SCOTTISH HYDRO ELECTRIC TRANSMISSION PLC (SSEN TRANSMISSION): PROPOSAL OF APPLICATION NOTICE FOR DEVELOPMENT OF ELECTRICITY SUBSTATION ON A NEW SITE TO REPLACE THE EXISTING ARDNADAM STATION: DUNOON ELECTRICITY SUB STATION, HIGH ROAD, SANDBANK (Ref: 26/00366/PAN)
Argyll and Bute Council · 22 April 2026
Back to Planning, Protective Services and Licensing Committee — 22 April 2026 and its agenda
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Argyll and Bute Council Development and Economic Growth PROPOSAL OF APPLICATION NOTICE (PAN) _________________________________________________________________________ Reference: 26/00366/PAN Applicant: Scottish Hydro Electric Transmission Plc (SSEN Transmission) Proposal: Development of electricity substation on a new site to replace the existing Ardnadam substation. Site Address: Dunoon Electricity Sub Station, High Road, Sandbank, Dunoon INTRODUCTION Proposal of Application Notices only relate to National and Major Application, as defined by the Government’s planning hierarchy, and are a statutory requirement prior to the submission of a further associated planning application, in line with the provisions of the Planning etc (Scotland) Act 2006. The PAN submission marks the start of a minimum 12-week period to allow for community consultation before an application can be lodged. This PAN submission was made valid on 05 March 2026.Therefore, the earliest date an application could be lodged is 28 May 2026. In considering this item, Members should restrict comments to issues relating to the material considerations which may be relevant in the determination of the proposed development in advance of any subsequent application being presented for determination. Any opinions or views expressed by Councillors at the pre-application stage must be mindful of the overarching requirements of fairness, impartiality and of keeping an open mind. The process provides opportunity for Officers to give feedback to the prospective applicant on issues which Members would wish to see addressed within the planning application submission. The submitted information includes: • Proposal of Application Notice • Location Plan • Copy of newspaper adverts The applicant has confirmed the following consultation steps have been undertaken: Copies of the PAN and supporting information were issued on 19 February to the following parties: - Community Councils Dunoon Community Council
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Hunters Quay Community Council Community Organisations Sandbank Community Development Trust Scenic Sandbank Council Leader Councillor Jim Lynch Ward Councillors Councillor Audrey E. Forest Councillor Daniel Hampsey Councillor Ross Moreland Officer comment: The site lies within the Cowal Ward area. However, the Councillors noted above represent the Dunoon Ward which is located to the south of the site. The applicant has been advised of this and officers have requested that Cowal Ward councillors are included in any further communications, namely: Councillor Gordon Blair Councillor Yvonne McNeilly Councillor William Sinclair. MSP Jenni Minto MP Brendan O’Hara In addition, the following consultation steps are proposed to be undertaken: Two in-person public consultation events 17 March 2026 (14:00 – 19:00) – Dunoon Burgh Hall, 195 Argyll Street, Dunoon PA23 7DD 25 August 2026 (14:00 – 19:00) – Dunoon Burgh Hall, 195 Argyll Street, Dunoon, PA23 7DD Newspaper advert in respect of these events were placed in the Dunoon Observer on 27 February and 06 March in respect of the first event and 07 and 14 August in respect of the second event. The proposed site falls within the Sandbank Community Council area. However, the Council’s Democratic Services team have confirmed that this Community Council is currently inactive. The applicant has therefore contacted other community-based organisations in relation to the PAN including the Sandbank Community Development Trust and Scenic Sandbank. Officers consider that the steps set out in the PAN are acceptable and in accordance with the requirements of the Regulations to ensure appropriate community consultation is undertaken.
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DESCRIPTION OF PROPOSED DEVELOPMENT Proposed construction and operation of a new 132/33kV Grid Supply Point electricity substation on a new site to the east of A885 High Road, this replacing the existing Ardnadam Substation which would be decommissioned on completion on the new facility. The proposed development would comprise platform and buildings, associated infrastructure including new vehicular access to the A885, parking, landscaping, boundary treatments, screening and SuDS. Indicative locations of temporary construction laydown areas are also identified. A Cable Sealing End Connection would be developed on land adjacent to the existing Ardnadam Substation, this connecting new substation via an underground cable. A site selection process has been undertaken which considered environmental, cost and engineering factors. SITE DESCRIPTION The proposal site (9.5 hectares) lies to the west and south east of the villages of Sandbank and Ardnadam, Cowal, approximately 2.5 km to the north west of Dunoon. The site comprises two distinct parts – these linked by the A885, High Road, which is also included as part the red line boundary. Western part of the site This part of the site (3.05 ha) lies to the west of Sandbank and Ardnadam villages, being situated on sloping land above the settlement area. Land levels rise steeply to the west. This location forms the existing Ardnadam Substation which is served by a vehicular access track from the A885. The site boundary also includes rough grazing land to the north west of substation. Land immediately to the south west forms the site of the proposed Dunoon Grid Battery Energy Storage Facility (Reference 22/01788/PP). Various residential properties lie immediately outwith the site to the north west. The southern edges of the site are defined by Ancient Woodland (of semi natural origin). The LDP2 designates this land as Countryside Zone. Southern part of the site This part of the site (5.29 hectares) lies to north east of the existing junction with the A885 High Road and Ferry Road. This location is identified for the proposed new substation including temporary construction laydown areas. The land is currently undeveloped, comprising open, rough grassland with land levels rising towards the northern edges. LDP 2 identifies this land as a Strategic Economic Investment Location for industry, business and storage (Allocated Business Site BI-AL-2/2). These are key locations to promote HIE Priority Sectors to be safeguarded from inappropriate uses.
