Agenda reports pack
Argyll and Bute Council · 23 October 2025
Back to Argyll and Bute Local Review Body — 23 October 2025 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 16 October 2025 NOTICE OF MEETING A meeting of the ARGYLL AND BUTE LOCAL REVIEW BODY will be held in IN THE COLONSAY HOTEL, SCALASAIG, ISLE OF COLONSAY AND BY MICROSOFT TEAMS on THURSDAY, 23 OCTOBER 2025 at 11:00 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: LAND SOUTH EAST HIGH TOR COTTAGE, ISLE OF COLONSAY, PA61 7YW (REF: 25/0005/LRB) (a) Further Written Information from Applicant (Pages 3 - 4) (b) Further Written Information from Planning (Pages 5 - 10) (c) Comments from Interest Parties (Pages 11 - 16) Argyll and Bute Local Review Body Councillor Kieron Green (Chair) Councillor Daniel Hampsey Councillor Mark Irvine Contact: Fiona McCallum Tel: 01546 604392 Public Document Pack
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BS010 - TEXT_ANNO BS096 - REVISION TABLE BS098 - REVISION CLOUDS BS098 - TITLESHEET BS098 - TITLESHEET (NON-PLOT) BS099 - VIEWPORT BS020 - DIMENSIONS . . A a s d a s d aa s d a s d 000 Bracewell Stirling CONSULTING 4865-LRB01LRB - ADDITIONAL INFORMATION REQUEST Notice of Review - Reference 25/0005/LRB (Planning Reference: 24/00770/PPP) Land East High Tor Cottage, Scalasaig, Isle of Colonsay, PA61 7YW Response to LRB Additional Information Request: Provide an indicative proposal of the style of development and the different areas that the development could be sited on the plot. The application site extends to circa 3153m2 (0.315 Hectares) or 0.78 Acres. In order to inform the submission, the applicant commissioned a topographical study of the site, which included adjacent buildings and roads. This topographical information was used as the basis to form the submission documents (extracts opposite of drawings 4865-02-304, 06 & 09). Through extensive site analysis the applicant identified: - A suitable location for the site access, which was deemed acceptable to the Local Authority Roads department - Mr James Ross - Statutory Consultee Response - 22/05/2024 - Suitable areas to locate a new dwelling that will result in minimal ground disturbance, correspond visually with adjacent properties, enhance bio diversity and mitigate the minimal impact of non native species loss. - Suitable areas for drainage infrastructure To enable the applicant to find a permanent home on the island and accommodate his working life. The applicant seeks to erect a modest two bedroom detached dwelling, with the necessary site amenities, such as access, turning, parking etc. The proposed building will extend to circa 150m2 of floor area, 10-12 % of which will be used to accommodate a small home office. In keeping with neighbouring dwellings, the floor area of the proposed building represents a circa 4.75% build to site area ratio. The design of the new dwelling will meet the Local Authorities Sustainable Development Principles and minimise environmental impact through energy-efficient design, material choices and integration with the landscape. The palette of building materials will be sourced locally where possible, and reflect the area's built heritage. The applicant acknowledges the benefits of a Low Visual Impact Building and reiterates the points made in earlier representations during the LRB appeal process. "The Hebrides and West coast offer many examples of how new dwellings have been successfully integrated into the surrounding landscape via a low impact approach, some examples are provided below. As this is a subjective matter, we urge members to review the LVA and come to their own conclusions on whether a dwelling or a suitably designed low impact dwelling could be accommodated on the site without negatively impacting the surrounding landscape." (Examples of Low Visual Impact Buildings are offered opposite this text.) Similarly the applicant wishes to highlight the LVIA established no adverse visual impact from the erection of a single new dwelling located within the application site. Further to this, the LVIA illustrated that it is possible to mitigate the loss of the non-native species, by replicating the landscape feature, on the opposite side of the site and achieve a net biodiversity gain through the provision of native trees and shrubs. Low Visual Impact Building Example 1 Low Visual Impact Building Example 2 Low Visual Impact Building Example 3 LVIA extract - Visual Baseline LVIA extract - Proposed Photo Montage - Traditional Building Site Appraisal Establishing Site Fetaures Site Appraisal Indicating Potential Build AreasTopographical Appraisal Page 3 Agenda Item 3a
