Notice_of_Review-Combined_Redacted
Argyll and Bute Council · 4 August 2026
Back to Argyll and Bute Local Review Body — 4 August 2026 and its agenda
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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 100704288-004 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 GH Architects LTD GORDON HARRISON GLASGOW ROAD 73 07748773459 G82 1RE SCOTLAND DUMBARTON gordonharrisonuk@aol.com
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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 GORDON Argyll and Bute Council HARRISON glasgow road 73 07748773459 G82 1RE HOUSE NORTH OF TIGH-NA-CLACHAN, ROSNEATH Scotland 685903 DUMBARTON 223989
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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) Erection of Dwellinghouse Please refer to Planning Appeal Statement in the supporting documents
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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? * What date was the decision issued by 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. All planning application submission documents & drawings. Planning Appeal Statement (including LVIA). 25/00378/PP 20/03/2026 15/03/2025
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Page 5 of 5 Declare – Notice of Review I/We the applicant/agent certify that this is an application for review on the grounds stated. Declaration Name: Mr GORDON HARRISON Declaration Date: 10/06/2026 Payment Details Pay Direct Created: 10/06/2026 15:34
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PLANNING APPEAL STATEMENT Erection of Dwellinghouse Land North of Tigh-Na-Clachan, Clynder Application Ref: 25/00378/PP 10th June 2026
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1. INTRODUCTION This statement is submitted in support of an appeal against Argyll and Bute Council’s refusal of planning permission for the erection of a dwellinghouse at Land North of Tigh-Na- Clachan, Clynder. The proposal comprises a high-quality family dwelling designed specifically to respond to the character of the surrounding area and the site’s landscape setting. The development incorporates biodiversity enhancement measures, sustainable drainage, native planting, rainwater harvesting and low-carbon living principles. The proposal has been carefully designed to integrate into the landscape whilst supporting local housing provision and contributing positively to the social and economic sustainability of the Rosneath Peninsula. Importantly, the Planning Authority has accepted that the proposal is technically acceptable in respect of roads, drainage, flooding, biodiversity, servicing, sustainability and design quality. The refusal is based principally upon concerns regarding landscape character and an alleged failure to satisfy countryside development objectives. It is respectfully submitted that the proposal accords with the Development Plan when read as a whole and that the refusal represents an overly restrictive interpretation of National Planning Framework 4 and Local Development Plan 2.
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2. SUMMARY OF REFUSAL REASONS The Council refused planning permission on two grounds: 1. The proposal is alleged to adversely affect landscape character and create ribbon development. 2. Insufficient information was submitted to assess potential peat impacts. This statement demonstrates that neither reason justifies refusal. 3. DEVELOPMENT PLAN CONTEXT The proposal fails to be assessed against: • National Planning Framework 4 (NPF4) • Argyll and Bute Local Development Plan 2 (LDP2) Relevant policies include: • NPF4 Policies 1, 2, 3, 5, 14, 15, 16 and 17 • LDP2 Policies 02, 04, 05, 08 and 79 NPF4 establishes a presumption in favour of sustainable development and rural revitalisation. Policy must therefore be applied holistically rather than through an unduly restrictive interpretation of individual criteria. 4. PRINCIPLE OF DEVELOPMENT The site lies within the Countryside Area where Policy 02 establishes a presumption in favour of sustainable development where it is of an appropriate scale, design, siting and use. The proposal: • Utilises existing infrastructure. • Utilises an existing access. • Connects to existing services. • Provides a high-quality family home. • Delivers biodiversity enhancement. • Incorporates sustainable drainage. • Supports local housing demand. • Makes use of existing utility infrastructure including water, electricity and broadband. The proposal therefore aligns with the overall objectives of Policy 02 and the wider aims of NPF4.
