it is considered that this may reasonably be secured by suspensive condition seeking improvements to be considered and delivered alongside proposals for landscape, boundary treatment and surface treatment for the development. Similarly, a condition requiring soil management practices would also be necessary based on NPF4 Policy 5. The proposal is considered to be consistent with the relevant provisions of NPF4 Policies 3 and 5 and ABC LDP Policies LDP 3, SG LDP ENV 1 and SG LDP ENV 11. Water/drainage The application indicates that the development intends to rely on both private water supply and foul drainage system. While Scottish Water (SW) confirmed public water supply availability from Gigha Water Treatment Works, it cannot confirm capacity is currently available to meet the requirement. SW also confirmed there is no public Waste Water infrastructure within the vicinity. It is therefore considered that the proposed private water supply and foul drainage systems are justified. Page 52
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 Environmental Health have raised no concerns to the proposal. With respect to surface water, a condition has been appended to ensure suitable drainage systems (including SuDs) are provided for the proposed development. On this basis, the proposal, subject to the conditions appended below, is considered consistent with the provisions of NPF 4 policy 18 and 22; and ABC LDP 2015 Policies LDP 10 and SG LDP SERV 1, SG LDP SERV 2 and SG LDP SERV 6. Roads The development seeks to form a new private access off the existing public road located some 225 east of the proposed site. Road’s consultee response raised no objection to the proposal subject to conditions deemed necessary and as such appended below. The proposal is considered to be consistent with the relevant requirements of NPF4 Policy 13, and ABC LDP Policy LDP 11, SG LDP TRAN 4 and SG LDP TRAN 6. Waste/Recycling The proposed site plan with drawing no. DR- A- 0002 shows the location of a refuse collection point adjacent to the public road in line with the Council’s Waste Strategy and as such the proposal would be consistent with the requirements of NPF4 Policy 12, and ABC LDP Policy LDP 10 and SG LDP SERV 5(b). Other Considerations The proposal is located approx. 230 SE of Tarbert farm where the development could potentially be impacted by odour and/or noise. Environmental Health was consulted on the application and have raised no objection or concerns to the development being established within the vicinity. Consequently, the development is deemed compliant to the provisions of NPF4 Policies 23; and ABC LDP 2015 Policies LDP 8 and SG LDP BAD 2. Matters Raised by Proposed Local Development Plan 2 (as modified by Examination) Proposed Local Development Plan 2 as recommended to be modified by the Examination Report is now a significant material consideration. In this instance it is considered that this application does not give rise to any fundamental conflict with the relevant policies of PLDP2. (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 subject to conditions is considered to be consistent with the relevant provisions of the Development Plan, and there are no other material considerations of sufficient significance to indicate that it would be appropriate to withhold planning permission having regard to s25 of the Act. Page 53
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 (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 (If yes provide detail below) Author of Report: Tiwaah Antwi Date: 15.09.2023 Reviewing Officer: Bryn Bowker Date: 27.09.2023 Fergus Murray Head of Development & Economic Growth Page 54
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 CONDITIONS AND REASONS RELATIVE TO APPLICATION REF. NO. 23/00391/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 24.02.2023 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 Supplementary Location Plan RG - 0004 15.03.2023 Location Plan DR- A- 0001 27.02.2023 Proposed Site Plan DR- A- 0002 27.02.2023 Proposed Site Section RG - 0003 27.02.2023 Proposed Floor Plan SF32551 - PLN01-1 A 27.02.2023 Proposed Elevations SF32551 - PLN01-2 A 27.02.2023 Glamping Pod Elevations, Floor Plan and Section as Proposed AL - 0004 27.02.2023 Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details. 2. Notwithstanding the provisions of Condition 1, the proposed access shall be formed in accordance with the Council’s Roads Standard Detail Drawing SD 08/004 Rev a; and visibility splays of 2.4 metres to point X by 53 metres to point Y from the centre line of the proposed access. The access shall be surfaced with a bound material in accordance with the stated Standard Detail Drawing. Prior to work starting on site the access hereby approved shall be formed to at least base course standard and the visibility splays shall be cleared of all obstructions such that nothing shall disrupt visibility from a point 1.05 metres above the access at point X to a point 0.6 metres above the public road carriageway at point Y. The final wearing surface on the access shall be completed prior to the development first being brought into use and the visibility splays shall be maintained clear of all obstructions thereafter. Reason: In the interests of road safety. 3. Notwithstanding the provisions of Condition 1, the development shall not include for the provision of walls, fences or hedges within 2.0 metres of the public road or back of service strip. The proposed vehicular gates to be installed at the site entrance shall be set back a minimum distance of 6.00 metres from edge of public road and shall open inwards and away from the public road. Reason: In the interest of road safety. Page 55
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 4. Notwithstanding the provisions of Condition 1, prior to the commencement of work on site, the proposed road alteration shall be implemented in accordance with the details set out by the Roads and Infrastructure Services below: (i) Existing road ditch to be culverted under the service bay shall be carried out to the satisfaction of Roads & Infrastructure Services. (ii) Headwalls shall be constructed on each end of the new culvert. (iii) Provision of parking and turning for a minimum of 3 vehicles within application site – 2 spaces for the main dwelling and 1 space for the glamping pod. (iv) Provision of refuse collection point adjacent to the public road. Reason: In the interest of road and public safety. 5. Notwithstanding the provisions of Condition 1, the glamping pod hereby approved shall be used for short term occupancy only and not as a main residence and shall not be occupied by any family, group or individual for a cumulative period of more than three calendar months in any one year. A register showing dates of arrivals and departures shall be maintained by the Site Operator and shall be available at all reasonable times for inspection by the Planning Authority. Reason: In order to define the permitted occupancy to satisfy the provisions of the Development Plan. 6. Notwithstanding the provisions of Condition 1, no development shall commence until a scheme of boundary treatment, surface treatment and landscaping has been submitted to and approved in writing by the Planning Authority. The scheme shall include details of: i) Location, design and materials of proposed walls, fences and gates; ii) Surface treatment of proposed means of access and hardstanding areas; iii) Any proposed re-contouring of the site by means of existing and proposed ground levels; iv) Proposed hard and soft landscape works; v) A biodiversity statement demonstrating how the proposal will contribute to conservation/restoration/enhancement of biodiversity, and how these benefits will be maintained for the lifetime of the development. The development shall not be occupied until such time as the boundary treatment, surface treatment and any re-contouring works have been completed in accordance with the duly approved scheme. All of the hard and soft landscaping works shall be carried out in accordance with the approved scheme during the first planting season following the commencement of the development, unless otherwise agreed in writing by the Planning Authority. The biodiversity statement should refer to Developing with Nature guidance | NatureScot as appropriate. Reason: To assist with the integration of the proposal with its surroundings in the interest of amenity, and to comply with the requirements of NPF4 Policy 3 7. Notwithstanding the provisions of Condition 1, the developer shall secure the implementation of an archaeological watching brief, to be carried out by an Page 56
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 archaeological organisation acceptable to the Planning Authority, during all ground disturbance. The retained archaeological organisation shall be afforded access at all reasonable times and allowed to record, recover and report items of interest and finds. A method statement for the watching brief will be submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority prior to commencement of the watching brief. The name of the archaeological organisation retained by the developer shall be given to the Planning Authority and to the West of Scotland Archaeology Service in writing not less than 14 days before development commences. Reason: In order to protect archaeological resources. 8. Notwithstanding the provisions of Condition 1, no development shall commence until an appraisal of the wholesomeness and sufficiency of the intended private water supply and the system required to serve the development has been submitted to and approved in writing by the Planning Authority. The appraisal shall be carried out by a qualified hydrologist and shall include a risk assessment having regard to the requirements of Schedule 4 of the Private Water Supplies (Scotland) Regulations 2006 which shall inform the design of the system by which a wholesome and sufficient water supply shall be provided and maintained. The appraisal shall also demonstrate that the wholesomeness and sufficiency of any other supply in the vicinity of the development, or any other person utilising the same source or supply, shall not be compromised by the proposed development. The development shall not be brought into use or occupied until the required water supply system has been installed in accordance with the agreed specification and is operational. Reason: In the interests of public health and in order to ensure that an adequate private water supply in terms of both wholesomeness and sufficiency can be provided to meet the requirements of the proposed development and without compromising the interests of other users of the same or nearby private water supplies. 9. Notwithstanding the provisions of Condition 1, the development shall incorporate a surface water drainage system which is consistent with the principles of Sustainable urban Drainage Systems (SuDS) compliant with the guidance set out in CIRIA’s SuDS Manual C753. The requisite surface water drainage shall be operational prior to the development being brought into use and shall be maintained as such thereafter. Reason: To ensure the provision of an adequate surface water drainage system and to prevent flooding. Page 57
