Saulmore Bay Resort Ltd: Proposal of Application Notice for Marina; Boatyard Including Ancillary Offices (Class 4) and Store (Class 6); Leisure Resort Including Buildings for Offices (Class 4), Leisure Use, Gym and Spa (Class 11), Retail (Class 1a), Restaurants and Cafes (Class 3), and Related Uses; Holiday Lodges (Sui Generis); and Other Holiday Accommodation Types (Sui Generis); New Parking Areas, Roads, Walkways, and Cycleways; Drainage and Other Infrastructure; and Landscaping and Biodiversi
Argyll and Bute Council · 16 September 2025
Back to Planning, Protective Services and Licensing Committee — 16 September 2025 and its agenda
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Classification: OFFICIAL Argyll and Bute Council Development and Economic Growth PROPOSAL OF APPLICATION NOTICE (PAN) ____________________________________________________________________________ Reference: 25/01210/PAN Applicant: Saulmore Bay Resort Ltd Proposal: Proposal of Application Notice for: Marina; boatyard including ancillary offices (Class 4) and store (Class 6); leisure resort including buildings for offices (Class 4), leisure use, gym, and spa (Class 11), retail (Class 1A), restaurants and cafes (Class 3), and related uses; holiday lodges (sui generis); and other holiday accommodation types (sui generis); new parking areas, roads, walkways, and cycleways; drainage and other infrastructure; and landscaping and biodiversity enhancement. Site Address: Land at Camus Bruaich Ruaidhe, Connel, Argyll and Bute ____________________________________________________________________________ 1.0 INTRODUCTION Proposal of Application Notices only relate to National and Major Applications, 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 21.07.2025. This means that no planning application can be made before 13th October 2025. 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 and should refrain from expressing opinion as to the likely acceptability of the 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 made mindful of the overarching requirements of fairness, impartiality and of keeping an open mind. The process provides the 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 advert The Proposal of Application Notice describes the proposed development as: “Marina; boatyard including ancillary offices (Class 4) and store (Class 6); leisure resort including buildings for offices (Class 4), leisure use, gym, and spa (Class 11), retail (Class 1A), restaurants and cafes (Class 3), and related uses; holiday lodges (sui generis); and other
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Classification: OFFICIAL holiday accommodation types (sui generis); new parking areas, roads, walkways, and cycleways; drainage and other infrastructure; and landscaping and biodiversity enhancement.” The applicant has confirmed the following consultation steps have been undertaken: a) Local Councillors for the Oban North and Lorn Ward were notified on the 21 July 2025. b) The Connel Community Council was notified on the 21 July 2025. c) Two public meetings will be held at Connel Village Hall. d) A press notice will be placed in the Oban Times, together with posters displayed in Connel village and leaflets to be delivered to near neighbours. Officers consider that the above steps set out in the PAN are acceptable. 2.0 DESCRIPTION OF PROPOSED DEVELOPMENT Based on the description of the development contained within the proposal of application notice, the forthcoming application is anticipated to comprise of the following mix of land uses: • Construction of Marina and boatyard; including ancillary offices (Class 4) and store (Class 6); • Leisure resort including buildings for offices (Class 4), leisure use, gym, and spa (Class 11), retail (Class 1A), restaurants and cafes (Class 3), • Holiday lodges (sui generis); and other holiday accommodation types (sui generis); • New parking areas, roads, walkways, and cycleways; drainage and other infrastructure; and • Landscaping and biodiversity enhancement. 3.0 SITE DESCRIPTION The proposed site is located within open countryside, adjacent to the western settlement boundary of Connel and to the north of the A85, around Camus Bruaich Ruaidhe bay (Loch Etive). The site includes craggy upland, areas of woodland with semi-improved grassland as well as bog and rocky coastal margins, close to the entrance to Loch Etive. The landform is notably undulating, with a series of folds and shallow valleys and covers an area in excess of 8ha. The site is located within a rural area with scattered countryside housing and nearby settlements of Connel and Dunbeg. The site has a limited planning history, with no recent permissions within the last 10 years. 4.0 DEVELOPMENT PLAN POLICY This is not a planning application and therefore does not require evaluating and determining 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. The policies likely to be considered include:
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Classification: OFFICIAL National Planning Framework 4 (Adopted 2023) NPF4 Policy 1 – Tackling the climate and nature crises NPF4 Policy 2 – Climate mitigation and adaption NPF4 Policy 3 – Biodiversity NPF4 Policy 4 – Natural places NPF5 Policy 5 – Soils NPF4 Policy 6 – Forestry, woodland and trees NPF4 Policy 7 – Historic assets and places NPF4 Policy 9 – Brownfield, Vacant and Derelict Land and Empty Buildings NPF4 Policy 10 – Coastal Development NPF4 Policy 12 – Zero Waste NPF4 Policy 13 – Sustainable Transport NPF4 Policy 14 – Design, Quality and Place NPF4 Policy 20 – Blue and Green Infrastructure NPF4 Policy 22 – Flood Risk and Water Management NPF4 Policy 23 – Health and Safety NPF4 Policy 25 – Community Wealth Building NPF4 Policy 26 – Business and Industry NPF4 Policy 27 – City, town, local and Commercial Centres NPF4 Policy 28 – Retail NPF4 Policy 29 – Rural Development NPF4 Policy 30 – Tourism Argyll & Bute Local Development Plan 2 (Adopted 2024) Policy 02 – Outwith Settlement Areas Policy 04 – Sustainable Development Policy 05 – Design and Placemaking Policy 06 – Green and Blue Infrastructure