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5. LOCAL LIVING AND NPF4 POLICY 15 A significant aspect of this appeal is that the Planning Authority effectively accepts that the proposal satisfies Local Living requirements. The Report of Handling concludes that: “If a step off was provided to safely flag down a bus… then it would be considered to meet NPF4 Policy 15 in relation to Local Living.” This is an important finding. The site lies directly adjacent to the B833 public transport corridor linking Rosneath, Clynder, Garelochhead and Helensburgh. The proposal also includes dedicated home-working facilities which reduce travel demand and support modern patterns of rural living. The site is therefore capable of meeting Local Living objectives and satisfies the requirements of NPF4 Policies 15, 16 and 17. 6. RESPONSE TO THE COUNCIL’S LANDSCAPE CHARACTER CONCERNS 6.1 Existing Development Context The proposal cannot reasonably be described as isolated countryside development. The site sits directly adjacent to: • Tigh-Na-Clachan. • The shared access serving Little Rahane Farm. • Existing woodland. • Existing rural development. The proposed dwelling would clearly be perceived as part of an existing cluster of development rather than a detached and isolated countryside house. 6.2 No Ribbon Development The Council’s principal concern is that the proposal would create ribbon development. Respectfully, this conclusion is not supported by the characteristics of the proposal. Ribbon development is generally characterised by a continuous linear extension of roadside development resulting in an elongated settlement pattern. The proposal does not exhibit these characteristics.
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The development: • Comprises a single dwelling. • Utilises an existing access. • Is physically associated with existing development. • Does not establish a continuous line of frontage development. • Does not create a suburban pattern of development. The proposal is more accurately described as a modest extension to an existing cluster of rural development. The assertion that approval would establish ribbon development is therefore overstated. 7. RESPONSE TO THE COUNCIL’S “ROUNDING OFF” ARGUMENT A key element of the refusal is the assertion that the proposal cannot be considered “rounding off” because there is no natural or physical feature to contain development to the north. Respectfully, this conclusion is flawed. The existing dwelling immediately to the south, Tigh-Na-Clachan, was approved as a rounding-off development and presently sits within an open field with relatively limited landscape integration. Whilst the dwelling itself is of acceptable design quality, little attempt was made through that development to establish a meaningful landscape framework capable of integrating development into the wider countryside. The current proposal adopts a fundamentally different approach. Rather than extending development into the countryside without mitigation, the proposal incorporates substantial native tree planting, hedgerow planting and biodiversity enhancements specifically designed to establish a strong northern landscape edge. The Council’s concern appears to be that there is currently no feature capable of defining the northern extent of development. The proposal directly addresses this concern. The proposed landscape strategy creates the very feature that the Planning Authority identifies as being absent. The proposed woodland planting and hedgerow network would establish a robust and permanent landscape boundary to the north of both the proposed dwelling and Tigh-Na- Clachan.
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In landscape terms this would provide a more logical and defensible edge to development than presently exists. The proposal should therefore be viewed as improving and strengthening the landscape structure rather than weakening it. 8. LANDSCAPE AND VISUAL IMPACT ASSESSMENT Methodology This assessment follows the broad principles of GLVIA3 and considers: • Landscape character sensitivity. • Magnitude of change. • Visual receptors. • Significance of effects. 1. Landscape Character Sensitivity The site forms part of a working rural landscape characterised by: • Agricultural fields. • Scattered housing clusters. • Existing farmsteads. • Woodland belts encompassing dwellings. • Existing access tracks and rural infrastructure. Whilst the wider landscape possesses scenic qualities, the immediate site is not pristine or undeveloped wilderness. The landscape is already influenced by human activity and built development. Sensitivity is therefore considered Medium. 2. Magnitude of Change The magnitude of change must be assessed in relation to: • Scale of development. • Extent of land affected. • Duration of effects. • Existing context. The proposal: • Occupies only a small part of a larger field. • Retains extensive open land. • Includes significant mitigation planting. • Utilises an existing access arrangement. • Introduces a single dwelling only. The proposed landscape framework significantly reduces visual effects. Magnitude of change is therefore considered Low.