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 NOTE TO APPLICANT (Copy Informative Notes to Uniform Decision Tab) • Further advice on SuDS can be found in SEPA’s Standing Advice for Small Scale Development – www.sepa.org.uk • Regulatory requirements for private water supplies should be discussed with the Council’s Environmental Health Officers in the first instance. • Regard should be had to the West of Scotland Archaeology Service’s consultation comments in respect of the proposed development. • Operation of the pod for the purposes of a tourist accommodation shall require the benefit of a separate Site Licence under the Caravan Sites and Control of Development Act 1960 as amended. Site Licence requirements should be discussed with the Council’s Environmental Health Officers in the first instance. Page 58
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 APPENDIX TO DECISION APPROVAL NOTICE Appendix relative to application 23/00391/PP (A) Has the application required an obligation under Section 75 of the Town and Country Planning (Scotland) Act 1997 (as amended): ☐Yes ☒No (Complete Uniform Decision, Recommendation tab) If Yes: The terms of the Section 75 obligation may be viewed on the Council’s website at www.argyll-bute.gov.uk by recalling the application reference number on the Council’s Public Access Module and then by “Clicking” Section 75 Obligation under the attached correspondence or by viewing the Public Planning register located at Planning Services, 1A Manse Brae, Lochgilphead, Argyll, PA31 8RD. (B) Has the application been the subject of any “non-material” amendment in terms of Section 32A of the Town and Country Planning (Scotland) Act 1997 (as amended) to the initial submitted plans during its processing. ☐Yes ☒No (Complete Uniform Reception, Plans Tab) (C) Is the proposal consistent with the Development Plan? ☒Yes ☐No (Complete Uniform Decision, Recommendation Tab) (D) The reason why planning permission has been approved: The proposal subject to conditions is considered to be consistent with the relevant provisions of the Development Plan, and there are no other material considerations of sufficient significance to indicate that it would be appropriate to withhold planning permission having regard to s25 of the Act. Page 59
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8.6 m 8.8 m 9.0 m 8.2 m 8.2 m 8.4 m 8.4 m 8.4 m 8.6 m 8.6 m 8.6 m 8.8 m 8.8 m 9.0 m 9.0 m 9.0 m 9.2 m 9.2 m 9.2 m 9.4 m 8.8 m 0 20 40 60m Scale 1:1000 N SITE AREA: 6006sqm 1 0003 1 0003 Area of hardstanding to aid in the collection of waste and recycling Proposed House Proposed Tourist Let unit Site Area: 826sqm TARBERT Photovoltaic Panels Proposed treatment plant and soawkaway Surface water soakaway 6m -8m Tarred access road with service layby Airsource heat pump Airsource heat pump Rural access digram with service layby Natural land feature - Knoll Oil secondary heating source BIODIVERSITY STATEMENT: Proposed species rich long grass area to be sown with a grass / wildflower seed mix. Areas to be managed to promote the biodiversity of the areas with regular annual cutting of seeded areas and the control of invasive weed species. Scotia seeds ' Get Nectar- rich quick mix' sown @ 2g/m2. BOUNDARY TREATEMENT: to be post and wire fences throughout. HARD LANDSCAPING: Driveway surface treatement to be compacted hardcore with a whin/quarry dust finish. Planning condition 6: no development shall commence until a scheme of boundary treatment, surface treatment and landscaping has been submitted to and approved in writing by the Planning Authority. The scheme shall include details of: i) Location, design and materials of proposed walls, fences and gates; ii) Surface treatment of proposed means of access and hardstanding areas; iii) Any proposed re-contouring of the site by means of existing and proposed ground levels; iv) Proposed hard and soft landscape works; v) A biodiversity statement demonstrating how the proposal will contribute to conservation/restoration/enhancement of biodiversity, and how these benefits will be maintained for the lifetime of the development. The development shall not be occupied until such time as the boundary treatment, surface treatment and any re-contouring works have been completed in accordance with the duly approved scheme. All of the hard and soft landscaping works shall be carried out in accordance with the approved scheme during the first planting season following the commencement of the development, unless otherwise agreed in writing by the Planning Authority. The biodiversity statement should refer to Developing with Nature guidance | NatureScot as appropriate. Reason: To assist with the integration of the proposal with its surroundings in the interest of amenity, and to comply with the requirements of NPF4 Policy 3 RECONTOURING: Proposed contours shown, building pads avoid the small 'knoll' to the north of the site so minimal recontouring is required for this development. Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Project No. Revision Sheet @ A3 Drawn byDate Created Scale Status X:\Documents\2169 - Proposed Glamping Pod Big Knowe House\02. WORK IN PROGRESS\2.1 BIM Models\2169-CAA-ZZ-XX-M3-A-000001.rvt 31/10/2024 12:32:13 A 1 : 1000 and Tourist Let Proposed Dwelling House Don Dennis, Emma Rennie and Bryce Harvey DR- A- 0002 2169 Planning External Works Site Plan AL23.01.23 A Landscape planning condition wildflower area added 31.10.202 4 Page 60
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 1 of 8 REPORT: WATCHING BRIEF ON LAND SOUTHWEST OF TARBERT FARM, ISLE OF GIGHA, ARGYLL Client: Emma Rennie Planning ref. No.: 23/00391/PP Produced by Clare Ellis of Argyll Archaeology 22nd November 2024 Page 61
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 2 of 8 0. NON TECHNICAL SUMMARY 0.1 A watching brief was maintained on the machine excavation of the cable trench for the new electricity supply to a new build house and the machine stripping of turf and topsoil over the footprint of the new build house on land southwest of Tarbert Farm, Isle of Gigha. No features or deposits of archaeological or historical significance were observed and it is the recommendation of this report that no further archaeological works are required with respect to this development. 1. INTRODUCTION 1.1 The site (Fig. 1) lies within Argyll and Bute Council area and is roughly centred on NGR.: NR 65051 51667. The watching brief on both the cable trench for the power cable and the footprint of the new house took place on 20th November 2024. The construction of the tourist let unit and a new track running towards it had been completed prior to the watching brief being undertaken. 2. OBJECTIVES 2.1 The archaeological objectives are: a. to determine the presence or absence of archaeological features within the confines of the cable trench b. to fully excavate any archaeological features identified c. to propose further stages of work as required 3. METHOD 3.1 A 13 ton tracked excavator equipped with a ditching bucket was used to strip the topsoil down to the underlying natural over the footprint of the house (Fig. 1). The route for the new power cable was dug using a narrow toothless bucket some 0.50m wide. The spoil was placed on the side of the cable trench. All machine stripping was carried out in the presence of an archaeologist. The weather was dry. Page 62
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 3 of 8 Fig. 1. Land southwest of Tarbert Farm, cable route for the supply of electricity and footprint of the new build house subject to an archaeological watching brief. Page 63
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 4 of 8 4.0 RESULTS AND DISCUSSION 4.1 The tourist unit and part of the track leading up to it had been constructed prior to the watching brief taking place; the associated ground preparation works were not observed by an archaeologist. However, the track had been constructed by the build up of crushed rock over the grass of the field; there had been no stripping of the turf or topsoil. 4.2 The footprint of the new house and the parking/turning area was stripped of turf and topsoil under archaeological supervision (Fig. 2). The topsoil, a yellow/orange silt loam was barely 0.10m deep in most places and sat directly over bedrock. Slightly more silt was observed at the north end between the rocky northern outcrop and the southern outcrop on which the house will sit. No archaeological deposits were observed. Fig. 2. Stripping of the house and parking footprint. 4.3 The new cable route ran from an exiting power pole, that was adjacent to the road, in a westerly direction up a slight slope towards the house plot (Fig. 3). Immediately adjacent to the road the soil was waterlogged with a thin layer of black organic matter observed in section at a depth of 0.40-0.50m. This material is thought to be the remains of a relatively recently buried waterlogged ground surface. Along the length of the cable trench fragmentary bedrock lay under the topsoil which was generally around 0.30m deep but thinned in places where bedrock was very near the surface. A few rubble and modern drains were observed. The trench was excavated down to between 0.80m and 0.90m where hard bedrock was not encountered. No archaeological features were observed. Page 64
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 5 of 8 Fig. 3. Excavated power cable trench, looking east 5.0 RECOMMENDATION 5.1 No features or deposits of archaeological significance were observed during the watching brief. Although the final section of the access track has not been constructed up to the house this is going to comprise crushed bedrock placed directly over the grass and therefore its construction will not require to be monitored by an archaeologist. Similarly, the final section of the access track to the tourist unit has not been completed, but again this will comprise crushed bedrock laid directly over the grass and therefore will not require archaeological monitoring. 5.2 It is the recommendation of this report that no further archaeological work is required in association with this development. Page 65
