Consider Notice of Review Request: Land South of Little Rahane Farm, Rosneath G84 0Qn (Ref: 26/0001/Lrb)
Argyll and Bute Council · 4 August 2026
Back to Argyll and Bute Local Review Body — 4 August 2026 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Classification: OFFICIAL PLANNING CONDITIONS Land South of Little Rahane Farm Rosneath G84 0QN Planning Application Reference Number 25/00381/PP Local Review Board Reference Number 26/0001/LRB 24th June 2026 Pursuant the request by the Local Review Body (under the Town and Country Planning (Schemes of Delegation and Local Review Procedure) (Scotland) Regulations 2013) (dated 10.06.2026) for the planning authority submit further written submissions, model planning conditions and advisory notes are set out as follows, which could accompany an approval of the application should the Local Review Body be so minded.
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Classification: OFFICIAL 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. Approved Details & Standard Notes The development shall be implemented in accordance with the details specified on the application form dated 10th March 2025, supporting information and, the approved drawings listed in the table below unless the prior written approval of the planning authority is obtained for an amendment to the approved details under Section 64 of the Town and Country Planning (Scotland) Act 1997. Plan Title. Plan Ref. No. Version Date Received Location Plan @ 1:2500 P1-835-00 - 11.03.2025 Existing Location & Part Site Plans and Site Section PL-835-10 - 11.03.2025 Existing Location & Part Site Plans PL-835-11 - 11.03.2025 Proposed Site Plan and Site Section PL-835-12 - 11.03.2025 Proposed Floor Plans & Roof Plan PL-835-13 Rev. A 17.03.2025 Proposed Elevations and Section PL-835-14 Rev. A 17.03.2025 Proposed Garage Plans and Elevations PL-835-15 Rev. A 17.03.2025 Location Plan @ 1:10000 P1-835-16 - 17.03.2025 Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details. 2. Junction with public road: Notwithstanding the provisions of Condition 1, the access junction of the existing private track with the adopted B833 Rosneath Road shall be formed in accordance with the Council’s Roads Standard Detail Drawing SD08/002 Rev. B and visibility splays of 2.40 metres to point X by 75 metres to point Y from the centre line of the proposed access shall be achieved. In accordance with the stated
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Classification: OFFICIAL standard detail drawing the junction shall comply with the following design requirements: i. from its connection with the B833 to the proposed house plot, the shared private drive shall be constructed to a minimum width of 5.5m for the first 10.0m, reducing to no less than 3.7m thereafter; ii. the first 5.0m of the shared private access drive to the proposed development must be surfaced with a bound material, such as bitumen macadam or concrete, unless otherwise agreed in writing; iii. the shared private access from its junction with the B833 to the proposed new private driveway to serve the development proposal shall achieve a gradient no greater than 5% (1 in 20) over the first 5.0m and thereafter in accordance with the details of gradients proposed on approved drawing no. PL-835-11; iv. from its connection with the B833 to the proposed house plot, the access shall be constructed to ensure intervisible passing places are provided at maximum distances of 100 metre centres; v. vehicle passing places shall be constructed in accordance with Argyll and Bute standard detail SD08/003 Rev.B: and, vi. Any access gates shall be sited at least 6.0 metres from the edge of the B833 adopted road carriageway and shall be hung to be inward opening only. Prior to work starting on site the shared private access junction with the adopted B833 Rosneath Road 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. Note to Applicant: • 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. • Drainage must be achieved within the curtilage of the site, with no water permitted to discharge onto the adopted carriageway of the B833. 3. Junction of the proposed new private driveway with the existing shared private driveway / track: Notwithstanding the provisions of Condition 1, the proposed new access junction of the private driveway onto the existing shared private track shall be formed in accordance with the Council’s Roads Standard Detail Drawing SD08/002 Rev. B and visibility splays in both directions of 2.40 metres to point X by 25 metres to point Y from the centre line of the proposed access shall be achieved. In accordance with the stated standard detail drawing the junction shall comply with the following design requirements:
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Classification: OFFICIAL i. from its connection with the shared private drive, the proposed new private driveway to serve the development proposal shall be constructed to a minimum width of 5.5m for the first 10.0m, reducing to no less than 3.7m thereafter; ii. the first 5.0m of the shared private access drive to the proposed development must be surfaced with a bound material, such as bitumen macadam or concrete, unless otherwise agreed in writing; and, iii. the proposed private driveway from its junction with the existing farm track to the parking and turning area shall achieve a gradient no greater than 12.5 % (1 in 8) in accordance with the details of gradients proposed on approved drawing no. PL-835-11; iv. any access gates shall be sited at least 6.0 metres from the edge of the shared private track carriageway and shall be hung to be inward opening only. Prior to work starting on site the private driveway junction onto the existing shared private track / driveway 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. 4. Parking and Turning as Shown: The parking and turning area shall be laid out and surfaced in accordance with the details shown on the approved proposed site plan drawing no. PL-835-12 prior to the development first being occupied unless alternative vehicle parking provision and turning space is agreed in writing by the planning authority in consultation with the Council’s area roads engineer. The approved parking provision and turning area shall thereafter be maintained clear of obstruction for the parking and manoeuvring of vehicles. Reason: In the interest of road safety. 5. Landscape/Surface/Boundary Treatment: 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. position and species of all existing trees within the application site indicating which, if any trees, are proposed to be removed; ii. location, design and materials of proposed walls, fences and gates; iii. surface treatment of proposed means of access and hardstanding areas; iv. any proposed re-contouring of the site by means of existing and proposed ground levels; v. proposed landscape planting including the location, species and size of every tree/shrub to be planted; and, vi. a programme for the timing, method of implementation and completion of landscape planting. The development shall not be occupied until such time as the boundary treatment / planting has been completed in accordance with the approved scheme unless an alternative timescale is approved in writing by the Planning Authority.
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Classification: OFFICIAL Any trees/shrubs which within a period of five years from the completion of the approved landscaping scheme fail to become established, die, become seriously diseased, or are removed or damaged shall be replaced in the following planting season with equivalent numbers, sizes and species as those originally required to be planted unless otherwise approved in writing by the Planning Authority. 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. 6. Biodiversity Enhancement: Notwithstanding the provisions of Condition 1, no development shall commence until a biodiversity statement, has been submitted to and approved in writing by the Planning Authority. The statement shall demonstrate how the proposal will contribute to conservation/restoration/enhancement of biodiversity, and how these benefits will be implemented and maintained for the lifetime of the development. The physical biodiversity enhancement measures (bird nesting boxes, 'swift bricks', wildlife ponds, bat and insect boxes, hedgehog homes etc) shall be implemented in full before the development hereby approved is first brought into use. All biodiversity enhancement measures consisting of new or enhanced planting shall be undertaken either in accordance with the approved scheme of implementation or within the next available planting season following the development first being brought into use. The biodiversity statement should refer to Developing with Nature guidance | NatureScot as appropriate. Reason: To comply with the requirements of NPF4 Policy 3. 7. Submission of Details of Stone Work: Notwithstanding the effect of Condition 1, no development shall commence until a sample of the natural stone to be used in the development and written details of the size and coursing and, means of pointing of all stone work have been submitted to and approved in writing by the Planning Authority. The development shall thereafter be completed using the approved specifications or such alternatives as may be agreed in writing with the Planning Authority. Reason: In order to integrate the development into its surroundings. 8. Glazing Specification – Further Details Required: No development shall commence until full details and specifications for all proposed glazing within the dwelling have been submitted to and approved in writing by the planning authority in consultation with the MOD. Thereafter the development shall be carried out and maintained strictly in accordance with the approved details approved unless otherwise agreed in writing by Argyll and Bute Council, in consultation with the MOD. Reason: The site of the proposed development is located within the outer statutory explosives safeguarding zone surrounding RNAD Coulport. Development within this zone has the potential to compromise or otherwise degrade the operation and/or capability of the safeguarded site/asset. Note to Applicant: • The applicant / developer should make themselves fully aware of the advice detailed within the consultation response letter dated 14.04.2025 from MOD