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3. Visual Receptors Primary receptors include: • Users of the B833. • Residents of nearby properties. • Views from across Gare Loch. • Local recreational users. Road Users Views are transient and generally experienced at speed. The dwelling would be viewed in the context of existing development. Effect: Minor. Existing View of Tigh-Na-Clachan from B833. Proposed View of Tigh-Na-Clachan from B833.
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Views from Across Gare Loch The proposal would be viewed at considerable distance. The dwelling would be read as part of an existing cluster rather than a prominent isolated feature. Additional native planting would further soften visibility. Effect: Minor. Local Views The proposal would be experienced in conjunction with Tigh-Na-Clachan and Little Rahane Farm. The landscape framework would provide a transition between built form and open countryside. Effect: Minor to Moderate. Existing View of Tigh-Na-Clachan from Shandon
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Proposed View of New House from Shandon 4. Landscape Structure and Settlement Edge A notable weakness in the Council’s assessment is the assertion that there is no feature capable of containing development to the north. The proposal should be viewed as an opportunity to establish such a feature. The proposed woodland planting and native landscaping would create a strong and defensible landscape edge where none presently exists. The existing dwelling currently appears as a relatively isolated feature within an open field setting. The proposal would improve this situation by creating a coherent landscape framework that visually links development and provides a gradual transition into the wider countryside. As a consequence, the proposal would reinforce rather than erode local landscape character.
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Existing Arial View of Tigh Na Clachan Proposed Arial View of New House
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5. Overall Significance of Effects Landscape Sensitivity: Medium Magnitude of Change: Low Visual Effects: Minor Overall Significance: Low to Moderate The effects are not significant in EIA or planning terms. 9. PEATLAND ISSUE The second refusal reason relates to the absence of a peat survey. Importantly: • No evidence has been presented that significant peat exists on the site and this has been discussed with local farmers who have confirmed no peat is present • The site comprises rough grazing adjacent to an existing road and dwelling. • The development footprint is limited. • The issue is capable of resolution through further investigation. The refusal does not identify actual harm. At most, this represents a technical matter capable of being addressed through further information or planning condition. This should not outweigh the considerable planning merits of the proposal. 10. OTHER MATERIAL CONSIDERATIONS The proposal delivers a number of significant benefits: • Additional family housing. • Biodiversity enhancement. • Native woodland creation. • Sustainable drainage measures. • Home-working opportunities. • Low-carbon living. • Economic support for local communities. Importantly: • Roads raised no objection. • Flooding raised no objection. • Scottish Water raised no objection. • Environmental Health raised no objection. • No neighbour or public objections were received. The absence of any public objection further supports the acceptability of the proposal.
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11. PLANNING BALANCE Benefits • Delivery of a high-quality family home. • Landscape enhancement through woodland creation. • Biodiversity net gain. • Sustainable drainage. • Rural population retention. • Compliance with Local Living objectives. • Support for local services and economy. Perceived Harm • Limited landscape effects which are mitigated by planting. • Technical peat matter capable of resolution. The benefits significantly outweigh any perceived harm. 12. CONCLUSION The proposal represents sustainable countryside development which accords with the overall aims of National Planning Framework 4 and Argyll and Bute Local Development Plan 2. The Council accepts that the proposal satisfies Local Living objectives and raises no concerns regarding roads, flooding, biodiversity, sustainability, drainage or design quality. The remaining concerns regarding landscape character are overstated and unsupported by objective evidence. The proposal does not constitute ribbon development and would not adversely affect landscape character. Instead, it would strengthen the existing settlement edge through the creation of a coherent landscape framework and establish a natural northern boundary that the Planning Authority identifies as being absent. The peat issue is capable of resolution through further information and does not justify refusal. For these reasons it is respectfully requested that the appeal be upheld and planning permission granted.
