Mr Lorne Marshall: Change of Use of Land to Form Timber Storage and Firewood Processing Area (Part Retrospective): Na Tri Gleann, Sandbank, Dunoon (Ref: 24/01882/Pp)
Argyll and Bute Council · 20 August 2025
Back to Planning, Protective Services and Licensing Committee — 20 August 2025 and its agenda
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Argyll and Bute Council Development & Economic Growth Planning Application Report and Report of Handling as required by Schedule 2 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 relative to applications for Planning Permission or Planning Permission in Principle Reference No: 24/01882/PP Planning Hierarchy: Local Applicant: Mr Lorne Marshall Proposal: Change of use of land to form timber storage and firewood processing area (part retrospective) Site Address: Na Tri Gleann, Sandbank, Dunoon, PA23 8QS DECISION ROUTE ☐Delegated - Sect 43 (A) of the Town and Country Planning (Scotland) Act 1997 ☒Committee - Local Government Scotland Act 1973 (A) THE APPLICATION (i) Development Requiring Express Planning Permission • Change of use of land to form timber storage and firewood processing area (ii) Other specified operations • N/A (B) RECOMMENDATION: Having due regard to the Development Plan and all other material considerations, it is recommended that planning permission be granted subject to the conditions and reasons appended to this report. (C) CONSULTATIONS: SEPA Consulted: 08.11.2024 Initial Response: 27.11.2024 Holding Objection – further information required as site possibly subject to flooding. Final Response 31.03.2025 Holding Objection removed as SEPA satisfied with additional information. NO OBJECTIONS. Public Protection Consulted 08.11.2024 Response: 11.11.2024 NO OBJECTIONS SUBJECT TO CONDITIONS
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Note: Further verbal comments received in relation to the Noise Impact Assessment received on 11.03.2025 and they confirmed it was satisfactory. A written comment will be forthcoming. Roads Authority Consulted 08.11.2024 Response: 08.01.2025 NO OBJECTIONS SUBJECT TO CONDITIONS (D) HISTORY: 10/00256/TPO - Lopping of 11 no western red cedar trees - Permitted 31.03.2010 93/00101/DET001 – Erection of Dwelling House at Dalinongart Farm – Approved 24.03.1993 94/00125/DET001 – Erection of Dwelling House, livestock building and septic tank at Dalinongart Farm – Approved 27.04.1994 (E) PUBLICITY: Advert Type: Regulation 20 Advert Local Application / Dunoon Observer Published: 22.11.2024 Expired 13.12.2024 Neighbour Notification Consulted 11.11.2024 Expired 13.12.2024 2 neighbouring addresses were notified in writing – The Old Dair and Caladh. (F) REPRESENTATIONS: (i) Representations received from: 27no. - In Total Received 14no. - Objections 1no. - Neutral comment 12no. – Supporting Neutral 1. Tom Pierson, 1 Ballochyle Cottage, Sandbank, PA23 8RD, 07.01.2025 Support 1. Alastair Baird, 47B Hunter Street, Kirn, PA23 8JR, 02.12.2024 2. Alan Eccles, 2 Dalinlongart Cottage, Sandbank, PA23 8QS, 03.12.2024 3. Margaret Eccles, 2 Dalinlongart Cottage, Sandbank, PA23 8QS, 03.12.2024 4. Gwyneth Farrell, Bank End House, Thursby, CA5 6QN, 06.12.2024 5. Peter Galliard, Glenshiel, Pier Road, Sandbank, PA23 8QH, 05.12.2024 6. George Humphreys, Haldur, Blairmore, PA23 8TL, 17.12.2024 7. Scott Murray, Sheila's Diner, Cot House Filling Station, PA23 8QS, 02.12.2024 8. Jean Maskell, Dalinlongart Farmhouse, Sandbank, PA23 8QS, 04.12.2024 9. Janet Parker, The Byre, Dalinlongart, Sandbank, PA23 8QS, 04.12.2024 & 19.02.2025
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10. John Parker, The Byre, Dalinlongart, Sandbank, PA23 8QS, 19.02.2025 11. David Petro, Glenbahn, Sandbank, PA23 8RD, 06.01.2025 12. Ian Walker, 361 Argyll Street, Dunoon, PA23 7RN, 06.12.2024 Objection 1. Council Member - Cllr William Sinclair, 26.11.2024 2. Clive Black, 12 Dunure Place, Newton Mearns, Glasgow, G77 5TZ, 17.01.2025 3. David Buckley, The Old Mill, Dalinlongart, Sandbank, PA23 8QS, 30.12.2024 4. Gavin Chau, 33 Meadowgrass Gardens, Worsely, Manchester, M28 1PS, 14.01.2025 5. Campbell Gordon, 2 Stronsaul Cottages, Sandbank, Dunoon, PA23 8RD, 15.02.2025 6. Jennifer Harrison, Cottage 4, Ballochyle Farm, Sandbank, PA23 8RD, 08.01.2025 7. Mary Howley, 2 Stronsaul Cottages, Sandbank, Dunoon, PA23 8RD, 15.02.2025 8. Kirsteen Manuel, Ballochyle, Sandbank, PA23 8RD, 08.01.2025 9. Lynn McCloy, 83 Argyll Street, Dunoon, PA23 7DH, 10.01.2025 10. Keith Pitt, 17 Templehill Biew, Glasgow, G61 2QS, 14.01.2025 11. Stephen Softley, The Old Dairy, Dalinlongart, Sandbank, PA23 8QS, 20.11.2024* further 6 representations made (objections) and removal requested. 