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Classification: OFFICIAL The below suggested conditions are provided as requested and are done so without prejudice to the case put forward by the planning authority. CONDITIONS AND REASONS RELATIVE TO APPLICATION REF. NO. (24/00770/PPP, LRB Reference 25/0005/LRB) Standard Time Limit Condition (as defined by Regulation) Standard Condition on Soil Management During Construction Additional Conditions 1. PPP - Approved Details & Standard Notes – Non EIA Development The development shall be implemented in accordance with the details specified on the application form dated 25.04.2024, 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 4865-02-301 B 26.04.2024 General Development Layout 4865-02-309 B 26.04.2024 Site Access and Waste Management 4865-02-307 B 26.04.2024 Site Appraisal - Topographical 4865-02-306 B 26.04.2024 Topographical Survey 4865-02-305 B 26.04.2024 Site Appraisal – Biodiversity and Sustainable Transport 4865-02-304 B 26.04.2024 Local Development 4865-02-303 B 26.04.2024 Reason: To accord with Regulation 28 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013. 2. PPP – Matters Requiring AMSC Submission Plans and particulars of the matters specified in conditions 3, 4, 5, 6, 7, 8, and 10 below shall be submitted by way of application(s) for Approval of Matters Specified in Conditions in accordance with the timescales and other limitations in Section 59 of the Town and Country Planning (Scotland) Act 1997 as amended. Thereafter the development shall be completed wholly in accordance with the approved details. Reason: To accord with Section 59 of the Town and Country Planning (Scotland) Act 1997 as amended. Page 5 Agenda Item 3b
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Classification: OFFICIAL 3. PPP – BUILDING SITING, DESIGN & FINISHES – INDIVIDUAL BUILDING Pursuant to Condition 1 – no development shall commence until plans and particulars of the site layout, design and external finishes of the development have been submitted to and approved by the Planning Authority. These details shall incorporate: iv. A statement addressing the Action Checklist for developing design contained within the Argyll and Bute Sustainable Design Guide 2006; v. A statement addressing how the proposed development has been designed to be consistent with the six qualities of successful places, as defined within Policy 14 of NPF4; vi. Maximum of 1.5 storeys in design; vii. Details of finished ground floor levels relative to an identifiable fixed datum located outwith the application site; Reason: To accord with Section 59 of the Town and Country Planning (Scotland) Act 1997 as amended, and in order to integrate the proposed dwellinghouse with its surrounds. 4. PPP – Full Landscaping Scheme 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 comprise a planting plan and schedule which shall include details of: i. Existing and proposed ground levels in relation to an identified fixed datum; ii. Existing landscaping features and vegetation to be retained; iii. Proposed hard landscaping works including the location design and materials of proposed surfaces, walls, fences and gates; iv. Proposed soft landscaping works including the location, species and size of every tree/shrub to be planted; v. A programme for the timing, method of implementation, completion and subsequent on-going maintenance. All of the hard and soft landscaping works shall be carried out in accordance with the approved scheme unless otherwise approved in writing by the Planning Authority. 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. Page 6
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Classification: OFFICIAL 5. PPP – Biodiversity Enhancement Pursuant to Condition 1 - no development shall commence until a biodiversity statement has been submitted to and approved 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. All 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 6. PPP - Single Building Access Requirements Pursuant to Condition 1 – no development shall commence until plans and particulars of the means of vehicular access and parking/turning arrangements to serve the development have been submitted to and approved by the Planning Authority. Such details shall incorporate: i. Formation of the junction serving the development site in accordance with the Council’s Roads Standard Detail Drawing SD 08/004 Rev a; with visibility splays measuring 2.40 metres to point X by 75 metres to point Y from the centre line of the junction ii. A long section for the proposed vehicular access, starting at the public road and terminating at the parking and turning area for the proposed dwelling. The gradient over the first 5m of the private access shall be less than 5% and thereafter should not exceed 12%; iii. A refuse collection point adjacent to the public road; iv. No fence, walls or hedges within 2.00 metres of the edge of the public road or back of service bay; v. Strictly no excavation works within the public road embankment; ii. The provision of parking and turning in accordance with the requirements of Policy 40 and Table 5 of the Argyll and Bute Local Development Plan 2 2024. Prior to work starting on site, the approved scheme of works in respect of junction layout 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 junction 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 Page 7