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 6 of 8 Appendices Appendix 1: photographic register No. Description Taken from 1 Machine stripping of the house footprint SW 2 Machine stripping of the house footprint W 3 Machine stripping of the house footprint NW 4 Machine stripping of the house footprint SW 5 Machine stripping of the house footprint W 6 Machine stripping of the house footprint W 7 Power cable trench W 8 Power cable trench W 9 Power cable trench W Page 66
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 7 of 8 Page 67
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 8 of 8 Appendix 2: DES Entry LOCAL AUTHORITY: Argyll and Bute Council PROJECT TITLE/SITE NAME: Tarbert Farm PROJECT CODE: 878 PARISH: Gigha and Cara NAME OF CONTRIBUTOR: Clare Ellis NAME OF ORGANISATION: Argyll Archaeology TYPE(S) OF PROJECT: Watching brief NMRS NO(S): None SITE/MONUMENT TYPE(S): None SIGNIFICANT FINDS: None NGR (2 letters, 8 or 10 figures) NR 65051 51667 START DATE (this season) 20th November 2024 END DATE (this season) 20th November 2024 PREVIOUS WORK (incl. DES ref.) MAIN (NARRATIVE) DESCRIPTION: (May include information from other fields) A watching brief was maintained on the machine excavation of the footprint of a new house and cable trench for the electricity supply on land southwest of Tarbert l Farm, Isle of Gigha. No features or deposits of archaeological or historical significance were observed and it is the recommendation of this report that no further archaeological works are required with respect to the development. PROPOSED FUTURE WORK: None CAPTION(S) FOR ILLUSTRS: SPONSOR OR FUNDING BODY: Emma Rennie ADDRESS OF MAIN CONTRIBUTOR: Davaar Cottage, Campbeltown, Argyll. PA28 6RE EMAIL ADDRESS: ellisclare@argyll-archaeology.co.uk ARCHIVE LOCATION (intended/deposited) NRHE Page 68
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Track Tarbert Tank Drain Track © Crown Copyright and database right 2025 All rights reserved. OS license (customer) account number AC0000849384 Location Plan relative to: 26/0002/LRB O 0 40 8020 Meters Site Page 69
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TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 (AS AMENDED) TOWN AND COUNTRY PLANNING (DEVELOPMENT MANAGEMENT PROCEDURE) (SCOTLAND) REGULATIONS 2013 PLANNING PERMISSION REFERENCE NUMBER: 23/00391/PP Don Dennis, Emma Rennie And Bryce Harvey Colin Armstrong Architects Lyle House Pavilion 1 Fairways Business Park Inverness IV2 6AA I refer to your application dated 27th February 2023 for planning permission in respect of the following development: Erection of dwellinghouse and siting of family size glamping pod for use as holiday letting accommodation AT: Land South West Of Tarbert Farm Isle Of Gigha Argyll And Bute Argyll and Bute Council in exercise of their powers under the above mentioned Act and Regulations hereby grant planning permission for the above development in accordance with the particulars given in the application form and doquetted plans subject however to the conditions and reasons detailed on the following page(s). It should be understood that this permission does not carry with it any necessary consent or approval for the proposed development under other statutory enactments and is not a Building Warrant. Dated: 27 September 2023 Fergus Murray Head of Development and Economic Growth Page 71
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REFERENCE NUMBER: 23/00391/PP Erection of dwellinghouse and siting of family size glamping pod for use as holiday letting accommodation AT: Land South West Of Tarbert Farm Isle Of Gigha Argyll And Bute The planning permission as detailed above is subject to the following conditions: Standard Time Limit Condition: The development to which this permission relates must be begun not later than three years from the date of this permission. Reason: In accordance with Section 58 of the Town and Country Planning (Scotland) Act 1997. Standard Soils Management Condition: Where the development involves ground breaking works, soil management should be undertaken in compliance with the established best practice set out in the DEFRA publication “Construction Code of Practice for the Sustainable Use of Soils on Construction Sites 2009”, unless an alternative methodology for sustainable management of soil is submitted to and approved in writing by the Planning Authority. Reason: In order to ensure that sustainable management of soils and compliance with the requirements of NPF4 Policy 5A. 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 24.02.2023 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 Supplementary Location Plan RG - 0004 15.03.2023 Location Plan DR- A- 0001 27.02.2023 Proposed Site Plan DR- A- 0002 27.02.2023 Proposed Site Section RG - 0003 27.02.2023 Proposed Floor Plan SF32551 -PLN01-1 A 27.02.2023 Proposed Elevations SF32551 - PLN01-2 A 27.02.2023 Glamping Pod Elevations, Floor Plan and Section as Proposed AL - 0004 27.02.2023 Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details. Page 72
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2. Notwithstanding the provisions of Condition 1, the proposed access shall be formed in accordance with the Council's Roads Standard Detail Drawing SD 08/004 Rev a; and visibility splays of 2.4 metres to point X by 53 metres to point Y from the centre line of the proposed access. The access shall be surfaced with a bound material in accordance with the stated Standard Detail Drawing. Prior to work starting on site the access hereby approved shall be formed to at least base course standard and the visibility splays shall be cleared of all obstructions such that nothing shall disrupt visibility from a point 1.05 metres above the access at point X to a point 0.6 metres above the public road carriageway at point Y. The final wearing surface on the access shall be completed prior to the development first being brought into use and the visibility splays shall be maintained clear of all obstructions thereafter. Reason: In the interests of road safety. 3. Notwithstanding the provisions of Condition 1, the development shall not include for the provision of walls, fences or hedges within 2.0 metres of the public road or back of service strip. The proposed vehicular gates to be installed at the site entrance shall be set back a minimum distance of 6.00 metres from edge of public road and shall open inwards and away from the public road. Reason: In the interest of road safety. 4. Notwithstanding the provisions of Condition 1, prior to the commencement of work on site, the proposed road alteration shall be implemented in accordance with the details set out by the Roads and Infrastructure Services below: (i) Existing road ditch to be culverted under the service bay shall be carried out to the satisfaction of Roads & Infrastructure Services. (ii) Headwalls shall be constructed on each end of the new culvert. (iii) Provision of parking and turning for a minimum of 3 vehicles within application site - 2 spaces for the main dwelling and 1 space for the glamping pod. (iv) Provision of refuse collection point adjacent to the public road. Reason: In the interest of road and public safety. 5. Notwithstanding the provisions of Condition 1, the glamping pod hereby approved shall be used for short term occupancy only and not as a main residence and shall not be occupied by any family, group or individual for a cumulative period of more than three calendar months in any one year. A register showing dates of arrivals and departures shall be maintained by the Site Operator and shall be available at all reasonable times for inspection by the Planning Authority. Reason: In order to define the permitted occupancy to satisfy the provisions of the Development Plan. Page 73
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6. Notwithstanding the provisions of Condition 1, no development shall commence until a scheme of boundary treatment, surface treatment and landscaping has been submitted to and approved in writing by the Planning Authority. The scheme shall include details of: i) Location, design and materials of proposed walls, fences and gates; ii) Surface treatment of proposed means of access and hardstanding areas; iii) Any proposed re-contouring of the site by means of existing and proposed ground levels; iv) Proposed hard and soft landscape works; v) A biodiversity statement demonstrating how the proposal will contribute to conservation/restoration/enhancement of biodiversity, and how these benefits will be maintained for the lifetime of the development. The development shall not be occupied until such time as the boundary treatment, surface treatment and any re-contouring works have been completed in accordance with the duly approved scheme. All of the hard and soft landscaping works shall be carried out in accordance with the approved scheme during the first planting season following the commencement of the development, unless otherwise agreed in writing by the Planning Authority. The biodiversity statement should refer to Developing with Nature guidance | NatureScot as appropriate. Reason: To assist with the integration of the proposal with its surroundings in the interest of amenity, and to comply with the requirements of NPF4 Policy 3 7. Notwithstanding the provisions of Condition 1, the developer shall secure the implementation of an archaeological watching brief, to be carried out by an archaeological organisation acceptable to the Planning Authority, during all ground disturbance. The retained archaeological organisation shall be afforded access at all reasonable times and allowed to record, recover and report items of interest and finds. A method statement for the watching brief will be submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority prior to commencement of the watching brief. The name of the archaeological organisation retained by the developer shall be given to the Planning Authority and to the West of Scotland Archaeology Service in writing not less than 14 days before development commences. Reason: In order to protect archaeological resources. 8. Notwithstanding the provisions of Condition 1, no development shall commence until an appraisal of the wholesomeness and sufficiency of the intended private water supply and the system required to serve the development has been submitted to and approved in writing by the Planning Authority. The appraisal shall be carried out by a qualified hydrologist and shall include a risk assessment having regard to the requirements of Schedule 4 of the Private Water Supplies (Scotland) Regulations 2006 which shall inform the design of the system by which a wholesome and sufficient water supply shall be provided and maintained. The appraisal shall also demonstrate that the wholesomeness and sufficiency of any other supply in the vicinity of the development, or any other person utilising the same source or supply, shall not be compromised by the proposed development. Page 74