30.12.2024, 03.01.2025, 04.02.2025, 12.05.2025, 13.05.2025 and 05.08.2025 12. Craig Softley, 105 Collessie Drive, Glasgow, G33 5QD, 29.12.2024 13. Samuel Way, 95 Sandhaven, Sandbank, PA23 8QW, 16.01.2025 14. Jean Woodward, (former resident) The Granary, Dalinlongart, Sandbank, PA23 8QS, 14.01.2025 Representations are published in full on the planning application file and are available to view via the Public Access section of the Council’s website. (ii) Summary of issues raised: NEUTRAL • I am aware that Na Tri Gleann is also connected to the Ballochyle Private Water Supply for domestic use. I do not know what use will be made of the private water supply by the proposed firewood processing operation. The supply of water in the short and long term should be taken into account in the determination of this application. Officer Response: There is no stated use of water or noted intention to connect to a water supply for the purpose of the proposed development. SUPPORT Residential Amenity • As close neighbours to the site, we support the application. We have known Na Tri Gleann to be a busy working farm for the past 20 years. We are not aware of noise from wood processing at the site. Noise from the site is infrequent and for short periods. I work from home and am not disturbed. There is often noise from tree harvesting and chain sawing in the surrounding area. Farming and harvesting noises are part of where we live as are farm vehicles and logging wagons.
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• There is timber work on the surrounding hills and chainsaw noise is part of living in this rural community. • The site has been a working farm for many years. Since the applicant purchased the property we have not noticed any increase in noise, air pollution, or traffic. • The log processing unit is at the far end of the site and any noise is short and not disruptive. • We accept that we live in a rural area and expect to hear farming and logging activity. • With the exception of one, the current immediate neighbours have been supportive of this application. Officer Response: A consideration of the Operational Management Plan and potential implications for access, road safety, and residential amenity are considered in the assessment below. Economic Development • The business provides a valuable service locally. • I have long used the Applicant’s business and the wood produced is of a good quality. The wood is sustainably sourced and the business helps support local services. • This business provides a vital and sustainable service to the local area and supports the local economy. • The business is ecological in reusing waste timber and this needed and valuable service benefits the local area. • This development is ecologically beneficial in allowing local supply of firewood. • The development has the potential of developing and employing others. • The business provides a service for the local area and may lead to employment opportunities. • The Applicant’s business supplies my business with firewood. This development would be an asset to the local area. • I am a close neighbour to the site. I fully support the application. It is good to see a local agricultural business taking place on farming property and a young entrepreneur trying to make a business. • Great to see someone set up a business locally. Firewood is always in demand. • As a long term customer I have found the wood to be of high quality and sustainably sourced. Officer Response: The Settlement Strategy of the LDP2 (Policy 02 - Outwith Settlement Areas), sustainable development (Policy 04) and the provision of LDP2 Policy 22 (Economic Development) are considered in the assessment below. Road Safety • The change of use from farm to timber does not alter the size of vehicles attending the site. • As an immediate neighbour I use the same access road as for this site. I have found the Applicant to be respectful of the neighbouring residents in respect to vehicle movement and noise. • Heavy timber lorries attending the site are not a regular occurrence. • We have not noticed any deterioration of the shared access road