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SUPPORTING / DESIGN STATEMENT PROPOSED DETACHED HOUSE SITE NORTH OF TIGH-NA-CLACHAN ROSNEATH G84 0QN 6th March 2025 We are proposing a traditional rural design, which we believe is the most suitable approach for this site. It will be a high-quality sustainable design approach with natural materials to complement the existing adjacent house and rural setting. The site and proposed position of the new dwelling is set at the bottom of the hill at the junction / access road to Little Rahane Farm, in keeping with the existing development pattern of single houses that run along the B833. The dwelling will be set back approx. 27 metres from the roads edge which matches the new dwelling immediately to the south (13/02739/PP). The design & proposed planting will develop the area’s sense of identity with the siting and scale responding to the natural environment in a sustainable manner. We are siting the structure at the bottom of the hill with the backdrop of mature trees & hillside to integrate the structure into its environment. We are respecting the site topography by minimising the under-build and retaining walls by carefully cutting and filling to integrating the house into the landscape. This, along with new screen planting along the northern boundary and to the eastern boundary (B833) will minimise the visual impact of the new dwelling and form a small tree lined enclave for the 2 houses.
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Green infrastructure has been an integral part of the design process from the outset by building with nature. This approach includes stormwater management, climate adaptation, increasing biodiversity and sustainable energy, as well as more anthropocentric functions, such as increased quality of life through recreation space and work / life balance with working from home. The proposed new trees will create new habitat for rare species such as the creeping lady’s tresses and lesser twayblade orchids; the Scottish wood ant and Rannoch looper; and the capercaillie, crested tit and Scottish crossbill. Mammals include red squirrel, pine marten and Scottish wildcat. The planting will also stabilise soils, improve drainage, support climate change mitigation and adaptation and act as a carbon store. In terms of renewable energies, we would propose a ground-source heat pump (drilled). An extensive Suds system is also proposed across the site which, along with the rainwater will terminate in a retention pond in front of the house. As well as stormwater attenuation the pond will create huge ecological, aesthetic and amenity benefits. The dwelling structure itself will be highly insulated and sustainable in terms of materials and construction, i.e. local sourced timber cladding, a passive solar strategy with highly glazed walls to south & east to capitalise on solar gain, high thermal mass to store and utilise solar gain, locally sourced materials & manpower will be used where ever possible to minimise transport carbon and large structural spans to consider future adaptability. Foul drainage would be taken to a treatment plant and soakaway.
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BIODIVERSITY ENHANCEMENT & CONSERVATION MEASURES PROPOSED DETACHED HOUSE SITE NORTH OF TIGH-NA-CLACHAN ROSNEATH G84 0QN 6th March 2025 This new rural house presents a unique opportunity to enhance biodiversity and integrate conservation measures into the project. Following NatureScot’s Developing with Nature Guidance, here is our framework for biodiversity enhancement and conservation, including provisions for maintaining these benefits throughout the house's lifetime.
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Biodiversity Enhancement Measures 1. Habitat Creation and Protection o Native Hedgerows: New planted hedgerow of Blackthorn proposed to eastern boundary at B833. It will provide native habitat & biodiversity as well as being a dense hedge to reduce road noise. o New Silver Birch trees: To match existing adjacent areas and to provide habitat corridors for birds, small mammals, and pollinators. o Alder & Oak: New wood area to be planted out with Alder & Oak trees to the western / upper side of the site. This woodland will provide good native habitat & biodiversity. o Wildflower Meadows: Establish areas with locally sourced wildflower seeds to support pollinators like bees and butterflies. o Pond Features: Creating a small pond to encourage amphibians, dragonflies, and aquatic plants. Include native water-tolerant vegetation around its edges. 2. Wildlife Shelters o Install bat boxes, bird boxes, and insect hotels at appropriate existing mature trees within the site to cater to species present in the area. o Create an open log store and rockeries in quiet corners for small mammals, reptiles, and invertebrates. 3. Sustainable Landscaping o Incorporate diverse, locally appropriate native trees and shrubs in landscaping. Species like Silver Birch, Blackthorn, Oak and Alder provide year-round habitat and food sources. o Use permeable surfaces for driveways and paths to reduce runoff and protect local waterways. 4. Dark Sky Measures o Minimize light pollution by using downlit, motion-activated outdoor lighting to avoid disturbing nocturnal wildlife. 5. Boundary Features o Maintain wildlife-friendly fencing, such as gaps at the base to allow the passage of hedgehogs and other small animals.