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The development shall not be brought into use or occupied until the required water supply system has been installed in accordance with the agreed specification and is operational. Reason: In the interests of public health and in order to ensure that an adequate private water supply in terms of both wholesomeness and sufficiency can be provided to meet the requirements of the proposed development and without compromising the interests of other users of the same or nearby private water supplies. 9. Notwithstanding the provisions of Condition 1, the development shall incorporate a surface water drainage system which is consistent with the principles of Sustainable urban Drainage Systems (SuDS) compliant with the guidance set out in CIRIA's SuDS Manual C753. The requisite surface water drainage shall be operational prior to the development being brought into use and shall be maintained as such thereafter. Reason: To ensure the provision of an adequate surface water drainage system and to prevent flooding. Page 75
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NOTES TO APPLICANT (1) RELATIVE TO APPLICATION NUMBER 23/00391/PP STANDARD NOTES 1. If the applicant is aggrieved by the decision to refuse permission for or approval required by a condition in respect of the proposed development, or to grant permission or approval subject to conditions, the applicant may require the planning authority to review the case under Section 43A of the Town and Country Planning (Scotland) Act 1997 (as amended) within three months from the date of this notice. A Notice of Review request must be submitted on an official form which can be obtained by contacting The Local Review Body, Committee Services, Argyll and Bute Council, Kilmory, Lochgilphead, PA31 8RT or by email to localreviewprocess@argyll-bute.gov.uk 2. If permission to develop land is refused or granted subject to conditions and the owner of the land claims that the land has become incapable of reasonably beneficial use in its existing state, and it cannot be rendered capable of reasonably beneficial use by the carrying out of any development which has been or would be permitted, the owner of the land may serve on the planning authority a purchase notice requiring the purchase of the landowner’s interest in the land, in accordance with Part 5 of the Town and Country Planning (Scotland) Act 1997 (as amended). 3. In order to comply with Sections 27A(1) of the Town and Country Planning (Scotland) Act 1997, prior to works commencing on site it is the responsibility of the developer to complete and submit the following ‘Notice of Initiation of Development’ form to the Planning Authority specifying the date on which the development will start. Failure to comply with this requirement constitutes a breach of planning control under Section 123(1) of the Act. 4. In order to comply with Section 27B(1) of the Town and Country Planning (Scotland) Act 1997 it is the responsibility of the developer to submit the following ‘Notice of Completion’ form to the Planning Authority specifying the date upon which the development was completed. Page 76
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INFORMATIVE NOTES • Further advice on SuDS can be found in SEPA’s Standing Advice for Small Scale Development – www.sepa.org.uk • Regulatory requirements for private water supplies should be discussed with the Council’s Environmental Health Officers in the first instance. • Regard should be had to the West of Scotland Archaeology Service’s consultation comments in respect of the proposed development. • Operation of the pod for the purposes of a tourist accommodation shall require the benefit of a separate Site Licence under the Caravan Sites and Control of Development Act 1960 as amended. Site Licence requirements should be discussed with the Council’s Environmental Health Officers in the first instance. Page 77
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APPENDIX TO DECISION APPROVAL NOTICE Appendix relative to application: 23/00391/PP A. Has the application required an obligation under Section 75 of the Town and Country Planning (Scotland) Act 1997 (as amended): Planning Obligation Not Required B. Has the application been the subject of any “non-material” amendment in terms of Section 32A of the Town and Country Planning (Scotland) Act 1997 (as amended) to the initial submitted plans during its processing. Yes/No? (if yes, list amendments below) No amended plans received Summary of amendments (if appropriate): C. Is the proposal a departure from the Development Plan: No If yes, state level of departure: No Departure D. Summary justification statement for approval of planning permission The proposal is considered to be consistent with the relevant provisions of the Development Plan, and there are no other material considerations of sufficient significance to indicate that it would be appropriate to withhold planning permission having regard to s25 of the Act. Page 78
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0 1 3 4 5m2 FRONT(ENTRANCE)ELEVATION Fixed Fixed 1500 600 1200 900 1050 1050 900 1050 1050 1000 2100 1800 1200 900 0 1 3 4 5m2 REAR ELEVATION Fixed Fixed 1500 1200 900 1800 2100 900 1200 900 1500 1350 750 0 1 3 4 5m2 RH SIDE ELEVATION Fixed 1800 1200 900 1800 2100 Fixed 1500 1350 750 Fixed 0 1 3 4 5m2 LH SIDE ELEVATION THIS DRAWING IS COPYRIGHT & CANNOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF SCOTFRAME TIMBER ENGINEERING LIMITED. COPYRIGHT:- 17/02/231:50 @ A1 CP Isle of Gigha, PA41 7AA Proposed New House atBig Knowe House, Tarbert Farm Mr & Mrs Dennis SF32551 - PLN01-2 A NOTES: · '3 STAR' CLOSED PANEL TIMBER FRAME KIT - 140mm Val-U-Therm · SOLID FLOOR CONSTRUCTION · PROFILED METAL CLADDING TO ROOF · UPVC WINDOWS & COMPOSITE DOORS · UPVC ROOFLINE Smooth cement render to basecourse to be in contrasting colour. Black UV resistant PVCu Rainwater goods to match windows High performance PVCu windows & composite doors in 'Anthracite Grey' colour. Smooth cement render to basecourse to be in contrasting colour. PVCu Soffit and Fascia in 'Anthracite Grey' to match windows Black UV resistant PVCu Rainwater goods to match windows Smooth cement render to basecourse to be in contrasting colour (matching cills.) Black UV resistant PVCu Rainwater goods to match windows Profiled metal cladding Dark grey ridge flashing to match in with roof sheeting White render to main main body of house White render to main main body of house A CLIENT AMENDMENTS 23/02/23 White render to main main body of house Page 79
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838 838 838 838 838 1385 Sliding Doors 1235 Sliding Doors 1235 Sliding Doors Module 10 1800x2100 French Doors Leading Fixed1500x1350/OF 600x1050/O 1500x1200/OF 1500x1200/OF Bedroom 2 Dining AreaLounge Kitchen Hall St.W En-S Cl. UtilityBedroom 1 Bedroom 4 /Study GROUND FLOOR PLAN 0 1 3 4 5m2 Total Floor Area - 112.2m²(to plasterboard) Total Kit Area - 114.2m²(to structural kit) 838 838 900x1200/O 838 900x1050/O 1500x1350/OF 900x2100/F 1800x1200/OF 1800x1200/OF W W 3905 2200 4050 3630 8010 3630 2720192515303905 3405 630 3825 1348 1323 3345 3345 3345 3405 630 1790 2825 1400 1400 THIS DRAWING IS COPYRIGHT & CANNOT BE COPIED IN WHOLE OR IN PART WITHOUT THE WRITTEN CONSENT OF SCOTFRAME TIMBER ENGINEERING LIMITED. COPYRIGHT:- 17/02/231:50 @ A1 CP Isle of Gigha, PA41 7AA Proposed New House atBig Knowe House, Tarbert Farm Mr & Mrs Dennis SF32551 - PLN01-1 A NOTES: · '3 STAR' CLOSED PANEL TIMBER FRAME KIT - 140mm Val-U-Therm · SOLID FLOOR CONSTRUCTION · PROFILED METAL CLADDING TO ROOF · UPVC WINDOWS & COMPOSITE DOORS · UPVC ROOFLINE A CLIENT AMENDMENTS 23/02/23 Page 80
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0 Scale1:1250 25 50 75m N SITE AREA: 6006sqm TARBERT To Gigha To North End 53000 53000 Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Project No. Revision Sheet @ A3 Drawn byDate Created Scale Status X:\Documents\2169 - Proposed Glamping Pod Big Knowe House\02. WORK IN PROGRESS\2.1 BIM Models\2169-CAA-ZZ-XX-M3-A-000001.rvt 24/02/2023 10:47:41 1 : 1250 and Tourist Let Proposed Dwelling House Don Dennis, Emma Rennie and Bryce Harvey DR- A- 0001 2169 Planning External Works Location Plan RG21/02/23 Page 81
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8.6 m 8.8 m 9.0 m 8.2 m 8.2 m 8.4 m 8.4 m 8.4 m 8.6 m 8.6 m 8.6 m 8.8 m 8.8 m 9.0 m 9.0 m 9.0 m 9.2 m 9.2 m 9.2 m 9.4 m 8.8 m 0 20 40 60m Scale 1:1000 N SITE AREA: 6006sqm 1 0003 1 0003 Area of hardstanding to aid in the collection of waste and recycling Proposed House Proposed Tourist Let unit Site Area: 826sqm TARBERT Photovoltaic Panels Proposed treatment plant and soawkaway Surface water soakaway 6m -8m Tarred access road with service layby Airsource heat pump Airsource heat pump Rural access digram with service layby Natural land feature - Knoll Oil secondary heating source Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Project No. Revision Sheet @ A3 Drawn byDate Created Scale Status X:\Documents\2169 - Proposed Glamping Pod Big Knowe House\02. WORK IN PROGRESS\2.1 BIM Models\2169-CAA-ZZ-XX-M3-A-000001.rvt 24/02/2023 10:50:36 1 : 1000 and Tourist Let Proposed Dwelling House Don Dennis, Emma Rennie and Bryce Harvey DR- A- 0002 2169 Planning External Works Site Plan AL23.01.23 Page 82
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HOUSE SITE KNOLL TRACK SLOPING LAND ROAD FFL+9m +15m +10m Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Drawing No. Project No. Revision Scale Sheet @ A1 Date Created Drawn by Status X:\Docum ents\2169 - Proposed Glam ping Pod Big Knowe House\02. W ORK IN PROGRESS\2.1 BIM Models\2169-CAA-ZZ-XX-M3-A-000001.rvt 24/02/2023 10:51:05 1 : 500 and Tourist Let Proposed Dwelling House Don Dennis, Emma Rennie and Bryce Harvey 0003 2169 Planning 02/21/23 RG Site Section Scale - 1 : 500 Section A Page 83
