Printed minutes
Argyll and Bute Council · 18 November 2025
Back to Planning, Protective Services and Licensing Committee — 18 November 2025 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Page 1
MINUTES of MEETING of PLANNING, PROTECTIVE SERVICES AND LICENSING COMMITTEE held BY MICROSOFT TEAMS on TUESDAY, 18 NOVEMBER 2025 Present: Councillor Kieron Green (Chair) Councillor John Armour Councillor Jan Brown Councillor Audrey Forrest Councillor Graham Hardie Councillor Fiona Howard Councillor Andrew Kain Councillor Paul Donald Kennedy Councillor Dougie Philand Councillor Peter Wallace Attending: Fergus Murray, Head of Development and Economic Growth Shona Baron, Governance Manager Peter Bain Development Manager Kirsty Sweeney, Area Team Leader – Helensburgh & Lomond/Bute & Cowal) Tim Williams, Area Team Leader – Oban, Lorn and the Isles Emma Jane, Planning Officer Emma Shaw, Planning Officer Lorna Pearce, Senior Development Officer Kim de Buiteléir, Senior Planning and Strategies Officer 1. APOLOGIES FOR ABSENCE Apologies for absence were received from Councillors Gordon Blair, Amanda Hampsey, Daniel Hampsey and Mark Irvine. 2. DECLARATIONS OF INTEREST There were no declarations of interest. 3. MINUTES a) The Minute of the Planning, Protective Services and Licensing Committee held on 22 October 2025 at 11.00 am was approved as a correct record. b) The Minute of the Planning, Protective Services and Licensing Committee held on 22 October 2025 at 2.30 pm was approved as a correct record. c) The Minute of the Planning, Protective Services and Licensing Committee held on 22 October 2025 at 3.30 pm was approved as a correct record. 4. THE SCOTTISH GOVERNMENT: SECTION 36 CONSULTATION FOR WIND FARM CONSISTING OF 9 TURBINES EACH WITH A MAXIMUM BLADE TIP HEIGHT OF UP TO 180 METRES. GENERATING CAPACITY WILL BE MORE THAN 50MW: KILLEAN ESTATE, NEAR TAYINLOAN (REF: 24/01541/S36) The Development Manager spoke to the terms of supplementary report number 1 which summarised the decision taken by the PPSL Committee on 22 October 2025 to submit a holding objection in respect of this application. The Energy Consents Unit were notified of this and were advised that matters would be considered further by the Committee at this meeting to agree a final response to the ECU.
Page 2
Decision The Committee agreed to object to this proposal for the following reasons and that the Energy Consents Unit be notified accordingly: Argyll and Bute Council objects to the application on the basis of NPF 4 policies 4a and 11 Section E, Paragraphs 2, 3, 4 and 13 and LDP2 Policy 30 on the basis that the application would have a cumulative, significant and unacceptable adverse impact in respect of landscape, visual and cumulative matters. The current application comprises 9 wind turbines up to 180m high to blade tip. The majority of the proposed wind turbines are located within a conifer plantation with three wind turbines lying in more open ground close to the woodland edge. A previous application for a wind farm on the location was refused planning permission. In the Landscape Experts report it is stated – ‘The Landscape and Visual Impact Assessment (LVIA) finds that significant effects would arise on the character of the Upland Forest Moor Mosaic LCT within which the proposed wind farm would be sited. The Members agree with this finding and with the judgement that these effects would extend up to around 6km or so from the wind farm’. It also confirms that the Landscape Expert is of the opinion that the wind farm would incur significant adverse effects on the Coastal Plain LCT which forms a triangular and flat area of farmland, woodland and moor extending west to Rhunahaorine Point. This is a relatively small LCT and effects would be widespread. The expert also disagreed with the judgement made in the LVIA with regard to effects on the character of the Coastal Parallel Ridges LCT which covers the whole of the island of Gigha. Gigha lies less than 3km from the west coast of the Kintyre peninsula at its closest point across the narrow Sound of Gigha. The very large turbines of this proposal would be prominent in views from Gigha and from the Sound of Gigha and I consider that significant adverse effects would occur on the sense of remoteness and naturalness associated with the island and the immediate waters surrounding the island. While Members agree with the Landscape Expert’s opinion that this development will cause a significant adverse impact on the landscape character the Members disagree with the recommendation not to object to the application for the following reasons. The landscape expert lists the following as all significant adverse effects - The Significant Adverse effects are not limited to the local area but cover a large area to the west and in particular, within 1.7km of the West Kintyre Coast Local Landscape Area (LLA)’ ‘and it principally comprises settled and more intricately patterned coastal fringes with key special qualities likely to comprise a diverse landform and landcover pattern and views along the coast and out to sea to the west to Gigha, Islay and Jura.’ Members also agree with the landscape expert’s advice that ‘ that there would be significant adverse effects on some of the key qualities of this LLA’ The landscape expert also states that – ‘The location of the proposed development on west-facing outer slopes of the Kintyre peninsula would increase visibility from the sea, coast and Gigha. I consider that significant adverse effects on views would principally occur from the following locations:
Page 3
The Kintyre Way - where the proposed development would be seen at close quarters as the route is aligned through the development site. The Sound of Gigha and Gigha. - The proposed wind farm would be visible across much of Gigha and the Sound of Gigha. The west Kintyre coast. - There would be extensive visibility of the proposal from the predominantly open Coastal Plain. Knapdale - There would be visibility of the proposed wind farm from the southern part of the Knapdale peninsula with this likely to be restricted to more open coastal locations due to the extensive woodland present. The Islay Ferry - Similar to the account of views from Knapdale above. The landscape expert says that – ‘Changes have occurred to national planning policy since the 2019 Conjoined Killean and Clachaig Glen Wind Farms PLI. NPF4 Policy 11(e) (ii)( states that significant landscape and visual impacts are to be expected for some forms of renewable energy and where impacts are localised and/or appropriate design mitigation has been applied, they will generally be considered to be acceptable. NPF4 provides no guidance on the definition of what constitutes ‘localised’ effects. The Killean proposal would have significant adverse effects on landscape and coastal character and on the character of the island of Gigha. Significant adverse effects on views will principally occur from Gigha Sound, from the settled eastern coast and small spine of hills on Gigha, the Kintyre Way and the Rhunahaorine Point/Point Sands area’ Members of the Planning Committee submit that this is not a localised issue as the visual impact will cover an area larger than 9km and as such is contrary to NPF4 Policy 11(e)(ii). The landscape expert goes on- ‘Changes to national planning policy and the consent of the Clachaig Glen II wind farm have a bearing on the decision to be made on the acceptability of this proposal in terms of its landscape and visual effects. While I consider that the effects of this proposal on its own could be termed more than local in extent because of the significant effects on landscape/coastal character and on views from Gigha and the Sound of Gigha that would arise (lying up to 9km distance), the likely construction of the Clachaig Glen II wind farm would moderate these effects. I therefore recommend that no objection should be raised in respect of landscape and visual interests’. Members understand the argument put forward by the Landscape Architect but do not accept that the construction of the Clachaig Glen II windfarm would moderate and as such mitigate the significant impact of this development on the landscape character and visual amenity. ‘Cumulative landscape and visual effects would principally arise between the consented Clachaig Glen II wind farm and this proposal. As there is a strong likelihood that the consented Clachaig Glen II scheme will be constructed, it is important that the Killean proposal is not considered in isolation. In many key views, for example from Point Sands (VP4) and from Gigha (VPs 6 and 8), the Killean proposal will appear as an extension to Clachaig Glen II wind farm, exacerbating significant adverse effects, for example, in terms of increasing the extent of turbines seen on skylines looking east but not being the first to introduce new much larger and more prominent wind turbines to the scene. Put simply, the consent of Clachaig Glen II will already incur significant adverse effects on key views
Page 4
from Gigha, Gigha Sound and part of the west Kintyre coast and this will reduce landscape and visual sensitivity and the magnitude of change likely to occur should the nine turbines of the Killean proposal be added in a similar location.’ Again, Members understand the argument put forward by the Landscape Architect but do not accept that the construction of the Clachaig Glen II windfarm would moderate and as such mitigate the significant cumulative impact of this development on the landscape character and visual amenity. We the Planning Committee disagree with this recommendation not to object on the grounds that the cumulative effect of the two combined wind farms will incur significant adverse effects on key views from Gigha, Gigha Sound and the Kintyre Coast contrary to the above noted development plan policies. In addition, visible aviation lighting would increase the duration of these adverse effects on views. (Reference: Report by Head of Development and Economic Growth dated 6 October 2025 and Supplementary Report Number 1 dated 4 November 2025, submitted) 5. MR KYLE KENNEDY: ERECTION OF DWELLINGHOUSE, FORMATION OF VEHICULAR ACCESS AND ASSOCIATED WORKS: LAND BETWEEN LAGARIE LODGE AND LAGARIE HOUSE, TORWOODHILL ROAD, RHU (REF: 25/00576/PP) The Planning Officer spoke to the terms of the report and to supplementary report number 1 which advised of additional representations received since publication of the main report including a late objection from Rhu and Shandon Community Council. Reference was also made to late representations received from Councillor Maurice