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Officer Response: A consideration of the Operational Management Plan and potential implications for access and road safety are considered in the assessment below. Other • The Applicant is hard working and considerate and comes from a well- respected local farming family. Officer Response: Noted, although the determination of the application relates to the use of the land, rather than the Applicant. • Many of the objections are either significantly exaggerated or are factually incorrect. Officer Response: Noted. Although without further detail I am unable to comment further. OBJECTIONS Residential Amenity • The development will be sited close to existing dwellinghouses and the noise from the processing will impact the neighbouring residents. • No consideration is given to local residents where extreme amounts of dust will blow towards their homes. • No thought has been given on the noise occurring when neighbouring residents enjoy their garden. • The development will negatively affect the area as it will create noise pollution, light pollution, and air pollution. • The noise from the machinery will disturb local residents, many of whom have retired here for the tranquil and peaceful location. • This is a residential area. There is no consideration for noise pollution, the water-run off, and dust. • I am concerned about noise emanating from the site, particularly in the summer when evenings are lighter. • A change of use to a business such as this changes the residential amenity considerably for the area and will impact negatively on the quality of life of many. • I am particularly concerned about impact on air quality through the dust created from sawing. • Impact of noise pollution as well as the impacts on water quality. • Noise in such a small housing area will upset family life outside like sitting outside. • I wish to object on the grounds of noise, dust, visual impact, transport of HGV on a private road, and smell from the diesel. • There are a number of properties that will be affected by this development • I no longer enjoy visiting my parents at their property adjacent to the site due to the constant cacophony of noise from the site. All you hear is chainsaws, which start before 8am and go on until past 8pm in the spring and summer. The noise makes us unable to spend time in the living room and my young children cannot sleep owing to the constant stimulation. • Living within 50m of this constant noise can cause health issues such as tinnitus. • This impacts the quality of life of my parents
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• Noise from chainsaws, circular/band saws and diesel engines running from tractors, tracked caterpillar vehicle, splitter and 44-ton wagon, with continuously running engine. We cannot use our garden or concentrate in our home. There have been days when we have left our home for peace and quiet. The noise carries and makes it difficult to sleep in the early morning. • Our visitors were angry when noise from sawing woke their kids on a Saturday morning. • There has been no attempt at sound proofing the site. • No noise levels or dust control levels have been measured. • There is air pollution from sawdust and diesel fumes from multiple vehicles running at the same time. Officer Comment: A consideration of the Operational Management Plan and potential implications for residential amenity, noise, vibration, and dust are considered in the assessment below. Environmental Health Officer has also provided consultation response(s) to this application and has recommended a number of planning conditions to ensure residential amenity. • We have lost all privacy in our garden with the number of high sided vehicles visiting the site. Officer Response: It is not considered that the occasional access of high sided vehicles to the site above and beyond what would ordinarily be expected for the wider farm site to impede upon privacy. Nonetheless, a consideration of residential amenity is assessed below. • How can a business of this type and scale be considered at such a close distance. • This is an open site, in a residential area with no mitigations evident in the application. Officer Response: Potential implications for residential amenity are considered in the assessment below. • Noise from traffic and road use will disturb local residents Officer Response: The proposed development does not present a significant intensification of vehicular movements to suggest that operational activity would negatively and significantly disturb local residents. • Environmental health and planning Officers attended a pristine sanitised site, non-operating with no sawing or vehicular movements. • Little thought or consideration has been taken for the local residents in locating a commercial/ industrial use next to our homes. Officer Response: An Operational Management Plan, detailed plans, and noise assessment have been submitted by the Applicant. These have been evaluated by the Environmental Health Officer and planning conditions are attached to ensure relevant levels and management processes are adhered to.