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Conservation Measures 1. Biodiversity Management Plan o Develop a long-term biodiversity management plan that outlines maintenance schedules for habitats, such as trimming hedgerows on rotation and monitoring species use of installed shelters. 2. Water Management o Install a rainwater harvesting system to support sustainable watering of plants and reduce dependency on mains water. o Use swales to mitigate surface water impacts while benefiting local wildlife. Maintaining Benefits Over the Lifetime of the Development 1. Ownership and Stewardship o Include biodiversity enhancement measures as a condition in the property’s deeds or covenants to ensure future owners maintain and protect these features. 2. Regular Maintenance o Schedule routine checks and maintenance for all biodiversity features (e.g., clearing bird boxes annually, maintaining ponds). o Ensure landscaping contracts prioritize the retention of native flora and fauna. 3. Education and Advocacy o Provide an information pack for current and future occupants explaining the ecological significance of the features and best practices for their care. 4. Collaboration with NatureScot o Partner with NatureScot or similar organizations to access ongoing advice, monitoring support, and resources to adapt to evolving ecological challenges.
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Conclusion These measures, grounded in NatureScot's guidance, offer a holistic approach to integrating biodiversity and conservation of this rural development. By embedding long-term stewardship into the project design, this rural house can serve as an enduring model of sustainability and harmony with nature. An area of new trees is proposed to further integrate the structure into the landscape and create new habitat for rare species such as the creeping lady’s tresses and lesser twayblade orchids; the Scottish wood ant and Rannoch looper; and the capercaillie, crested tit and Scottish crossbill. Mammals include red squirrel, pine marten and Scottish wildcat. The planting will also stabilise soils, improve drainage, support climate change mitigation and adaptation and act as a carbon store. An extensive Suds system is also proposed across the site which will terminate in a retention pond. As well as stormwater attenuation the pond will create huge ecological, aesthetic and amenity benefits.
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TN06 SUSTAINABILITY Sustainable Development can be defined as being “development that meets the needs of the present without compromising the ability of future generaƟons to meet their own needs” (The Brundtland DefiniƟon, as sourced in Appendix F of NPF4). This technical note provides addiƟonal detail to policies 04 - Sustainable Development, 05 - Design and Placemaking and 08 - Sustainable SiƟng of the adopted Argyll and Bute Local Development Plan 2 (LDP2), and NPF4 policies 14 - Design, Quality and Place, 15 – Local Living and 20 Minute Neighbourhoods and 29 Rural Development. This technical note provides guidance on the wider consideraƟons of siƟng a development in the natural or built landscape as well as the impact of a development on the community, economy and environment. Following this technical note is a Sustainability Checklist. It is mandatory that potenƟal developers complete this for all applicaƟons for development, and it is recommended that this be completed at Pre-ApplicaƟon stage and updated as required should a planning applicaƟon be made. In some cases a Visual Impact IllustraƟon (VII) or Landscape and Visual Impact Assessment (LVIA) may be required under LDP2 policies 02, 70 and 71 as a separate, but inter-related, assessment. To allow a proporƟonate approach this will not always be a full LVIA as set out by the Landscape InsƟtute, but in appropriate cases will be a “light” version. This requirement will be decided by the Planning Authority on the basis of the informaƟon provided within the Sustainability Checklist and other relevant consideraƟons. Related Issues Technical Note TN07 - Sustainable Buildings should be read in conjuncƟon with TN06, which provides guidance on the sustainable design of the building itself. AestheƟc design consideraƟons will follow and compliment sustainable building consideraƟons, and this is covered in Policy 10 Design- All Development and the council’s Design Guidance (which is intended to be consolidated and updated during the Plan period). 1.0 SITE APPRAISAL The iniƟal step to be undertaken by anyone proposing a new development, is a comprehensive site appraisal which will help idenƟfy the limitaƟons and opportuniƟes of the site at an early stage. This is the starƟng point of any design process. Some surveys may be required to be carried out by specialists.