Corry and Mr Jim Crawford, which were circulated to the Committee. The site is located within the settlement area of Rhu and lies within the Rhu Conservation Area and the residential property adjacent to the West “Lagarie House” which is a Category “B” listed building. Also within the vicinity is the Category “A” listed “Ardencaple Hotel”. The site is covered by a Tree Preservation Order, however, the site is not located within or in proximity of any nature conservation sites, nor does it lie within NatureScot Ancient Woodland Inventory. In 2023, a planning application (reference 23/01502/PP) for a single dwelling with proposed access from the A814 was submitted along with an accompanying listed building consent application in relation to the formation of the vehicular access through the listed wall (reference 20/0183/LIB). These applications were both approved on 23 May 2024 and remain extant consents. Approval of this planning application for a single dwelling on this application site accepts the principle of development for a single dwelling on this site. Objections have been received from 19 third party representatives. Officers are not recommending a pre-determination hearing as it is considered that there would be no added value as all material considerations have been taken into account within the report, including consultee responses, third party representations and planning history. The proposal is considered to be consistent with the relevant provisions of the Development Plan and there are no other material considerations of sufficient significance
Page 5
to indicate that it would be appropriate to withhold planning permission having regard to Section 25 of the Act. It was recommended that planning permission be granted subject to the conditions and reasons detailed in the report of handling. Decision The Committee agreed to grant planning permission subject to the following conditions and reasons: Standard Time Limit Condition (as defined by Regulation) Standard Condition on Soil Management During Construction Additional Conditions 1. PP - Approved Details & Standard Notes – Non EIA Development The development shall be implemented in accordance with the details specified on the application form dated 07.04.25; 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. The development shall be implemented in accordance with the details specified on the application form dated 07.04.25; 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 of 13 A 9th April 2025 Site Plan as Existing 2 of 13 - 8th April 2025 Site Sections A-A + B-B as existing 3 of 13 A 5th September 2025 Site Sections C- C + D-D as existing 4 of 13 A 5th September 2025 Site Plan as proposed 5 of 13 A 5th September 2025 Site Sections A-A + B-B as proposed 6 of 13 A 5th September 2025 Site Sections C- C + D-D as proposed 7 of 13 A 5th September 2025 Ground Floor Plan as proposed 8 of 13 A 5th September 2025 South West Elevation 9 of 13 A 5th September 2025
Page 6
North East Elevation as proposed 10 of 13 - 5th September 2025 South East Elevation as proposed 11 of 13 - 5th September 2025 North West Elevation as proposed 12 of 13 A 5th September 2025 Roof Plan as proposed 13 of 13 A 7th November 2025 Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details. 2. Scottish Water – Notwithstanding Condition 1, Prior to the commencement of development, the developer shall submit written evidence to the Planning Authority that an agreement with Scottish Water is in place for the connection of the proposed development to the public water supply and wastewater sewage network. Reason: In the interests of public health and to ensure the availability of an adequate water supply to serve the proposed development. 3. Sustainable Urban Drainage – Notwithstanding Condition 1, details of a sustainable urban drainage system compliant with the guidance set out in CIRIA’s SuDS Manual C753 must be submitted to and approved in writing by the planning authority prior to the commencement of development. The surface water drainage shall be operational prior to the development being brought into use and shall be maintained as such thereafter. Reason: To ensure adequate surface water drainage is implemented to prevent flooding elsewhere. 4. Landscape - Notwithstanding Condition 1, Prior to the commencement of development, full details of both hard and soft landscape works to be carried out at the site shall be submitted to and approved in writing by the local planning authority in the form of a detailed landscaping plan. The approved hard landscaping works shall be carried out prior to first occupation of the development and the soft landscaping works / replacement tree planting within the first planting season following first occupation of the development. The details submitted shall include: - details of the proposed hard surfacing (including proposed materials); - details of proposed boundary treatments; - details of proposed soft landscaping; - details of the replacement tree planting (location, size and species); - programme for completion and subsequent on-going maintenance. Reason: In the interests of biodiversity and the natural environment. 5. Biodiversity Enhancement - Notwithstanding Condition 1, Prior to the commencement of development, a revised biodiversity statement based on the Preliminary Ecological Assessment table 6 shall be submitted to and approved in writing by the Planning Authority. The statement shall demonstrate how the proposal