Policy 08 – Sustainable Siting Policy 09 – Sustainable Design Policy 10 – Design: All Development Policy 14 – Bad Neighbour Development Policy 15 – Supporting the Protection, Conservation and Enhancement of Our Historic Built Environment Policy 18 – Enabling Development Policy 19 – Scheduled Monuments Policy 21 – Sites of Archaeological Importance Policy 22 – Economic Development Policy 23 – Tourist Development, Accommodation, Infrastructure and Facilities Policy 26 – Informal Public Outdoor Recreation and Leisure Related Development Policy 28 – Supporting Sustainable Aquatic and Coastal Development Policy 32 – Active Travel Policy 33 – Public Transport Infrastructure Policy 34 – Electric Vehicle Charging Policy 35 – Design of New and Existing, Public Roads and Private Access Regimes Policy 36 – New Private Accesses Policy 37 – Development Utilising an Existing Private Access or Existing Private Road Policy 38 – Construction Standards for Public Roads Policy 39 – Construction Standards for Private Access Policy 40 – Vehicle Parking Provision Policy 41 – Off Site Highway Improvements Policy 42 – Safeguarding Piers, Ports and Harbours
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Classification: OFFICIAL Policy 43 – Safeguarding of Aerodromes Policy 46 – Retail Development – The Sequential Approach Policy 48 – Developer Contributions Policy 49 – Sport, Recreation and Community Facilities Policy 55 – Flooding Policy 56 – Land Erosion Policy 58 – Private Water Supplies and Water Conservation Policy 59 – Water Quality and the Environment Policy 60 – Private Sewage Treatment Plants and Wastewater Drainage Systems Policy 61 – Sustainable Drainage Systems (Suds) Policy 62 – Drainage Impact Assessments Policy 63 – Waste Related Development and Waste Management Policy 73 – Development Impact on Habitats, Species and Biodiversity Policy 77 – Forestry, Woodland and Trees Policy 78 – Woodland Removal Policy 79 – Protection of Soil and Peat Resources Policy 80 – Geodiversity Policy 82 – Contaminated Land Land Use Designations in LDP 2: Zoned as within the Countryside Area The site is also identified as a Potential Development Area [PDA] in the adopted Local Development Plan 2 [LDP2]. PDAs are areas where development opportunities may be supported through the life of the plan, subject to those constraints identified in the schedules of the PDA’s being successfully addressed. Mini development briefs have been prepared for each PDA and are included in the Action Programme that accompanies the LDP. The briefs identify the use or range of uses considered appropriate, the constraints that need to be resolved and those policies which require to be taken into account. Within the adopted Local Development Plan 2, the site is allocated as a Potential Development Area [PDA] for a Marina/ Leisure/ Tourism use (LDP2 ref: P4018). Other Relevant Policy Considerations: • ABC Technical Note – Biodiversity (Feb 2017) • Marine Planning Policy As part of the proposed development extends into the marine environment, the Council, as a public body, is required to take authorisation decisions in accordance with the National Marine Plan (NMP), unless relevant considerations indicate otherwise. The proposal must be consistent with General Policies of the NMP which include: • GEN 1 General planning principle, • GEN 2 Economic benefit, • GEN 3 Social benefit, • GEN 4 Co-existence, • GEN 5 Climate change • GEN 6 Historic environment • GEN 7 Landscape/seascape, • GEN 8 Coastal process and flooding, • GEN 9 Natural heritage, • GEN 10 Invasive non-native species,
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Classification: OFFICIAL • GEN 11 Marine litter, • GEN 12 Water quality and resource, • GEN 13 Noise, • GEN 14 Air quality, • GEN 21 Cumulative impacts. The proposal must also be consistent with Marine Planning Policies of the NMP that include: TRANSPORT 1, 3, 4, 5, 6, and 7. 5.0 POTENTIAL MATERIAL CONSIDERATIONS In respect of this proposal, it is considered that the following matters will be material considerations in the determination of any future planning application: a) Local Development Plan Policy; b) National Planning and Marine Planning Policy; c) Flood Risk, Water Quality and Drainage; d) Road Network, Parking and Transport Matters; e) Peats and Soils; f) Access and Recreation; g) Natural Heritage and Biodiversity (including impact on designated sites and Marine Designations); h) Impacts on Woodland; i) Cultural Heritage; j) Design and Layout; k) Landscape and Visual Impact; l) Contaminated Land; m) Noise and Light Pollution; n) Construction Impacts; o) Phasing; p) Open Space and Landscaping; q) Infrastructure Capacity and Delivery; r) Access, Navigation and Interaction with other Activities; s) The views of statutory consultees in respect of any formal planning application; and t) Any other material considerations raised within representations. Comments on the PAN submission have been made to the Council from the Oban Access Panel, stating that they were pleased to have the opportunity to engage with the developers, and hopefully encourage them to found their development on the principles of “Inclusive Design”. In view of the comments submitted by the panel, the Council has suggested to the agent that they include the Oban Access Panel as a further interested party that they should consult with in the consultation and preparation of any subsequent planning application for the site. 6.0 CONCLUSION This report sets out the 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 to date. The list is not exhaustive, and further matters may arise, as and when a planning application is received, and in the light of public representations and consultation responses.
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Classification: OFFICIAL 7.0 RECOMMENDATION It is recommended 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 applicants in finalising any future planning application submission. Author of Report: Stuart Ramsay Date: 27.08.2025 Reviewing Officer: Sandra Davies Date: 29.08.2025 Fergus Murray Head of Development and Economic Growth