Helensburgh Golf Club, Cala Management Ltd & Dunbrittton Housing: Proposal of Application Notice for Residential Development (Including Affordable Housing Housing Association); Demolition of the Existing and Relocation of a New Clubhouse with Associated Parking and Facilities; a Revision of New and Retained Golf Holes Providing a Refreshed 18 Hole Golf Course and Biodiversity Enhancement and Management: Helensburgh Golf Course, 25 East Abercromby Street, Helensburgh (Ref: 26/00856/Pan)
Argyll and Bute Council · 17 June 2026
Back to Planning, Protective Services and Licensing Committee — 17 June 2026 and its agenda
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Argyll and Bute Council Development and Economic Growth PROPOSAL OF APPLICATION NOTICE ____________________________________________________________________________ Reference: 26/00856/PAN Applicant: Helensburgh Golf Club, Cala Management Ltd and Dunbritton Housing Association Proposal: Proposal of application notice for residential development (including affordable housing); demolition of the existing clubhouse and relocation of a new clubhouse with associated parking and facilities; including provision of new golf holes providing a refreshed 18 hole golf course and biodiversity enhancement and management. Site Address: Helensburgh Golf Course, 25 East Abercromby Street, Helensburgh ____________________________________________________________________________ 1.0 BACKGROUND The submitted Proposal of Application Notice (PAN) is related to intended future residential development, construction of new golf holes to compensate for those lost to housing, the construction of a new clubhouse and other necessary infrastructure and landscaping works. The submitted PAN notice took effect from 21.04.26 from which a minimum of 12 weeks must elapse prior to the submission of a formal application for planning permission. This is an allocated housing site for 300 houses (H2004 -Helensburgh East). The extent of the allocation and other LDP 2 designations in the locality can be found on Proposals Map 53 of LDP 2. It should be noted that a small triangular area of land outside the housing allocation is included in the red line boundary at the south-eastern extent of the indicated site. This site has had previous grant of planning permission for housing and is within the settlement boundary. The land is understood to be under the control of Dunbritton Housing Association and will form part of the overall contribution towards affordable housing related to the wider development site. The location and nature of the uses proposed within this PAN are in accordance with terms of the site allocation within LDP2. However further detailed evaluation of future applications against relevant NPF 4 and LDP 2 policies will be required when details are provided. Pre application advice will be provided by officers and a community event (which was well attended) has already taken place. 2.0 SITE DESCRIPTION The red line boundary of the proposed application site forms part of both the existing Helensburgh Golf Club, a small area of settlement land, and an area of peatland known as “the Blackhill Mire” where the replacement golf holes are proposed to be constructed. Therefore it will be a critical matter that any future planning application satisfactorily addresses potential impact upon peat, habitat and biodiversity. Local Nature Conservation Site ( LNCS) - Blackhill Mire. Parts of the replacement golf holes are likely to be proposed on the designated Local Nature Conservation Site or in close proximity to this. Seeking to improve Biodiversity in accordance with the NPF 4 policy requirements will be an important requirement of any application and justification
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for any impacts on the LNCS. A best practice design approach will be expected in respect of the golf course proposals to firstly avoid impacts before mitigation is considered. TPO Woodland/Ancient Woodland/Open Space Protection Area A large TPO of ancient woodland (TPO 30) exists on the northern edge of site with a second section of this protected woodland forming a boundary on the western edge of the site following the boundary from the existing Clubhouse to the north and west. Both this area and the tree belt to the west of the site are Ancient Woodland and therefore policy advice within NPF 4 Policy 6 will require to be considered carefully in any future application proposals and unacceptable impacts avoided. Part of this ancient woodland are also designated as an Open Spece Protection Area. Core Path: The Old Luss Road which forms the eastern boundary of the site is a core path which provides accessibility both for residents and as part of an important wider recreational link between Helensburgh and the Countryside beyond, including links to the John Muir Way a nationally important walking route. Accessibility for pedestrians and cyclists to Helensburgh and the wider Countryside and core path network will be a substantive matter in the determination of any future planning application to encourage both sustainable transport links and passive recreation opportunities. Flooding Localised flooding is known to occur on the south of the site where Old Luss Road leaves the existing golf course. Soft engineering drainage and SuDS solutions will require to be designed to ensure the whole of the site combining both the golf course and housing site are developed to acceptable design and operational standards in respect of flooding and drainage solutions. Other policy or site-specific issues may arise as part of the consideration of a future application and an Environmental Impact Assessment will be required. 