Page 7
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) as set out in the Preliminary Ecological Assessment table 6 and also include the retention of any felled native species as deadwood 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. Reason: To comply with the requirements of NPF4 Policy 3 and the recommendations of the council biodiversity officer. 6. Trees – Notwithstanding Condition 1, Prior to the commencement of development, a tree protection plan shall be submitted to and approved in writing by the authority. Thereafter, all retained trees on site shall be protected at all times during construction in accordance with the British Standard; BS 5837:2012 (Trees in relation to design, demolition and construction – Recommendations). Reason: The landscape features to be protected are important to the appearance and character of the site and the surrounding area and are required to successfully integrate the proposal with its surroundings. 7. Pre-works checks - Notwithstanding Condition 1, Prior to the commencement of development, pre-works checks for the presence of bats, breeding birds, hibernating hedgehogs and amphibians on site; shall be carried out by an appropriately qualified person. In circumstances where species of interest are identified as being present, or at risk from construction works, a statement shall be submitted to and approved by the authority in writing to provide suggested avoidance and or mitigation measures, including timing constraints, to address such presence or risk. Reason: In order to establish that the circumstances of the site have not changed significantly between approval and implementation of the development for the purpose of protecting natural heritage assets in the interest of nature conservation. 8. Invasive Non-Native Species Eradication Plan - Notwithstanding Condition 1, Prior to the commencement of development, a non-native species eradication plan (in accordance with the ‘Code of Practice with regard to non-native species; http://www.scotland.gov.uk/Publications/2012/08/7367/0’) for the non-native species present on site shall be submitted to and approved in writing by the authority. Reason: In the interest of nature conservation. 9. External Materials - Notwithstanding Condition 1, Prior to the commencement of development, samples of the proposed materials to be used for the external finishes of the development hereby approved shall be submitted to and approved in writing by the Planning Authority.
Page 8
Reason: In the interests of visual amenity and in order to integrate the proposal with its surroundings. 10. Sustainable Design – Notwithstanding Condition 1, Prior to the commencement of development, details of the on-site micro renewable energy to provide heat or electricity to the property and details of the use of the final materials – including details of any re-cycled materials or local sourced materials and their embodied energy for each materials, shall first be submitted and approved in writing by the Local Planning Authority. Thereafter the approved micro renewables and materials must be used in the development hereby approved. Reason: In order to ensure compliance with LDP2 Policy 09 and to ensure the building is being as energy efficient as possible in order to respond to climate change. 11. Quality homes – Notwithstanding Condition 1, Prior to the commencement of development, 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. 12. Potential sources of nuisance – Notwithstanding Condition 1, Prior to the commencement of development, identification and assessment of all potential sources of nuisance, including noise/ vibration, dust, and any temporary lighting provided, which may cause disturbance to nearby residents during the demolition / construction process shall be undertaken by the applicant. 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 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. The management plan must be submitted to and approved by the Planning Authority and thereafter complied with. Reason: In order to avoid sources of nuisance in the interest of amenity. 13. Parking and Turning – Notwithstanding Condition 1, The parking and turning area shall be laid out in accordance with the details shown on the approved drawing reference; 00-003 REV. A 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 interest of road safety. 14. Junction with public road - Notwithstanding Condition 1, the proposed access shall be formed in accordance with the Council’s Roads Standard Detail Drawing SD 08/005 Rev. B (as laid out on approved drawing reference; 00-003 REV. A) incorporating vehicular visibility splays of 75 x 2.4 x 1.05 metres measured from the edge of the carriageway and pedestrian visibility splays of 2.4 m x 2.4 x 0.9 metres measured from the rear of the footway. Thereafter the driveway shall be formed in accordance with the
Page 9