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FF 6000 4500 WM EQ EQ EQ EQ EQ EQ EQ EQ 6 0004 6 0004 Metal Sheet Roof Grey Windows and doors Timber cladding Ground Floor 0GL -150 2400 Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Drawing No. Project No. Revision Scale Sheet @ A2 Date Created Drawn by Status X:\Docum ents\2169 - Proposed Glam ping Pod Big Knowe House\02. W ORK IN PROGRESS\2.1 BIM M odels\2169-RT1-2019-glam ping pod.rvt 24/02/2023 10:45:24 As indicated Proposed House and Tourist let unit, Ilse of Gigha Don Dennis, Emma Rennie and Bryce Harvey 0004 2169 Tourist Let Unit Planning 24.01.23 AL General Arrangement Scale - 1 : 50 Ground Floor Plan Scale - 1 : 100 Elevation 1 Scale - 1 : 100 Elevation 2 Scale - 1 : 100 Elevation 3 Scale - 1 : 100 Elevation 4 Scale - Exploded 3D 01 0 2 4 6m Scale 1:100 Scale - 1 : 50 Section 1 Page 84
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Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Drawing No. Project No. Revision Scale Sheet @ A1 Date Created Drawn by Status X:\Docum ents\2169 - Proposed Glam ping Pod Big Knowe House\02. W ORK IN PROGRESS\2.1 BIM Models\2169-CAA-ZZ-XX-M3-A-000001.rvt 14/03/2023 07:45:00 1 : 10000 and Tourist Let Proposed Dwelling House Don Dennis, Emma Rennie and Bryce Harvey 0004 2169 Planning 03/14/23 RG Suplimentry Location Map Scale - 1 : 10000 1/10000 Map Site Page 85
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 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: 23/00391/PP Planning Hierarchy: Local Development Applicant: Don Dennis, Emma Rennie And Bryce Harvey Proposal: Erection of dwellinghouse and siting of family size glamping pod for use as holiday letting accommodation Site Address: Land South West of Tarbert Farm Isle Of Gigha Argyll And Bute DECISION ROUTE ☒Delegated - Sect 43 (A) of the Town and Country Planning (Scotland) Act 1997 ☐Committee - Local Government Scotland Act 1973 (A) THE APPLICATION (i) Development Requiring Express Planning Permission • Erection of dwellinghouse • Siting of family size glamping pod for use as holiday letting accommodation. (ii) Other specified operations • Installation of foul drainage treatment plant • Installation of surface water soakaway • Installation of ASHPs (B) RECOMMENDATION: The proposal is recommended for approval of Planning Permission subject to conditions and reasons appended below. (C) CONSULTATIONS: Roads and Infrastructure Services No objection subject to conditions appended below – 17.04.2023 Page 87
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 Scottish Water No objection – 31.03.2023 Environmental Health No objection subject to condition – 15.09.2023 West of Scotland Archaeological Services (WOSAS) No objection subject to conditions appended below – 19.04.2023 Historic Environment Scotland (HES) No objection – 25.04.2023 (D) HISTORY: 11/01511/PPP – Site for the erection of dwellinghouse. Approved: 20.12.2011 13/01511/PP – Erection of residential/commercial property with detached domestic garage. Approved: 05.11.2013 (E) PUBLICITY: Regulation 20 Advert (expiry date: 28.04.2023) (F) REPRESENTATIONS: (i) Representations received from: None received 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: • N/A (G) SUPPORTING INFORMATION Has the application been the subject of: (i) Environmental Impact Assessment Report: ☐Yes ☒No (if Yes insert EIAR topics below) (ii) An Appropriate Assessment under the Conservation (Natural Habitats) Regulations 1994: ☐Yes ☒No (if Yes attach as an appendix) Page 88
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 (iii) A Design or Design/Access statement: ☒Yes ☐No (if Yes insert summary of key issues below) Appraises the site and area, and analyses the proposal against LDP Policies. (iv) A report on the impact of the proposed development eg. Retail impact, transport impact, noise impact, flood risk, drainage impact etc: ☐Yes ☒No (if Yes list supporting documents below) (H) PLANNING OBLIGATIONS Is a Section 75 agreement required: ☐Yes ☒No (if Yes insert details of the terms and heads of agreement and, grounds for refusal if not completed within 4 months below) (I) Has a Direction been issued by Scottish Ministers in terms of Regulation 30, 31 or 32: ☐Yes ☒No (if Yes insert details of direction below) (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 5 – Soils NPF4 Policy 7 – Historic Assets and Places NPF4 Policy 9 – Brownfield, Vacant and Derelict Land and Empty Buildings (includes provisions relevant to Greenfield Sites) NPF4 Policy 12 – Zero Waste NPF4 Policy 13 – Sustainable Transport Liveable Places NPF4 Policy 14 – Design, Quality and Place NPF4 Policy 15 – Local Living and 20 Minute Neighbourhoods Page 89
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 NPF4 Policy 16 – Quality Homes NPF4 Policy 17 – Rural Homes NPF4 Policy 22 – Flood Risk and Water Management NPF4 Policy 23 – Health and Safety Productive Places NPF4 Policy 29 – Rural Development NPF4 Policy 30 – Tourism ‘Argyll and Bute Local Development Plan’ Adopted March 2015 LDP STRAT 1 – Sustainable Development LDP DM 1 – Development within the Development Management Zones LDP 3 – Supporting the Protection Conservation and Enhancement of our Environment LDP 5 –Supporting the Sustainable Growth of our Economy LDP 8 – Supporting the Strength of our Communities LDP 9 – Development Setting, Layout and Design LDP 10 – Maximising our Resources and Reducing our Consumption LDP 11 – Improving our Connectivity and Infrastructure Local Development Plan Schedules ‘Supplementary Guidance to the Argyll and Bute Local Plan 2015’ (Adopted March 2016 & December 2016) Natural Environment SG LDP ENV 1 – Impact on Habitats, Species and our Biodiversity SG LDP ENV 11 – Protection of Soil and Peat Resources Landscape and Design SG LDP ENV 14 – Landscape Historic Environment and Archaeology SG LDP ENV 19 – Impact on Scheduled Ancient Monuments (SAMs) Support for Business & Industry: Main Potential Growth Sector: Tourism SG LDP TOUR 1 – Tourist Facilities and Accommodation, including Static and Touring Caravans SG LDP TOUR 3 – Promoting Tourism Development Areas General Housing Development SG LDP HOU 1 – General Housing Development Including Affordable Housing Provision Bad Neighbour Development SG LDP BAD 2 – Bad Neighbour Development in Reverse Sustainable Siting and Design Page 90
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 SG LDP Sustainable – Sustainable Siting and Design Principles Resources and Consumption SG LDP SERV 1 – Private Sewage Treatment Plants & Wastewater Systems SG LDP SERV 2 – Incorporation of Natural Features / SuDS SG LDP SERV 5(b) – Provision of Waste Storage & Collection Facilities within New Development SG LDP SERV 6 – Private Water Supplies and Water Conservation Transport (Including Core Paths) SG LDP TRAN 4 – New & Existing, Public Roads & Private Access Regimes SG LDP TRAN 6 – Vehicle Parking Provision (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. (delete as appropriate) • Third Party Representations • Consultation Reponses • Planning History • ABC Technical Note – Biodiversity (Feb 2017) • ABC draft Technical Note – Argyll and Bute Windows (April 2018) Argyll and Bute proposed Local Development Plan 2 (November 2019) – The Examination by Scottish Government Reporters to the Argyll and Bute Local Development Plan 2 has now concluded and the Examination Report has been published (13th June 2023). The Examination Report is a material consideration of significant weight and may be used as such until the conclusion of the LDP2 Adoption Process. Consequently, the Proposed Local Development Plan 2 as recommended to be modified by the Examination Report and the published Non Notifiable Modifications is a material consideration in the determination of all planning and related applications. Spatial and Settlement Strategy Policy 02 – Outwith Settlement Areas Policy 04 – Sustainable Development High Quality Places Policy 05 – Design and Placemaking Policy 06 – Green Infrastructure Policy 08 – Sustainable Siting Policy 09 – Sustainable Design Policy 10 – Design – All Development Policy 14 – Bad Neighbour Development Policy 15 – Protection, Conservation and Enhancement of Our Historic Environment Policy 19 – Scheduled Monuments Diverse and Sustainable Economy Page 91
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 Policy 23 – Tourism Development, Accommodation, Infrastructure and Facilities Policy 25 – Tourism Development Opportunities Connected Places Policy 32 – Active Travel Policy 33 – Public Transport Policy 34 – Electric Vehicle Charging Points Policy 35 – Design of New and Existing, Public Roads and Private Access Regimes Policy 36 – New Private Accesses Policy 39 – Construction Standards for Private Accesses Policy 40 – Vehicle Parking Provision Sustainable Communities Policy 58 – Private Water Supplies and Water Conservation Policy 60 – Private Sewage Treatment Plants and Wastewater Drainage Systems Policy 61 – Sustainable Urban Drainage Systems (SUDS) High Quality Environment Policy 73 – Development Impact on Habitats, Species and Biodiversity Policy 79 – Protection of Soil and Peat Resources Local Development Plan 2 Schedules (K) Is the proposal a Schedule 2 Development not requiring an Environmental Impact Assessment: ☐Yes ☒No (if Yes confirm date of screening opinion and reference below) (L) Has the application been the subject of statutory pre-application consultation (PAC): ☐Yes ☒No (if Yes provide summary detail of PAC below) (M) Has a Sustainability Checklist been submitted: ☐Yes ☒No (if Yes provide detail below) (N) Does the Council have an interest in the site: ☐Yes ☒No (if Yes provide detail below) (O) Requirement for a pre-determination hearing: ☐Yes ☒No (if Yes insert details below) (P)(i) Key Constraints/Designations Affected by the Development: • N/A (P)(ii) Soils Agricultural Land Classification: Class: 5.10 Page 92
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 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 Would the development result in fragmentation of croft / better quality agricultural land? ☐Yes ☒No ☐N/A (P)(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 (P)(iv) Land Status / LDP Settlement Strategy Status of Land within the Application (tick all relevant boxes) ☐Brownfield ☐Brownfield Reclaimed by Nature ☒Greenfield ABC LDP 2015 Settlement Strategy LDP DM 1 (tick all relevant boxes) ☐Main Town Settlement Area ☐Key Rural Settlement Area ☐Village/Minor Settlement Area ☒Rural Opportunity Area ☐Countryside Zone ☐Very Sensitive Countryside Zone ☐Greenbelt ABC pLDP2 Settlement Strategy (tick all relevant boxes) ☐Settlement Area ☒Countryside Area ☐Remote Countryside Area ☐Helensburgh & Lomond Greenbelt ABC LDP 2015 Allocations/PDAs/AFAs etc: N/A ABC pLDP2 Allocations/PDAs/AFAs etc: N/A (P)(v) Summary assessment and summary of determining issues and material considerations Planning permission is sought for the erection of dwellinghouse and siting of family size glamping pod for use as holiday letting accommodation. Principle Of relevance, NPF4 Policy 9B sets out that proposals on greenfield sites will not be supported unless the site has been allocated for development or explicitly supported Page 93