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1.1 SUITABILITY OF THE SITE – COMMUNITY, ECONOMY AND ENVIRONMENT (LIVEABLE, PRODUCTIVE & SUSTAINABLE PLACES) • Development should maximise the opportunity for local community benefit • Development should maximise the use of exisƟng infrastructure and services and minimise the need for people to travel for essenƟal services. Where travel is required acƟve travel routes or public transport should be available. • Most of the agricultural land in Argyll and Bute is of low quality, however agriculture remains an important part of Argyll and Bute’s economy and provides conƟnuous land management. Therefore countryside development should not result in the loss of beƩer quality agricultural land or result in the fragmentaƟon of field systems or the loss of access to beƩer quality agricultural land. • Development will not be supported on land that is subject to flooding or land erosion • Landscape designaƟons of the site itself or area around this must be considered and policies within the High Quality Environment secƟon of the LDP2 taken into account • Historic Built Environment designaƟons – where applicable reference should be made to the Historic Built Environment policies within the LDP2 as well as ConservaƟon Area Appraisals • Habitats and/or protected species - The biodiversity within and adjacent to development sites should be maintained and improved where possible – further detail can be found in LDP2 policy 73 Development Impact on Habitats, Species and Biodiversity) and the associated Biodiversity Checklist Technical Note TN04) 1.2 CHARACTER OF THE SITE AND WIDER AREA 1.2.1 NATURAL RESOURCES • Microclimate, prevailing winds, daylight/sunlight • Topography • Trees and planƟng • Key views in, from and across the site • Boundary treatments 1.2.3. MANMADE RESOURCES • Layout and density of the built context and building lines – development should integrate within this exisƟng built form in terms of urban grain and density and also ridge height, scale and massing. • Key views in, from and across the site • Boundary treatments • Access and exisƟng infrastructure
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2.0 SUSTAINABLE SITING 2.0.1 LANDSCAPE CHARACTER Landscape is about the relaƟonship between people and place. The term does not mean just special or designated landscape and does not only apply to the countryside. It results from the way that different components of our environment – both natural and cultural– interact together and are perceived Examples of key characterisƟcs within a landscape character area might be: • landform, drainage and water bodies; vegetaƟon and tree cover; human acƟvity such as land management and use, seƩlements and buildings; • The context or seƫng of the urban area and its relaƟonship to the wider landscape; • The layout, scale and density of buildings • Seƫngs of listed buildings (see HES guidance) • Access and connecƟvity, including streets and footways/pavements; • water bodies, water courses and other water features; • The nature and locaƟon of vegetaƟon, including the different types of green space and tree cover and their relaƟonships to buildings and streets; • Coastal features; • Views to and from the sea; The Sustainability Checklist which follows this Technical Note, requires basic informaƟon to determine the landscape character. Should the Planning Authority determine that there is preliminary evidence that there may be adverse effects on landscape and visual amenity (in Countryside Areas) or the site is located in a NaƟonal Scenic Area (NSA) or Local Landscape Area (LLA) then a VII or LVIA (light or full) will be required. 2.0.2 INTEGRATION INTO THE NATURAL LANDSCAPE – this will minimise the detrimental impact on the landscape and minimise environmental disturbance • The development should be posiƟoned within the landscape to make the best use of solar gain, natural venƟlaƟon and shelter from the elements. • Hilltop, skyline or ridge locaƟons should be avoided not only for visual reasons but to avoid exposure to high winds. The siƟng must respect exisƟng landforms and key views. Only in some excepƟonal cases will there be a case for landmark development, which would require a high quality design and would sƟll be based on robust site analysis and understanding. • ExisƟng trees and hedgerows on the site should be retained where possible • Large un-fenestrated under-buildings generally are detrimental to buildings and look inappropriate in most seƫngs. They also generally increase construcƟon costs while not