Council’s Roads Standard Detail Drawing SD 08/002 Rev. B, providing a minimum driveway access width of 5.5m for the first 10m, reducing to no less than 3.7m thereafter (3.5m where not bound by walls). The access shall be surfaced with a bound material for the first 5m. Gradients of the access drive must be no greater than 5% over the first 5.0m and thereafter must not exceed 12.5%. Drainage shall be achieved within the boundary such that no water shall discharge onto the public carriageway. Prior to the commencement of development the access hereby approved shall be formed to at least base course standard and the visibility splays shall be cleared of all obstructions such that nothing shall disrupt the required visibility spays. The final wearing surface on the access shall be completed prior to the development first being occupied and the visibility splays shall thereafter be maintained clear of all obstructions in perpetuity. Reason: In the interests of road safety. Having moved an Amendment which failed to find a seconder, Councillor Fiona Howard asked for her dissent from the foregoing decision to the be recorded. (Reference: Report by Head of Development and Economic Growth dated 11 November 2025, Supplementary Report Number 1 dated 17 November 2025, submitted and late representations received by email, tabled) 6. MR GAETANO GRIEVE: ERECTION OF 4 DWELLINGS, INSTALLATION OF SEWAGE TREATMENT PLANTS AND FORMATION OF 2 VEHICULAR ACCESSES: LAND WEST OF KOMANI AROS MAINS, AROS, ISLE OF MULL (REF: 25/01248/PP) The Planning Officer spoke to the terms of the report. In terms of the adopted Local Development Plan 2 (LDP2), the site is identified as ‘Outwith Settlement Areas’ within an area defined as ‘Countryside Area’ where Policy 02 of LDP2 gives a presumption in favour of sustainable development where it is of an appropriate scale, design, siting and use for its countryside location, as set out in the relevant sustainable siting and design policies of LDP2. A previous application was submitted for the development of the site with six dwellinghouses and associated works. This application was subsequently withdrawn following concerns raised by the Planning Authority with regard to the density and siting of the proposed development. The current application proposes an amended scheme, seeking to address the previous concerns. The proposal has elicited 27 objections, 1 representation and 2 expressions of support. There have been no objections from statutory consultees. Most of the objections relate largely to existing water supplies, the suitability of the access to serve the proposed development, and the visual impact resulting from the proposed development. The application site is not covered by any specific environmental or landscape designations and the Officer’s recommendation is aligned with the consultation responses received from both the Council’s Roads Authority and Scottish Water and as such it is not considered that a pre-determination hearing would add significant value to the decision making process. The proposal is considered to be consistent with the relevant provisions of the Development Plan, and there are no other material considerations of sufficient
Page 10
significance, including issues raised by third parties, to indicate that it would be appropriate to withhold planning permission having regard to Section 25 of the Act. It was recommended that planning permission be granted subject to the conditions and reasons detailed in the report. Decision The Committee agreed to grant planning permission subject to the following conditions and reasons: Standard Time Limit Condition (as defined by Regulation) Standard Condition on Soil Management During Construction Additional Conditions 1. PP - Approved Details & Standard Notes – Non EIA Development The development shall be implemented in accordance with the details specified on the application form dated 22.07.2025, 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 677_PL_001 C 28.07.2025 Site Plan – Existing 677_PL_002 28.07.2025 Site Sections – Existing 677_PL_003 A 28.07.2025 Site Plan – Ground Floor 677_PL_010 C 28.07.2025 Site Plan – First Floor 677_PL_011 D 28.07.2025 Site Plan – Roof 677_PL_012 D 28.07.2025 Site Plan – Aerial photomontage 677_PL_013 B 28.07.2025 Site Sections – Proposed 677_PL_020 A 28.07.2025 House Type A1 677_PL_101 C 28.07.2025 House Type A2 677_PL_102 D 28.07.2025 House Type B1 677_PL_103 B 28.07.2025 House Type B variant plans – accessibility study 677_PL_104 23.10.2025 Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details. 2. Timescale to be Agreed for Completion
Page 11
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. 3. Sustainable Drainage System Notwithstanding the effect 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 and Sewers for Scotland 4th Edition. 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 4. Junctions with Public Road Notwithstanding the provisions of Condition 1, the proposed accesses shall be formed in accordance with the Council’s Roads Standard Detail Drawing SD08/004b and visibility splays of 25 metres to point X by 2.4 metres to point Y from the centre line of the proposed access. The access shall be surfaced with a bound material in accordance with the stated Standard Detail Drawing. Prior to work starting on site the access hereby approved 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. • Bin storage areas shall be located to the rear of the bay element of the Council’s Roads Standard Detail Drawing SD08/004b.