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 by policies in the Local Development Plan (LDP). NPF4 Policy 14A generally supports development proposals designed to improve the quality of an area whether in urban or rural locations and regardless of scale. NPF4 Policy 16F sets out that development proposals for new homes on land not allocated for housing in LDP will only be supported in limited circumstances. NPF4 Policy 17C sets out that new homes in remote rural areas will be supported where it supports and sustains existing fragile communities; supports identified local housing outcomes; and is suitable in terms of location, access and environmental impact. NPF4 Policy 30A states that proposals for new or extended tourist facilities or accommodation, including caravan and camping sites, in locations identified in the LDP, will be supported. NPF4 Policies 29A and 29B supports proposals that contributes to the viability, sustainability and diversity of rural communities and local rural economy taking into account how the development will contribute towards local living and take into account the transport needs of the development as appropriate for the rural location. While 29C expects development proposals in remote rural areas, where new development can often help to sustain fragile communities, to be supported where the proposal ii. supports and sustains existing communities; and iii. is suitable in terms of location, access, siting, design and environmental impact. The site is located on Gigha Island and within a Rural Opportunity Area (ROA) wherein the provision of Policies LDP DM 1 and SG LDP HOU 1 of the adopted Argyll and Bute LDP supports the principle of small scale residential development on appropriate sites. In addition, the small scale nature of the proposal and its location on a rural island designated as at tourism development area within the LDP weighs in favour of the proposal. Though likely to only generate a small income, the tourist accommodation would also meet the aims of the LDP to enhance the tourism industry and the local economy. By reason of the existing dispersed geographical scale of the wider environment within which the site is located; and its compliance with the existing settlement pattern within the Island coupled with the level of interconnectivity of the proposed development with the surrounding area, people can reasonably meet the majority of their daily needs within a reasonable distance of their home. Thus, the proposal also complies with the NPF4 Policy 15; and ABC LDP 2015 Policies LDP DM 1 and LDP 8. Drawing the above together, the principle of residential and tourist development at the site is considered acceptable, subject to the acceptability of the detailed matters set out below. Local character and appearance The proposal is located outwith a local or national designation and does not give rise to any immediate impact upon the natural or established environment. The local settlement pattern outwith Ardminish is of dispersed isolated residential buildings or farm lands with cluster of buildings across the island. The proposal would not be an exception to this local settlement pattern in that, it will be established on a land where it will be isolated yet in keeping with the local pattern. The proposal is a rectangular single storey bungalow with a small scale rectangular cabin for use as a tourist accommodation. Together the buildings would create an acceptable small isolated developed site conforming to the local settlement pattern on the Island and partly obscured from the road by an intervening knoll. Page 94
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 By reason of its siting, traditional design (including finishing materials), scale and massing the proposal would not detract from the existing settlement pattern nor the character and appearance of the wider locale. Additionally, in the absence of any immediate neighbouring properties, there are no concerns with daylight, overshadowing and overlooking. Having regard to the proposed tourist accommodation on site, it is considered that due to the orientation and relationship between the two buildings– approx. 32m apart, there are no overlooking or amenity concerns. The proposal is therefore considered consistent with the relevant provisions of NPF4 Policies 14, 16, and 17; and ABC LDP 2015 Policies LDP 3, LDP 9, SG LDP ENV 14 and SG Sustainable. Historic Environment The application site lies within close proximity to two scheduled ancient monuments (SAM) – Ridh a'Chaibeil, burial ground & cross SE of Tarbert (SM 3308) is located some 300m W of the site while Cairnvickuie, cross incised stone NW of (SM 3306) is approx. 310m NW and 80m S of the former SAM. Historic environment Scotland was therefore consulted on the application. HES note that while the proposed development may be present in longer distance inward views, due to its location, it is unlikely to be visible from key outward views associated with the setting of the SAMs. However, as the development will form part of the existing dispersed settlement pattern, the level of change to the baseline setting of the monuments that might derive from the proposal is unlikely to raise issues of national significance. In view of the above, it is considered that the proposal does not raise any concerns detrimental to the designated SAMs and their settings and therefore is deemed compliant with NPF4 Policy 7 and ABC LDP 2015 Policies LDP 3 and SG LDP ENV 19. Biodiversity The proposal does not relate to, nor is it within immediate proximity of any nature conservation designation. The site is an agricultural grazing land with limited biodiversity value. The proposal does not include any detail of proposed biodiversity enhancements that would be delivered by the development; however, in this instance it is considered that this may reasonably be secured by suspensive condition seeking improvements to be considered and delivered alongside proposals for landscape, boundary treatment and surface treatment for the development. Similarly, a condition requiring soil management practices would also be necessary based on NPF4 Policy 5. The proposal is considered to be consistent with the relevant provisions of NPF4 Policies 3 and 5 and ABC LDP Policies LDP 3, SG LDP ENV 1 and SG LDP ENV 11. Water/drainage The application indicates that the development intends to rely on both private water supply and foul drainage system. While Scottish Water (SW) confirmed public water supply availability from Gigha Water Treatment Works, it cannot confirm capacity is currently available to meet the requirement. SW also confirmed there is no public Waste Water infrastructure within the vicinity. It is therefore considered that the proposed private water supply and foul drainage systems are justified. Page 95
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 Environmental Health have raised no concerns to the proposal. With respect to surface water, a condition has been appended to ensure suitable drainage systems (including SuDs) are provided for the proposed development. On this basis, the proposal, subject to the conditions appended below, is considered consistent with the provisions of NPF 4 policy 18 and 22; and ABC LDP 2015 Policies LDP 10 and SG LDP SERV 1, SG LDP SERV 2 and SG LDP SERV 6. Roads The development seeks to form a new private access off the existing public road located some 225 east of the proposed site. Road’s consultee response raised no objection to the proposal subject to conditions deemed necessary and as such appended below. The proposal is considered to be consistent with the relevant requirements of NPF4 Policy 13, and ABC LDP Policy LDP 11, SG LDP TRAN 4 and SG LDP TRAN 6. Waste/Recycling The proposed site plan with drawing no. DR- A- 0002 shows the location of a refuse collection point adjacent to the public road in line with the Council’s Waste Strategy and as such the proposal would be consistent with the requirements of NPF4 Policy 12, and ABC LDP Policy LDP 10 and SG LDP SERV 5(b). Other Considerations The proposal is located approx. 230 SE of Tarbert farm where the development could potentially be impacted by odour and/or noise. Environmental Health was consulted on the application and have raised no objection or concerns to the development being established within the vicinity. Consequently, the development is deemed compliant to the provisions of NPF4 Policies 23; and ABC LDP 2015 Policies LDP 8 and SG LDP BAD 2. Matters Raised by Proposed Local Development Plan 2 (as modified by Examination) Proposed Local Development Plan 2 as recommended to be modified by the Examination Report is now a significant material consideration. In this instance it is considered that this application does not give rise to any fundamental conflict with the relevant policies of PLDP2. (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 subject to conditions is considered to be consistent with the relevant provisions of the Development Plan, and there are no other material considerations of sufficient significance to indicate that it would be appropriate to withhold planning permission having regard to s25 of the Act. Page 96
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 (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 (If yes provide detail below) Author of Report: Tiwaah Antwi Date: 15.09.2023 Reviewing Officer: Bryn Bowker Date: 27.09.2023 Fergus Murray Head of Development & Economic Growth Page 97