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The Sandbank Business Park, which comprises a range of established business, a former Travelling Person Site which is now in business use, the Cowal Cemetery and Sandbank Primary School, are situated to the north east of the site. An area of woodland (referred to as the Brenvaar Strip) and Allocated Business Site (LDP2 reference BI-AL-2/1) are located immediately to the north east. Loch Loskin lies approximately 300 metres to the south. The immediate context of the site is characterised by its woodland setting. This includes long established woodland (of plantation origin) to the south and east, which is also covered by a Tree Preservation Order. Woodland also provides screening to much of the urban development in the locality of the site including the business park, some residential properties and the Hunters Quay holiday park is situated with woodland approximately 200 metres to the east of the site. A885/ High Road The site includes the extents of the A885 for 775 metres, this linking the access track to the existing Ardnadam Substation to the proposed substation site. This route is bounded open grassland and woodland, the Sandbank Primary School and Sandbank Business Park, with the suburban development of Sandbank Ardnadam village lying to the north. DEVELOPMENT PLAN POLICY This is not a planning application and therefore does not require assessment and determination in accordance with Section 25 of the Planning Act against the Development Plan and its policies. However, in considering the merits of this PAN, a number of Development Plan Policy considerations are relevant National Planning Framework 4 (Adopted 2023) Policy 1 – Tackling the climate and nature crises Policy 2 – Climate mitigation and adaptation Policy 3 – Biodiversity Policy 4 – Natural Places Policy 5 – Soils Policy 6 – Forestry, woodland and trees Policy 7 – Energy Policy 14 – Design, quality and place Policy 19 – Heat and cooling Policy 20 – Blue Green infrastructure Policy 22 – Flood risk and water management Policy 23 – Health and Safety Policy 26 – Business and industry Policy 29 – Rural development Argyll & Bute Local Development Plan 2 (Adopted 2024) Policy 01 – Settlement Areas
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Policy 04 – Sustainable Development Policy 05 – Design and Placemaking Policy 06 – Green and Blue Infrastructure Policy 08 – Sustainable Siting Policy 09 – Sustainable Design Policy 22 – Economic Development Policy 30 – The Sustainable Growth of Renewables Policy 55 – Flooding Policy 61 – Sustainable Drainage Systems (SUDS) Policy 62 – Drainage Impact Assessments Policy 73 – Development Impact on Habitats, Species and Biodiversity Policy 77 – Forestry, Woodland and Trees Other Relevant Policy Considerations ABC Technical Note – Biodiversity (Feb 2017) TN06 Sustainability Technical Note and Checklist (Oct 2023) TN07 Sustainable Buildings Technical Note and Checklist (Oct 2023) ABC Landscape Studies ABC Economic Development Action Plan POTENTIAL MATERIAL CONSIDERATIONS It is considered that the following matters would be material considerations in the determination of any future application: - • Principle of development, acceptability of proposed use on land restricted to business and industrial enterprises (Use Classes 4, 5, 6 and other sui generis industrial or business type uses) • Principle of development, NPF4 identifies infrastructure directly supporting on and offshore high voltage electricity lines including substations as national development • Potential impacts to woodland, trees • Potential impact to biodiversity and protected species • Site layout including location, design and appearance of structures and transmission equipment, temporary construction laydown areas • Landscape design and visual mitigation including response to local landscape character, design of site edges and boundary treatments • Noise impacts including amenity of neighbouring residential uses • Vehicular access and parking • Views of statutory consultees in respect of any formal planning application • Any other material consideration raised in representations CONCLUSION This report sets out information submitted to date as part of the PAN. Summarised are the policy considerations, against which any future planning application will be considered as well as potential material considerations and key issues based upon the information received
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to date. The list is not exhaustive, and further matters may arise as and when a planning application is received and in light of public representations and consultation responses. RECOMMENDATION That Members note the content of the report and submissions and provide such feedback as they consider appropriate in respect of this PAN to allow these matters to be considered by the applicant in finalising any future planning application submission. Author of Report: Francis Newton Date: 30 March 2026 Reviewing Officer: Sandra Davies Date: 07 April 2026 Fergus Murray Head of Development and Economic Growth