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Classification: OFFICIAL Safeguarding, in particular the minimum specification required for all external doors, windows and glass as follows: o 4mm thick or 6mm thick Toughened glass to the outer pane, a cavity and at least 6.8mm thick laminated glass with a PVB interlayer to the inner pane within Steel, Aluminium or Timber Frames. uPVC frames are less desirable but may be improved in terms of their hazard mitigation by the use of double-sided security tape (e.g. by Alfas) to secure the glass into the frames. Should uPVC frames be selected the use of doubled-sided security tape to secure the glass into the frames must be used; o All glass used in the construction of the balcony must be 6.8mm thick laminated glass with a PVB interlayer; o Thicker panes of laminated glass may be acceptable provided they contain a PVB interlayer thickness of at least 0.76mm. 9. Removal of PD Rights - Dwellinghouse: Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 (as amended), (or any Order revoking and re- enacting that Order(s) with or without modifications), nothing in Article 2(4) of or the Schedule to that Order, shall operate so as to permit, within the area subject of this permission, any development referred to in Part 1 and Classes 1A, 1B, 1D, 3A, 3AA, 3B, 3C, 3E and Part 2 and Class 7 of the aforementioned Schedule, as summarised below: PART 1: DEVELOPMENT WITHIN THE CURTILAGE OF A DWELLINGHOUSE Class 1A: Any enlargement of a dwellinghouse by way of a single storey ground floor extension, including any alteration to the roof required for the purpose of the enlargement. Class 1B: Any enlargement of a dwellinghouse by way of a ground floor extension consisting of more than one storey, including any alteration to the roof required for the purpose of the enlargement. Class 1D: Any enlargement of a dwellinghouse by way of an addition or alteration to its roof. Class 3A: The provision within the curtilage of a dwellinghouse of a building for any purpose incidental to the enjoyment of that dwellinghouse or the alteration, maintenance or improvement of such a building. Class 3AA: The provision within the curtilage of a dwellinghouse of a building for any purpose incidental to the enjoyment of that dwellinghouse. Class 3B: The carrying out of any building, engineering, installation or other operation within the curtilage of a dwellinghouse for any purpose incidental to the enjoyment of the dwellinghouse. Class 3C: The provision within the curtilage of a dwellinghouse of a hard surface for any purpose incidental to the enjoyment of that dwellinghouse or the replacement in whole or in part of such a surface.
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Classification: OFFICIAL Class 3E: The erection, construction, maintenance, improvement or alteration of any gate, fence, wall or other means of enclosure any part of which would be within or would bound the curtilage of a dwellinghouse. PART 2: SUNDRY MINOR OPERATIONS Class 7: The erection, construction, maintenance, improvement or alteration of a gate, fence, wall or other means of enclosure No such development shall be carried out at any time within this Part and these Classes without the express grant of planning permission. Reason: Having regard to the elevated and prominent siting of the proposed building and its large residential curtilage within the wider landscape in order to protect the sensitive area and the setting of the proposed dwellinghouse, in the interest of visual amenity, from unsympathetic siting and design of developments normally carried out without planning permission; these normally being permitted under Article 2(4) of the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 (as amended). 10. Surface Water Drainage - No further detail required: 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. Note to Applicant: Further advice on SuDS can be found in SEPA's Standing Advice for Small Scale Development - www.sepa.org.uk 11. External Lighting: All external lights for the premises (including security lights/access lighting) should comply with the Scottish Government Guidance Note "Controlling Light Pollution and Reducing Lighting Energy Consumption" and should: (i) Be fitted with light cowl/hood to ensure that the light is controlled and does not shine onto neighbouring properties; (ii) Each external light should be fitted with a timer so that it only turns on when needed and will not be required to be left on for long periods of time (iii) Not be excessively bright and affect neighbouring properties Reason: In order to protect the amenity of the area in terms of potential light nuisance. 12. Amenity – Construction Phase: No development shall commence until a Construction Environment Management Plan (CEMP) has been submitted to and approved in writing by the planning authority in consultation with the Council’s Environmental Health Service. The CEMP shall identify and assess all potential sources of nuisance during the construction phase, including noise/ vibration, dust,
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Classification: OFFICIAL surface runoff and any temporary lighting provided, which may cause disturbance to nearby residents during the construction of the development to be undertaken by the applicant. This must include all aspects of the proposal (e.g. ground works/access road improvements, construction of house and associated facilities). This should include consideration of intended hours of operation, movement of vehicles, use of plant and storage of equipment and materials on site. For all potential sources of nuisance, the applicant will be required to provide a management plan with details of suitable control / mitigation measures to be put in place so as to ensure that construction does not cause loss of amenity to local residents and/or statutory nuisance. Thereafter, the construction phase of the proposed development shall be carried out fully in accordance with the approved management plan. Reason: In order to address the matters raised by the Councils Environmental Service and in order to avoid sources of nuisance in the interest of amenity. 