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• The validity of the Noise Impact Assessment (NIA) has been questioned. Officer Response: The authors of the NIA provided a detailed response to the matters raised and have shown that the NIA is competent and has been carried out in line with industry standards. Public Protection have provided verbal confirmation that they find the NIA satisfactory. Road Safety • The private, unmade, unadopted road is very narrow and is within 20m of a public highway. • Owners of the property directly opposite the site entrance will be hampered by vehicles entering and exiting the site. • Parking for current residents is very limited and will cause problems for large commercial vehicles entering the site. • The development will cause more reload traffic and damage, adding to congestion. • The logs are delivered by a 44-ton lorry on a single-track road which is not designed for and not capable of handling this kind of load. This will cause destruction of the roads, verges and banks and disrupt local residents. • The risks to residents and visitors by large plant and haulage entering and exiting on a private road which is not designed for this purpose is concerning. • The road is a private road for access to properties. It is not designed for commercial use. This would disproportionately disadvantage resident in terms of costs to maintain the road. • The approach roads are unsuitable for the large vehicles already using this site. • Many dog walkers use the track between the site and Dalinlongart. The use of large vehicles, such as tractors and trailers and lorries could present a danger to pedestrians and animals. • The narrow turning onto the extremely busy A815 is quite a hidden entrance with little or no signage. • The turning into the farm is a narrow entrance between hedges for such large vehicles. • I am a dog walker and do not need any more traffic and large log lorries on that road as lots of family with kids and dog walkers and cyclists use this. • The entrance to the site and the road leading to it is not designed or suitable to take the heavy vehicles using it due to the tight turn from A815 and the single-track road to the access point. • It is concerning that the increase in heavy traffic poses an increased accident risk to residents and visitors. • The road is already breaking up. Officer Response: A consideration of the Operational Management Plan and potential implications for access and road safety are considered in the assessment below. The Roads Authority have been consulted and have no objections to this application subject to conditions in the interests of road safety. • Although previously a small farm holding, the nature of the change of use also changes the size, scale and weight of commercial vehicles and will contribute to the deterioration of the road. There should be an allowance proposed for maintenance and repair, this should not be the responsibility of the residential community.
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Officer Response: In this case, issues concerning the maintenance of the private road is a civil matter between parties. Siting and Design • This development will be an eyesore to local residents Officer Response: Potential visual amenity concerns are addressed in the assessment below. • This site is not only in the wrong location, but is too small for the operations being carried out. Officer Response: The suitability of the site for the proposed use is considered in the assessment below. Change of use of land • The application is for a change of use, but appears to be the establishment of a new business • The existing house was always a residential property with a field used for horses. Officer Response: The application seeks retrospective planning permission for a change of use of land to form timber storage and firewood processing area. • This is not a new business, it is the relocation of an existing business. Officer Response: The application seeks retrospective permission for a change of use of land. • Until 2 years ago I had been a Dalilongart resident for 11 years, overlooking Na Tri Gleann Farm. In these 11 years there was no intense farming. At time sheep or 2-3 horses were kept in a field behind the house. The area in front of the house was a horse paddock. This area is now a wood processing site. Instead of a peaceful rural setting, local residents are now living next to an extremely loud, busy and dusty industrial site. The wood processing site is totally inappropriate. Officer Response: A consideration of the Operational Management Plan and potential implications for noise disturbance, vibration, dust, and residential amenity are considered in detail below. The siting and design of the proposed development is also considered in the assessment below. Economic Development • The LDP2 clearly states the local area designated as Strategic Economic Investment Locations (SEILS) for industry, Business, and Storage. This site does not fall within that designation. • Supporting individuals to set up a business is not a material planning consideration.