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Classification: OFFICIAL prior to the development first being brought into use and the visibility splays shall be maintained clear of all obstructions thereafter. The approved parking and turning layout shall be implemented in full prior to the development first being occupied and shall thereafter be maintained clear of obstruction for the parking and manoeuvring of vehicles. 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. 7. PPP – Surface Water Drainage – Requirement for DIA Pursuant to Condition 1 – no development shall commence until a Drainage Impact Assessment, which includes a scheme for management of surface water within the development site, has been submitted to and approved by the Planning Authority. The duly approved scheme shall be implemented in full concurrently with the development that it is intended to serve and shall be operational prior to the occupation of the development and shall be maintained as such thereafter. Reason: To ensure the provision of an adequate surface water drainage system and to prevent flooding. 8. PPP – Details of New Private Foul Drainage System Pursuant to Condition 1 – no development shall commence until details of the proposed means of private foul drainage to serve the development have been submitted to and approved by the Planning Authority. The duly approved scheme shall be implemented in full concurrently with the development that it is intended to serve and shall be operational prior to the occupation of the development. Reason: To ensure that an adequate means of foul drainage is available to serve the development. Note to Applicant: • Private drainage arrangements are also subject to separate regulation by Building Standards and SEPA. 9. PPP – Removal of PD Rights - Dwellinghouse: Page 8
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Classification: OFFICIAL 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, 1C, 1D, 2A, 2B, 3A, 3AA, 3B, 3C, 3D, 3E, 6G, 6HC and Part 2 and Class 9 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 1C: The erection, construction or alteration of any porch outside any external door of a dwellinghouse. Class 1D: Any enlargement of a dwellinghouse by way of an addition or alteration to its roof. Class 2A: The erection, construction or alteration of any access ramp outside an external door of a dwellinghouse. Class 2B: Any improvement, addition or other alteration to the external appearance of a dwellinghouse that is not an enlargement. 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. Class 3D: The erection, construction, maintenance, improvement or alteration of any deck or other raised platform within the curtilage of a dwellinghouse for any purpose incidental to the enjoyment of that dwellinghouse. 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. Class 6G: The installation, alteration or replacement of a free standing wind turbine within the curtilage of a dwelling Page 9
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Classification: OFFICIAL Class 6HC: The installation, alteration or replacement of a wind turbine on a detached dwellinghouse. PART 2: SUNDRY MINOR OPERATIONS Class 9: Stone cleaning or painting of the exterior of a building. No such development shall be carried out at any time within this Part and these Classes without the express grant of planning permission. Reason: To protect the sensitive area and the setting of the proposed dwellinghouse, in the interest of visual amenity and public health, 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. PPP – Timescale to be Agreed for Completion Pursuant to Condition 1. – no development shall commence until details of the proposed timescale for completion of the approved development have been submitted to and approved by the Planning Authority. Thereafter, the development shall be implemented in accordance with the duly approved timescale for completion unless an alternative timescale for completion is otherwise agreed in writing with the Planning Authority. Reason: In order to comply with the requirements of NPF4 Policy 16F. END. Page 10
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Classification: OFFICIAL My objections still refer to the nature and wildlife that will be disturbed by building in this area. Wild goats often come to this piece of ground as do buzzards and a hen harrier and otters. It is a sheltered area in a dip for wildlife on an exposed coastline. As for the design of the proposed building - it is not in keeping with the other properties on the seafront. Argyll and Bute have in the past been very insistent that the houses on the shore should be of a similar style and this proposed structure is in no way similar. There is a natural end to the shore line properties with the next stage of housing being further back. It will be very visible from the sea as you approach the island and will detract from the balance that is there at present. Sheena Nisbet 26 August 2025 Page 11 Agenda Item 3c
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Classification: OFFICIAL Hi Fiona, Thank you for the further opportunity to comment on this outline planning application. I note that the site meeting will be focussed on the landscape and primarily from a factual perspective. I note that draft / illustrative planning conditions have been prepared for the possibility of outline planning approval being given. Unless I wasn’t copied in, I note that the applicant has not at this stage provided more specific detail on precise building location or design, relying on a map from the earlier paperwork. In terms of the visual impacts, I would ask the visiting Council team to look for the following features: - the physical coherence of the Glassard settlement (reflecting its planned nature); - the general uniformity of the building design; - the lie of the buildings in the landscape (tucked into the the hillside without intruding in the view of the sky or sea); - the more elevated and potentially intrusive position