13. Amenity – Noise During Construction Phase: In order to minimise, as far as necessary, the level of noise and/or vibration to which nearby existing residents will be exposed during the construction process the hours of operation of the site should be restricted to 08.00 to 18:30 Monday to Friday and 08.00 to 13.00 on Saturdays. There should be no construction operations carried out on Sundays or Bank Holidays. Any ground engineering works (e.g. excavation, rock-pecking, piling etc) will require to be undertaken to best practicable means for noise and vibration control. Any such activities should be discussed with the planning authority and a noise/vibration management plan developed and approved prior to operations commencing. Any fuel driven generators to be used on the site must be enclosed within suitable acoustic barriers. Reason: In order to address the matters raised by the Councils Environmental Service and in order to avoid sources of nuisance in the interest of amenity. 14. Micro-renewable Energy: Notwithstanding the provisions of condition no. 1, no micro-renewable apparatus/equipment/plant (noted in the application (Design Access Statement) as a ground source heat pump, drilled) shall be installed until full details / specifications have been submitted to and approved in writing by the planning authority in consultation with the Council’s Environmental Health Service. Details of any micro- renewable equipment proposals shall include location, size, operating noise output and an assessment of the impact on local residential housing for assessment. Thereafter, the micro-renewable equipment shall be installed, operated and maintained in accordance with the approved details. Reason: In order to address the matters raised by the Councils Environmental Service and in order to avoid sources of nuisance in the interest of amenity. Standard Advisory Notes
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Classification: OFFICIAL 1. Any further details that are required by condition to be submitted for approval of the planning authority must be submitted on the ‘Discharge of Conditions Form’ and be accompanied by the relevant fee (where applicable). https://www.argyll- bute.gov.uk/planning-and-building/planning-applications/discharge-conditions. 2. 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. 3. 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. Additional Advisory Notes 4. Flood Risk: The appellant / developer should be fully aware of the advice set out in the consultation response letter dated 10.04.2025 from the Council’s flood risk management consultant (JBA Consulting) – which is available for inspection via the Council’s web site – and in particular, it is strongly recommended that the development is implemented to comply with the advice set out in paragraph 1b-c, with regard to the detailed siting of the proposed house in relation to the right bank of the ditch referred to. 5. Site Drainage: Suitable and sufficient measures for the effective collection and disposal of surface water should be implemented during construction phase of the project as well as within the completed development to prevent flooding within this and nearby property. 6. CDM Regulations 2015: The applicant should be fully aware of the Construction (Design & Management) Regulations 2015 (CDM 2015) and its implications on client duties etc. 7. Surface Water Drainage: Any SUDS appraisal must to give appropriate weight to not only any potential risk of pollution to watercourses but to suitable and sufficient measures for the effective collection and disposal of surface water to prevent flooding. Measures should be implemented during the construction phase of the project as well as the within the completed development to prevent flooding within the application site and in property / land nearby. It is also recommended that a long-term maintenance plan should be developed prior to the commencement of the proposed development. 8. Private Sewage Treatment System: It is the intention of the applicant to effect a drainage system at the proposed development by means of connection to a new septic tank with discharge to a watercourse. The system of drainage provided will require to be in accordance with the relevant Building (Scotland) Acts, and this will be a matter for consideration by the Senior Building Control Officer. Discharge of effluent from the septic tank into “controlled waters” (all inland watercourses, coastal and ground waters) will require a discharge consent to be put in place by the Scottish Environmental Protection Agency (SEPA). If this agency is satisfied
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Classification: OFFICIAL with the proposed provision for drainage I can offer no objection to this arrangement. 9. Design and Construction of Buildings – Gulls: It is very strongly recommended that appropriate measures be taken in the design of all buildings and their construction, to inhibit the roosting and nesting of gulls. Such measures are intended to reduce nuisance to, and intimidation of, persons living, working and visiting the development.