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 CONDITIONS AND REASONS RELATIVE TO APPLICATION REF. NO. 23/00391/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 24.02.2023 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 Supplementary Location Plan RG - 0004 15.03.2023 Location Plan DR- A- 0001 27.02.2023 Proposed Site Plan DR- A- 0002 27.02.2023 Proposed Site Section RG - 0003 27.02.2023 Proposed Floor Plan SF32551 - PLN01-1 A 27.02.2023 Proposed Elevations SF32551 - PLN01-2 A 27.02.2023 Glamping Pod Elevations, Floor Plan and Section as Proposed AL - 0004 27.02.2023 Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details. 2. Notwithstanding the provisions of Condition 1, the proposed access shall be formed in accordance with the Council’s Roads Standard Detail Drawing SD 08/004 Rev a; and visibility splays of 2.4 metres to point X by 53 metres to point Y from the centre line of the proposed access. The access shall be surfaced with a bound material in accordance with the stated Standard Detail Drawing. Prior to work starting on site the access hereby approved shall be formed to at least base course standard and the visibility splays shall be cleared of all obstructions such that nothing shall disrupt visibility from a point 1.05 metres above the access at point X to a point 0.6 metres above the public road carriageway at point Y. The final wearing surface on the access shall be completed prior to the development first being brought into use and the visibility splays shall be maintained clear of all obstructions thereafter. Reason: In the interests of road safety. 3. Notwithstanding the provisions of Condition 1, the development shall not include for the provision of walls, fences or hedges within 2.0 metres of the public road or back of service strip. The proposed vehicular gates to be installed at the site entrance shall be set back a minimum distance of 6.00 metres from edge of public road and shall open inwards and away from the public road. Reason: In the interest of road safety. Page 98
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 4. Notwithstanding the provisions of Condition 1, prior to the commencement of work on site, the proposed road alteration shall be implemented in accordance with the details set out by the Roads and Infrastructure Services below: (i) Existing road ditch to be culverted under the service bay shall be carried out to the satisfaction of Roads & Infrastructure Services. (ii) Headwalls shall be constructed on each end of the new culvert. (iii) Provision of parking and turning for a minimum of 3 vehicles within application site – 2 spaces for the main dwelling and 1 space for the glamping pod. (iv) Provision of refuse collection point adjacent to the public road. Reason: In the interest of road and public safety. 5. Notwithstanding the provisions of Condition 1, the glamping pod hereby approved shall be used for short term occupancy only and not as a main residence and shall not be occupied by any family, group or individual for a cumulative period of more than three calendar months in any one year. A register showing dates of arrivals and departures shall be maintained by the Site Operator and shall be available at all reasonable times for inspection by the Planning Authority. Reason: In order to define the permitted occupancy to satisfy the provisions of the Development Plan. 6. Notwithstanding the provisions of Condition 1, no development shall commence until a scheme of boundary treatment, surface treatment and landscaping has been submitted to and approved in writing by the Planning Authority. The scheme shall include details of: i) Location, design and materials of proposed walls, fences and gates; ii) Surface treatment of proposed means of access and hardstanding areas; iii) Any proposed re-contouring of the site by means of existing and proposed ground levels; iv) Proposed hard and soft landscape works; v) A biodiversity statement demonstrating how the proposal will contribute to conservation/restoration/enhancement of biodiversity, and how these benefits will be maintained for the lifetime of the development. The development shall not be occupied until such time as the boundary treatment, surface treatment and any re-contouring works have been completed in accordance with the duly approved scheme. All of the hard and soft landscaping works shall be carried out in accordance with the approved scheme during the first planting season following the commencement of the development, unless otherwise agreed in writing by the Planning Authority. The biodiversity statement should refer to Developing with Nature guidance | NatureScot as appropriate. Reason: To assist with the integration of the proposal with its surroundings in the interest of amenity, and to comply with the requirements of NPF4 Policy 3 7. Notwithstanding the provisions of Condition 1, the developer shall secure the implementation of an archaeological watching brief, to be carried out by an Page 99
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 archaeological organisation acceptable to the Planning Authority, during all ground disturbance. The retained archaeological organisation shall be afforded access at all reasonable times and allowed to record, recover and report items of interest and finds. A method statement for the watching brief will be submitted by the applicant, agreed by the West of Scotland Archaeology Service, and approved by the Planning Authority prior to commencement of the watching brief. The name of the archaeological organisation retained by the developer shall be given to the Planning Authority and to the West of Scotland Archaeology Service in writing not less than 14 days before development commences. Reason: In order to protect archaeological resources. 8. Notwithstanding the provisions of Condition 1, no development shall commence until an appraisal of the wholesomeness and sufficiency of the intended private water supply and the system required to serve the development has been submitted to and approved in writing by the Planning Authority. The appraisal shall be carried out by a qualified hydrologist and shall include a risk assessment having regard to the requirements of Schedule 4 of the Private Water Supplies (Scotland) Regulations 2006 which shall inform the design of the system by which a wholesome and sufficient water supply shall be provided and maintained. The appraisal shall also demonstrate that the wholesomeness and sufficiency of any other supply in the vicinity of the development, or any other person utilising the same source or supply, shall not be compromised by the proposed development. The development shall not be brought into use or occupied until the required water supply system has been installed in accordance with the agreed specification and is operational. Reason: In the interests of public health and in order to ensure that an adequate private water supply in terms of both wholesomeness and sufficiency can be provided to meet the requirements of the proposed development and without compromising the interests of other users of the same or nearby private water supplies. 9. Notwithstanding the provisions of Condition 1, the development shall incorporate a surface water drainage system which is consistent with the principles of Sustainable urban Drainage Systems (SuDS) compliant with the guidance set out in CIRIA’s SuDS Manual C753. The requisite surface water drainage shall be operational prior to the development being brought into use and shall be maintained as such thereafter. Reason: To ensure the provision of an adequate surface water drainage system and to prevent flooding. Page 100
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 NOTE TO APPLICANT (Copy Informative Notes to Uniform Decision Tab) • Further advice on SuDS can be found in SEPA’s Standing Advice for Small Scale Development – www.sepa.org.uk • Regulatory requirements for private water supplies should be discussed with the Council’s Environmental Health Officers in the first instance. • Regard should be had to the West of Scotland Archaeology Service’s consultation comments in respect of the proposed development. • Operation of the pod for the purposes of a tourist accommodation shall require the benefit of a separate Site Licence under the Caravan Sites and Control of Development Act 1960 as amended. Site Licence requirements should be discussed with the Council’s Environmental Health Officers in the first instance. Page 101
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Report of Handling Template for PPSL and Delegated Planning Applications – Updated 15.06.2023 APPENDIX TO DECISION APPROVAL NOTICE Appendix relative to application 23/00391/PP (A) Has the application required an obligation under Section 75 of the Town and Country Planning (Scotland) Act 1997 (as amended): ☐Yes ☒No (Complete Uniform Decision, Recommendation tab) If Yes: The terms of the Section 75 obligation may be viewed on the Council’s website at www.argyll-bute.gov.uk by recalling the application reference number on the Council’s Public Access Module and then by “Clicking” Section 75 Obligation under the attached correspondence or by viewing the Public Planning register located at Planning Services, 1A Manse Brae, Lochgilphead, Argyll, PA31 8RD. (B) Has the application been the subject of any “non-material” amendment in terms of Section 32A of the Town and Country Planning (Scotland) Act 1997 (as amended) to the initial submitted plans during its processing. ☐Yes ☒No (Complete Uniform Reception, Plans Tab) (C) Is the proposal consistent with the Development Plan? ☒Yes ☐No (Complete Uniform Decision, Recommendation Tab) (D) The reason why planning permission has been approved: The proposal subject to conditions is considered to be consistent with the relevant provisions of the Development Plan, and there are no other material considerations of sufficient significance to indicate that it would be appropriate to withhold planning permission having regard to s25 of the Act. Page 102