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Officer Response: This brownfield land is within a designated Countryside area, whereby there is a presumption in favour of sustainable development where this is of an appropriate scale, design, siting and use for its countryside location- as set out in the Local Development Plan (2). • What happens if the site needs to expand? Officer Response: An intensification of the use of the site, beyond the approved plans, operational management plan, and relevant planning conditions would likely require a further application. Biodiversity • The storage of materials, operation and siting of machinery may negatively impact local wildlife. • This is a small scenic area for wildlife and noise will disturb this way of living • I have also noticed a change in fauna surrounding my parent’s property within the past 5 years. I used to notice bats flying around but since the noisy machinery started the population has notably reduced. • No wildlife conditions have been checked. The bats seem to have disappeared from the area. Officer Response: Potential biodiversity implications are considered in the assessment below. To note, no evidence or further material has been submitted to suggest the change of use of the site has negatively contributed to the presence of bats or other species in the local area. Water Supply • This domestic property takes its water from the spring which supplies 15 properties in Dalilongart, Ballochchyle and others. Heavy usage of water by a commercial business could result in problems for others on the system. • The property is connected to a private water supply, which is already at capacity. Have the other water users been notified? Officer Response: There is no stated use of water or noted intention to connect to a water supply for the purpose of the proposed development. Other • Prior to this application the Council’s Planning Department were involved in a dispute over a large barn along the same unadopted road. They concluded at the time that it would not be appropriate to allow heavy plant and machinery use this road. Officer Comment: It is not clear what this comment is in relation to and whether it refers to a validated planning application. Moreover, each case must be assessed on its own merits. • There appears to be a conflict of interest in this application as a prior or current board member is related to someone involved in the application and I strongly object to this application on that matter alone. Officer Comment: It is not clear what this comment refers to. The recommendation made by the Planning Officer is based on the assessment of the material planning considerations of the case, the Local Development Plan (2), and National Planning Framework (4). During the course of this
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application process, in excess of ten representations have been made both in support and in objection to the proposal, thus triggering the requirement for the application to be determined by Members at PPSL Committee. • The development would affect house prices for those closest who purchased their homes in good faith in a quiet residential development. Officer Response: House prices are not a material planning consideration • The burdens for the residents clearly state the purposes for which their property may be used and this excludes business use. Officer Response: Title Deeds are beyond the scope of planning control and are not a material planning consideration • There has already been a breach of planning control. This shows a disregard from the Applicant towards its neighbours and disregard for upholding planning procedures. Giving permission now may attract further more serious breaches. Officer Comment: This retrospective application is made following planning enforcement action. The retrospective application seeks to regularise the breach in planning control and enables the Planning Authority to manage any operational issues through planning conditions. • The road, verges and entrance to the site are privately owned with a servitude right. I have not been notified as a neighbour or person of interest for this application. Officer Response: Neighbour notification is required only for those dwellings within 20m of the red line boundary. • The entrance is on a private road which leads to an avenue of trees with a Tree Preservation Order. These would not be affected, however I would like to note their importance and proximity to the site. Officer Response: The TPO designation is approximately 87m from the site boundary (edged red). The proposed development has no bearing on the protected trees. • It is concerning to note the complete disregard of multiple stakeholders and planning process. Officer Response: It is not clear what this comment relates to. • What is the future growth plan of the proposed business? This will have an effect on the volume of commercial vehicles, noise, road deterioration and general disruption. • Are these heavy goods vehicles being parked overnight? Officer Response: An Operational Management Plan has been submitted as part of this application and is considered in detail below.