of the proposed site (which would intrude very differently in the view of sky and sea); - the size and position of the copse of fir trees (“Mary Beaton’s wood”), planted as a windbreak and vulnerable to being felled by winter gales if thinned out); and finally - the general nature of the housing in the immediate vicinity (residential rather than industrial / commercial and traditional design). I remain of the view that a building on this particular site would be visually incongruous; but also inconsistent with the zoning / designation of the land in the local plan. It would also be inconsistent with the Council undertakings given at the previous Council site visit to consider the planning application in relation to Fasgadh, where it was stated explicitly that Fasgadh would not set a precedent for further ribbon development to the South (reflected in the subsequent decision to exclude that site from the development zones in the local plan). On both planning and political grounds, I think the granting of outline planning Page 13
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Classification: OFFICIAL permission would clearly therefore be open to challenge. On the draft planning conditions provided, I do not think that these justify a development here. They are prospective mitigations. Some of those would, of course, be vital in the event of a decision to proceed - the design and landscaping would be vital for the visual impact, as would the use of the site more generally. The prevention of noise pollution would also be essential. The area is unusually quiet. There is no crofting, agricultural or other such business activity involving noise. That is why a wind turbine, immediately adjacent to other residential properties, would be so incongruous and antisocial. In summary, I do not see that there is a way of granting permission here that would not be open to challenge, primarily because the Council would be deviating from its own adopted policies and plans in an unreasonable manner. So I think the Council should stick with its decision to refuse outline planning permission. Kind regards, Donald Carmichael 5 September 2025 Page 14
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Classification: OFFICIAL Hello Fiona Thank you for giving an opportunity to comment further on this outline planning application. I am of the opinion expressed in my earlier correspondence that any building development on this site would be inappropriate. To grant outline planning permission there: • risks the potential for ribbon development to be extended all along the coast from Glassard to Scalasaig • goes against the Council's own express commitment that the earlier controversial application to build Am Fasgadh would not set a precedent for further development; an assurance given following the Council's site visit at that time which I well recall • ignores the decision made that that area would be excluded from the development zones in the local plan In addition to these pertinent facts there is much else to take into consideration: • visually the site in question is in a much more prominent position than the rest of Glassard which is low-lying in comparison and does not obstruct the magnificent vistas of sea, sky and the surrounding islands to north, east and south • the application entails an additional access being created on this single-track road close to several others which serve five existing properties • the impact, aesthetically and materially, on the environment would be detrimental and irretrievable • creating access to and building here will inevitably lead to loss of habitat and shelter - trees where bats and herons roost, the open area where hen harriers hunt, a place where slow worms find protection, and where water from on of Glassard's old wells still flows • potential for noise pollution is a concern in an area which is generally quiet and unaffected by the sounds associated with machinery, construction or agriculture • the inevitable loss of even a few trees will spell an end to those that remain in the windbreak simply by exposure to gales; this is already borne out by some unnecessary felling carried out by the Estate in recent years. Any new plantings would take decades to establish and mature Page 15
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Classification: OFFICIAL • the sense of space and uninterrupted horizon presently enjoyed by residents and passers-by at this location has great amenity value precisely on account of its attractiveness and unimpeded aspect - in my opinion it is one of Colonsay's greatly appreciated 'breathing spaces' This list is not exhaustive but I would request that the Council representatives and their visiting team take into consideration the nature of this small island and its unique qualities while deliberating on the above factors relating to landscape and buildings in the landscape, the area's visible features, aspects, its environment and aesthetic appeal. In conclusion, I would emphasise the Council's earlier decisions in relation to land designation and zoning in the local plan, and its previous undertaking not to permit further development in this area south of Glassard. I believe therefore that the Council's decision to refuse planning permission should remain unchanged. Kind regards Mary Carmichael 11 September 2025 Page 16