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8.6 m 8.8 m 9.0 m 8.2 m 8.2 m 8.4 m 8.4 m 8.4 m 8.6 m 8.6 m 8.6 m 8.8 m 8.8 m 9.0 m 9.0 m 9.0 m 9.2 m 9.2 m 9.2 m 9.4 m 8.8 m 0 20 40 60m Scale 1:1000 N SITE AREA: 6006sqm 1 0003 1 0003 Area of hardstanding to aid in the collection of waste and recycling Proposed House Proposed Tourist Let unit Site Area: 826sqm TARBERT Photovoltaic Panels Proposed treatment plant and soawkaway Surface water soakaway 6m -8m Tarred access road with service layby Airsource heat pump Airsource heat pump Rural access digram with service layby Natural land feature - Knoll Oil secondary heating source BIODIVERSITY STATEMENT: Proposed species rich long grass area to be sown with a grass / wildflower seed mix. Areas to be managed to promote the biodiversity of the areas with regular annual cutting of seeded areas and the control of invasive weed species. Scotia seeds ' Get Nectar- rich quick mix' sown @ 2g/m2. BOUNDARY TREATEMENT: to be post and wire fences throughout. HARD LANDSCAPING: Driveway surface treatement to be compacted hardcore with a whin/quarry dust finish. Planning condition 6: no development shall commence until a scheme of boundary treatment, surface treatment and landscaping has been submitted to and approved in writing by the Planning Authority. The scheme shall include details of: i) Location, design and materials of proposed walls, fences and gates; ii) Surface treatment of proposed means of access and hardstanding areas; iii) Any proposed re-contouring of the site by means of existing and proposed ground levels; iv) Proposed hard and soft landscape works; v) A biodiversity statement demonstrating how the proposal will contribute to conservation/restoration/enhancement of biodiversity, and how these benefits will be maintained for the lifetime of the development. The development shall not be occupied until such time as the boundary treatment, surface treatment and any re-contouring works have been completed in accordance with the duly approved scheme. All of the hard and soft landscaping works shall be carried out in accordance with the approved scheme during the first planting season following the commencement of the development, unless otherwise agreed in writing by the Planning Authority. The biodiversity statement should refer to Developing with Nature guidance | NatureScot as appropriate. Reason: To assist with the integration of the proposal with its surroundings in the interest of amenity, and to comply with the requirements of NPF4 Policy 3 RECONTOURING: Proposed contours shown, building pads avoid the small 'knoll' to the north of the site so minimal recontouring is required for this development. Figured dimensions only are to be taken from this drawing. All dimensions are to be checked on site before any work is put in hand. IF IN DOUBT ASK. CDM: Hazard Elimination & Risk Reduction has been undertaken and recorded where appropriate, in accordance with the requirements of "The Construction (Design and Management) Regulations 2015" and the associated "Industry Guidance for Designers" Printed on : From file : Project Client Lyle House, Fairways Business Park, Inverness IV2 6AA T : 01463 712 288 W : www.colinarmstrong.com DateDescriptionRev Project No. Revision Sheet @ A3 Drawn byDate Created Scale Status X:\Documents\2169 - Proposed Glamping Pod Big Knowe House\02. WORK IN PROGRESS\2.1 BIM Models\2169-CAA-ZZ-XX-M3-A-000001.rvt 31/10/2024 12:32:13 A 1 : 1000 and Tourist Let Proposed Dwelling House Don Dennis, Emma Rennie and Bryce Harvey DR- A- 0002 2169 Planning External Works Site Plan AL23.01.23 A Landscape planning condition wildflower area added 31.10.202 4 Page 103
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 1 of 8 REPORT: WATCHING BRIEF ON LAND SOUTHWEST OF TARBERT FARM, ISLE OF GIGHA, ARGYLL Client: Emma Rennie Planning ref. No.: 23/00391/PP Produced by Clare Ellis of Argyll Archaeology 22nd November 2024 Page 105
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 2 of 8 0. NON TECHNICAL SUMMARY 0.1 A watching brief was maintained on the machine excavation of the cable trench for the new electricity supply to a new build house and the machine stripping of turf and topsoil over the footprint of the new build house on land southwest of Tarbert Farm, Isle of Gigha. No features or deposits of archaeological or historical significance were observed and it is the recommendation of this report that no further archaeological works are required with respect to this development. 1. INTRODUCTION 1.1 The site (Fig. 1) lies within Argyll and Bute Council area and is roughly centred on NGR.: NR 65051 51667. The watching brief on both the cable trench for the power cable and the footprint of the new house took place on 20th November 2024. The construction of the tourist let unit and a new track running towards it had been completed prior to the watching brief being undertaken. 2. OBJECTIVES 2.1 The archaeological objectives are: a. to determine the presence or absence of archaeological features within the confines of the cable trench b. to fully excavate any archaeological features identified c. to propose further stages of work as required 3. METHOD 3.1 A 13 ton tracked excavator equipped with a ditching bucket was used to strip the topsoil down to the underlying natural over the footprint of the house (Fig. 1). The route for the new power cable was dug using a narrow toothless bucket some 0.50m wide. The spoil was placed on the side of the cable trench. All machine stripping was carried out in the presence of an archaeologist. The weather was dry. Page 106
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 3 of 8 Fig. 1. Land southwest of Tarbert Farm, cable route for the supply of electricity and footprint of the new build house subject to an archaeological watching brief. Page 107
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 4 of 8 4.0 RESULTS AND DISCUSSION 4.1 The tourist unit and part of the track leading up to it had been constructed prior to the watching brief taking place; the associated ground preparation works were not observed by an archaeologist. However, the track had been constructed by the build up of crushed rock over the grass of the field; there had been no stripping of the turf or topsoil. 4.2 The footprint of the new house and the parking/turning area was stripped of turf and topsoil under archaeological supervision (Fig. 2). The topsoil, a yellow/orange silt loam was barely 0.10m deep in most places and sat directly over bedrock. Slightly more silt was observed at the north end between the rocky northern outcrop and the southern outcrop on which the house will sit. No archaeological deposits were observed. Fig. 2. Stripping of the house and parking footprint. 4.3 The new cable route ran from an exiting power pole, that was adjacent to the road, in a westerly direction up a slight slope towards the house plot (Fig. 3). Immediately adjacent to the road the soil was waterlogged with a thin layer of black organic matter observed in section at a depth of 0.40-0.50m. This material is thought to be the remains of a relatively recently buried waterlogged ground surface. Along the length of the cable trench fragmentary bedrock lay under the topsoil which was generally around 0.30m deep but thinned in places where bedrock was very near the surface. A few rubble and modern drains were observed. The trench was excavated down to between 0.80m and 0.90m where hard bedrock was not encountered. No archaeological features were observed. Page 108
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 5 of 8 Fig. 3. Excavated power cable trench, looking east 5.0 RECOMMENDATION 5.1 No features or deposits of archaeological significance were observed during the watching brief. Although the final section of the access track has not been constructed up to the house this is going to comprise crushed bedrock placed directly over the grass and therefore its construction will not require to be monitored by an archaeologist. Similarly, the final section of the access track to the tourist unit has not been completed, but again this will comprise crushed bedrock laid directly over the grass and therefore will not require archaeological monitoring. 5.2 It is the recommendation of this report that no further archaeological work is required in association with this development. Page 109
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 6 of 8 Appendices Appendix 1: photographic register No. Description Taken from 1 Machine stripping of the house footprint SW 2 Machine stripping of the house footprint W 3 Machine stripping of the house footprint NW 4 Machine stripping of the house footprint SW 5 Machine stripping of the house footprint W 6 Machine stripping of the house footprint W 7 Power cable trench W 8 Power cable trench W 9 Power cable trench W Page 110
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 7 of 8 Page 111
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878– Watching Brief on land SW of Tarbert Farm, Isle of Gigha, Argyll Argyll Archaeology: page 8 of 8 Appendix 2: DES Entry LOCAL AUTHORITY: Argyll and Bute Council PROJECT TITLE/SITE NAME: Tarbert Farm PROJECT CODE: 878 PARISH: Gigha and Cara NAME OF CONTRIBUTOR: Clare Ellis NAME OF ORGANISATION: Argyll Archaeology TYPE(S) OF PROJECT: Watching brief NMRS NO(S): None SITE/MONUMENT TYPE(S): None SIGNIFICANT FINDS: None NGR (2 letters, 8 or 10 figures) NR 65051 51667 START DATE (this season) 20th November 2024 END DATE (this season) 20th November 2024 PREVIOUS WORK (incl. DES ref.) MAIN (NARRATIVE) DESCRIPTION: (May include information from other fields) A watching brief was maintained on the machine excavation of the footprint of a new house and cable trench for the electricity supply on land southwest of Tarbert l Farm, Isle of Gigha. No features or deposits of archaeological or historical significance were observed and it is the recommendation of this report that no further archaeological works are required with respect to the development. PROPOSED FUTURE WORK: None CAPTION(S) FOR ILLUSTRS: SPONSOR OR FUNDING BODY: Emma Rennie ADDRESS OF MAIN CONTRIBUTOR: Davaar Cottage, Campbeltown, Argyll. PA28 6RE EMAIL ADDRESS: ellisclare@argyll-archaeology.co.uk ARCHIVE LOCATION (intended/deposited) NRHE Page 112
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Good Afternoon Fiona, Please see below comments from Roads in relation to this case:- • The matter has been considered via a report to the Senior Leadership Team (SLT) and the agreed position is that Gigha does not meet the criteria for our Roads Development Technical Guidance to be amended to allow it to be treated as a special case for bituminous material. Although taking bituminous material to the island may present some challenges and additional costs may be incurred, these are not deemed prohibitive, in the way that 2 ferries to Jura could be. In light of this, the previous position set out by Roads and Infrastructure Services (RIS) has not changed i.e. Roads Development Technical Guidance should be followed and the junction/access should be constructed in accordance with the planning conditions and drawings (Drg. No. DR- A-0002 dated 23/01/23 by Colin Armstrong Architects detailing a “6-8m tarred access road with service layby”. • We note the report submitted by planning and their comments regarding removal of the first 5m of concrete material and its replacement with a bituminous material. This is a position that RIS find acceptable at this time, specific to this case. Regards Allan 27 May 2026 Page 113
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