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providing useable accommodaƟon on sloping sites. On sloping sites, careful posiƟoning combined with minor excavaƟon works oŌen provides a cheaper and more aƩracƟve design soluƟon than under-building and can also give a house added shelter from prevailing winds. If a 1 ½ or 2 storey house is required, on a sloping site a split level soluƟon could be designed, which will minimise both visual and physical impact. • The extent of any under-building or excavaƟons should be clearly shown on submiƩed plans including the use of cross secƟons. Any waste material from excavaƟons should be regraded, landscaped and uƟlised to backfill against areas of under-build that would otherwise remain exposed or alternaƟvely be removed from the site, restoring the site to its natural condiƟon. 2.0.3 INTEGRATION INTO THE BUILT LANDSCAPE – in order to respect exisƟng development paƩerns and the amenity of other dwellings. • The layout of new development must reflect the local character and building paƩerns and be compaƟble with neighbouring uses. • New development must be sympatheƟc to tradiƟonal building forms as well as landmarks, historical features and key views. • New development must be compaƟble with, and consolidate, the exisƟng seƩlement. The relaƟonship with neighbouring properƟes is paramount, as issues such as loss of daylight and overlooking could arise: o Householders can legiƟmately expect a reasonable amount of direct daylight into all or at least some living room windows, and this should be protected as far as possible in order to maintain reasonable levels of household amenity. o When considering a site for a new house, or an extension to an exisƟng house, applicants should ensure that the house will not significantly affect daylight and direct sunlight to exisƟng neighbouring properƟes. Applicants should refer to published standards “Site Layout Planning for Sunlight and Daylight” BRE 1991 (check date) o No main window of a habitable room (i.e. all rooms except bathrooms and hallways) within a dwelling shall overlook (directly face) the main windows of habitable rooms in neighbouring dwellings at a distance of less than 18 metres*. Plans submiƩed with planning applicaƟons will be required to show the locaƟon of all adjoining properƟes and the exact posiƟon of their main windows. A distance of 12 metres is required between habitable room windows and gable ends or elevaƟons with only non-habitable room windows. These standards may be relaxed where the angle of view or the design (i.e. use of frosted glass) of the windows allows privacy to be maintained.
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o The use of windows that are taller than they are wide can greatly reduce problems of overlooking in built up areas. • ExisƟng infrastructure should be uƟlised where possible such as access roads and tracks as well as services. The remaining capacity of infrastructure such as private water supplies must be taken into account. *this may not be possible in densely built areas or “courtyard-type” schemes 3.0 PRESENTATION OF THE APPRAISAL AND THE DESIGN SOLUTION A Sustainability checklist has been prepared as an Appendix to this Technical Note which must be completed and submiƩed with all applicaƟons. It is recommended that this be completed at PreApplicaƟon stage and updated as required should a planning applicaƟon be made. Should the Planning Authority determine that a VII or LVIA (light or full) is required then this should form a separate but inter-related assessment. Separately, a Sustainable Buildings Checklist (TN07) covering the design of the building itself must be completed. AddiƟonally, the Scoƫsh Government Planning Advice Note 68 Design Statements provides detailed advice on the presentaƟon of the informaƟon gathered, considered and developed. Whilst Design Statements are only a requirement with certain categories of planning applicaƟons, it is advisable to include one with every applicaƟon for new development as good pracƟce. A Design Statement may either be integrated with the VII or LVIA (light) (where required) or submiƩed as an accompanying document. Due to the nature of a full LVIA in those limited cases they would require to be kept as separate documents. TN06: SUSTAINABILITY CHECKLIST It is mandatory that potenƟal developers complete this checklist for all applicaƟons for development. It is recommended that this be completed at Pre-ApplicaƟon stage and updated as required should a planning applicaƟon be made. It is intended that by compleƟng the checklist the applicant could take the opportunity to review the sustainability of their project and make changes to their applicaƟon, where appropriate and to ensure compliance with LDP policies. Not every criterion will be relevant for every development, for example extensions, in which case “not applicable” should be noted in the details column. Where applicable, addiƟonal supporƟng informaƟon should be appended to this document and the relevant appendix number should be noted in the details column.
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