Page 12
5. Parking and Turning – Further Details Required Notwithstanding the provisions of Condition 1, no development shall commence until full details of the layout and surfacing of parking and turning areas to accommodate two vehicles per dwelling for House Types ‘A1’ and ‘A2’ and three vehicles for House Type ‘B’ within the application site have been submitted to and approved in writing by the Planning Authority in consultation with the Council’s Roads Engineers. The duly approved scheme 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 interest of road safety. 6. Landscaping and Biodiversity Enhancement No development shall commence until a scheme of boundary treatment, surface treatment and landscaping has been submitted to and approved by the Planning Authority. The scheme shall include details of: i) Location, design and materials of proposed walls, fences and gates; ii) Surface treatment of proposed means of access and hardstanding areas; iii) Any proposed re-contouring of the site by means of existing and proposed ground levels; iv) Proposed hard and soft landscape works; v) A biodiversity statement demonstrating how the proposal will contribute to conservation/restoration/enhancement of biodiversity, and how these benefits will be maintained for the lifetime of the development; and vi) A management plan for the removal of invasive non-native species, to include a programme of monitoring and maintenance. The development shall not be occupied until such time as the physical biodiversity enhancement measures (bird nesting boxes, ‘swift bricks’, wildlife ponds, bat and insect boxes, hedgehog homes etc), the boundary treatment, surface treatment and any re-contouring works have been completed in accordance with the duly approved scheme. 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. All of the hard and soft landscaping works shall be carried out in accordance with the approved scheme during the first planting season following the commencement of the development, unless otherwise agreed in writing by the Planning Authority. The biodiversity statement should refer to Developing with Nature guidance | NatureScot as appropriate.
Page 13
Reason: To assist with the integration of the proposal with its surroundings in the interest of amenity. 7. Electric Vehicle Charging – Residential with off street parking Prior to the commencement of the development (or such other timescale as may be agreed in writing with the Planning Authority), a scheme detailing the provision of four minimum 7kw electric vehicle charging points shall be submitted to and approved in writing by the Planning Authority. Where charging cannot be provided then the appropriate ducting to future proof the property must be installed. The approved charging point, or where relevant, the approved cable ducting shall be installed in full prior to the first occupation of the development, and thereafter retained in perpetuity unless otherwise agreed in writing by the Planning Authority. Reason: To comply with the provisions of NPF4 Policy 13 Sustainable Transport and LDP2 Policy 34 – Electric Vehicle Charging. 8. Offsite Highway Improvements Notwithstanding the provisions of Condition 1 no development shall commence until full details of offsite highway improvements have been submitted to and approved by the Planning Authority in consultation with the Council’s Roads Engineers. Such details shall incorporate: Notwithstanding the provisions of Condition 1 no development shall commence until full details of offsite highway improvements have been submitted to and approved by the Planning Authority in consultation with the Council’s Roads Engineers. Such details shall incorporate: Prior to the dwellinghouses hereby granted being first occupied, the approved scheme of works shall be completed. Reason: In the interest of road safety to provide a standard of access commensurate with the scale of the development. (Reference: Report by Head of Development and Economic Growth dated 4 November 2025, submitted) 7. TARBERT CONSERVATION AREA APPRAISAL AND MANAGEMENT PLAN Consideration was given to a report seeking Member approval to consult on the draft Tarbert Conservation Area Appraisal and Management Plan. Decision The Committee agreed to the consultation of the draft Tarbert Conservation Area Appraisal and Management Plan, noting a consultation period of 6 weeks was proposed, which would run between 5 January and 16 February 2026, with a drop in event planned to be held on 14 January 2026.
Page 14
(Reference: Report by Executive Director with responsibility for Development and Economic Growth dated 17 September 2025, submitted) 8. DEVELOPMENT MANAGEMENT PERFORMANCE UPDATE - FQ2 2025/26 A report providing an update on the performance of the Development Management Service for the reporting period FQ2 2025/26 was considered. Decision The Committee reviewed and agreed the content of the report. (Reference: Report by Executive Director with responsibility for Development and Economic Growth dated 31 October 2025, submitted) The Committee resolved in terms of Section 50(A)(4) of the Local Government (Scotland) Act 1973 to exclude the press and public for the following item of business on the grounds that it was likely to involve the disclosure of exempt information as defined in Paragraph 13 respectively of Part 1 of Schedule 7A to the Local Government (Scotland) Act 1973. 9. EMERGENCY TREE PRESERVATION ORDER Consideration was given to a request for a provisional Tree Preservation Order. Decision The Committee agreed to the recommendation detailed in supplementary report number 1. (Reference: Report by Executive Director with responsibility for Development and Economic Growth and Supplementary Report Number 1 dated 18 November 2025, submitted)