3.0 DEVELOPMENT PLAN POLICY – LDP 2 These submissions are not planning applications and therefore do not require to be evaluated and determined in accordance with Section 25 of the Planning Act against the Development Plan and its policies at this stage. However, in considering the merits of these PAN’s a number of Development Plan Policies will inform the assessment of any future detailed applications. The main policies are set out below: (a) ‘Argyll and Bute Local Development Plan 2. Spatial and Settlement Strategy Policy 01 – 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 21 – Sites of Archaeological Importance
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Diverse and Sustainable Economy Policy 26 – Informal Public Outdoor Recreation and Leisure Related Development 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 38 – Construction Standards for Public Roads Policy 40 – Vehicle Parking Provision Policy 41 – Off Site Highway Improvements Sustainable Communities Policy 45 – Supporting our Town Centres and Retailing Policy 46 – Retail Development – The Sequential Approach Policy 49 – Sport, Recreation and Community Facilities Policy 52 – Community Plans, Local Place Plans and Locality Plans Policy 55 – Flooding Policy 57 – Risk Appraisals Policy 58 – Private Water Supplies and Water Conservation Policy 59 – Water Quality and the Environment Policy 61 – Sustainable Urban Drainage Systems (SUDS) Policy 62 – Drainage Impact Assessments Policy 63 – Waste Related Development and Waste Management Homes for People Policy 64 – Housing Development on Allocated Sites Policy 67 – Provision of Housing to Meet Local Needs Including Affordable Housing Policy 68 – Housing Greenspace High Quality Environment Policy 70 – Development Impact on National Scenic Areas (NSA’s) Policy 73 – Development Impact on Habitats, Species and Biodiversity Policy 74 – Development Impact of Sites International and National Importance Policy 77 – Forestry, Woodland and Trees Policy 78 – Woodland Removal Policy 79 – Protection of Soil and Peat Resources Policy 80 – Geodiversity National Planning Framework 4 (This is a statutory Plan for the purposes of determining Planning Applications under Section 25 of the Planning Act and therefore NPF 4 Policies will also have to be considered in the determination of any future planning applications) National Planning Framework 4 Sustainable Places NPF4 Policy 1 – Tackling the Climate and Nature Crises NPF4 Policy 2 – Climate Mitigation and Adaption NPF4 Policy 3 – Biodiversity
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NPF4 Policy 4 – Natural Places NPF4 Policy 5 – Soils NPF4 Policy 6 – Forestry, Woodland and Trees 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 NPF4 Policy 16 – Quality Homes NPF4 Policy 17 – Rural Homes NPF4 Policy 19 – Heating and Cooling NPF4 Policy 20 – Blue and Green Infrastructure NPF4 Policy 21 – Play, Recreation and Support NPF4 Policy 22 – Flood Risk and Water Management NPF4 Policy 24 – Digital Infrastructure Productive Places NPF4 Policy 25 – Community Wealth Building 4.0 POTENTIAL MATERIAL CONSIDERATIONS Material considerations include: • Pan 77 Designing Safer Places • Creating Places- A Policy Statement on Architecture and Place for Scotland • Designing Streets – A Policy Statement for Scotland • Green Infrastructure: Design and Placemaking • Design Guidance (Topic 2) Larger Housing Development • Design Guidance (Topic 4) Sustainable Materials and Technologies • Argyll and Bute Woodland and Forestry Strategy • ABC Housing Needs and Demand Assessment • ABC Housing Emergency Statement • SEPA Standing Guidance for Development Management (Dec. 2022) • Statutory/Non-Statutory Consultee Comments/ • Third Party Comments • Strategic Housing Investment Plan objectives and commitments • Helensburgh Local Place Plan 5.0 CONCLUSION This report sets out the information submitted to date as part of the PAN. Summarised are the policy considerations, against which any future planning application will be considered as well as potential material considerations. The list is not exhaustive, and further matters may arise as and when any planning application is received, and in the light of public representations and consultation responses. Officers are content that the steps set out within the PAN are acceptable and in accordance with the necessary community engagement requirements. 6.0 RECOMMENDATION It is recommended that Members have regard to the content of the report and submissions and provide such feedback as they consider appropriate in respect of the submitted PAN to allow these matters to be considered by the applicant in finalising any future planning application submissions.
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Author of Report: David Moore Date: 26.05.26 Reviewing Officer: Sandra Davies Date:29.05.26 Fergus Murray Head of Development & Economic Growth