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• I am experienced in health and safety in the forestry industry and this site does not seem safe. There is insufficient signage and wood would be propelled onto the adjoining carriageway. Officer Response: The Environmental Health Officer has raised no concerns in this regard. Note there are no objections to the proposal from the Roads Authority. • This road is a private road, owned by Ballochyle Estate. No notice has been sent to her regarding the change of use. The five residents who use the road are responsible for any road repairs. Officer Response: The private ownership and maintenance arrangements for the private road are beyond the scope of this application. It is not considered, given the mixed use of the site, that the occasional timber deliveries to the site presents a significant intensification of use of the road. Neighbour notification is required only for those dwellings within 20m of the red line boundary. (G) SUPPORTING INFORMATION Has the application been the subject of: (i) Environmental Impact Assessment Report: ☐Yes ☒No (ii) An Appropriate Assessment under the Conservation (Natural Habitats) Regulations 1994: ☐Yes ☒No (iii) A Design or Design/Access statement: ☒Yes ☐No The applicant’s agent MH Planning Associates submitted a ‘Supporting Planning Statement’ on 16.10.2024 The applicant’s agent states: 1. “In conclusion it is considered that the application proposal is for exactly the type of small scale rural diversification that is envisaged by Policy 29 of NPF4 and also Policy 02 and Policy 22 of LDP2. Further support can be found in PAN73. 2. The key planning issue will therefore be the potential for there to be adverse impact on residential amenity. Policy 23 of NPF4 and Policy 14 of LDP 2 state that any proposal that would have an unacceptable adverse impact upon the amenity of neighbouring land uses will be resisted, but that in certain circumstances it may be possible to mitigate any adverse impact by restrictions placed upon the proposed development via planning conditions or legal agreements. Such an approach would strike the appropriate balance and would therefore allow planning permission to be
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granted for the continuation of the use of the land for the storage of timber and the processing of firewood.” 3. (iv) A Sustainability Checklist The applicant’s agent MH Planning Associates submitted ‘TN06 Sustainability Checklist’ on 16.10.2024 The applicant’s agent states: • The proposal is for the diversification of the rural economy, supported by the LDP. • The site is brownfield. ☒Yes ☐No • A report on the impact of the proposed development eg. Retail impact, transport impact, noise impact, flood risk, drainage impact etc: Operational Management Plan dated 22.06.2025 The OMP considers measures to control any possible nuisance factors such as Dust/Sawdust, Noise, Visual Impact and Vibration. The management plan details the operation of the main activities: - Firewood Log Processor - Tractor for operating log processor - Additional Tractor for log stacking - Excavator Works - medium sized excavator/digger is utilised with a revolving cone attachment to size large diameter logs for the log processor - Chainsaw works - To cut a section of log which is unmanageable by the log processor. The max. operational periods of chainsaw use is 1 minute/hr 2 days/week. - Log deliveries - either with an 8-ton trailer load pulled with tractor or an HGV carrying 25-ton loads. Typically, max. 6 x 25-ton loads/annum or max. 19 x 8-ton loads/annum - Log deliveries to customers - weekly mainly a Friday in the winter with light good van with periodic top ups may be necessary throughout the week. The management plan gives details of the sawdust control, visual impact and vibration control for each of the above. In summary the key points to note are: - Sawdust - The sawdust generated from the log processor circular saw action is collected directly via a single outlet pipe into a sealed sack. The sawdust created from the chainsaw is minimalistic due to the infrequent and limited duration of operation – maximum chainsaw use (1 minute/hour combined 1/hour week). There is no sawdust generated when moving on/off site with delivery vehicles. - Visual Impact - The processor, tractors, chainsaw works cannot be seen by residents as it is within a secluded area ☒Yes ☐No
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screened mainly by Leylandii dense hedging. Due to the infrequent deliveries to the yard, visual impact from deliveries is not considered as an issue due to a delivery vehicle can only be seen for approx. 20 seconds period when vehicles are turning into the yard off the access road. - Vibration - There is no detection of any vibration from the site when the tractor, log processor, excavator or chainsaw is operational. Timber deliveries into the yard are driven slowly due to a right-angled turn and no prospect of vibration apparent. - Noise control: For noise control details then refer to the Noise Impact Assessment. Occasional use of a chainsaw is required in an emergency type scenario when a log section is unable to be split properly from cone splitter, which is louder than the log processor. Use of chainsaw is to be limited to 60minutes per week in total. Whenever the use of chainsaw is required, a protective solid acoustic reduction barrier will be utilised in the form of an arc, 2 meters high located close by the chainsaw operation which is designed to mitigate any risk of noise pollution however, this will also act as a barrier for any perceived concerns of sawdust traveling out of the working area. The saw area being located at the furthest end of the yard similar to the log processor 75 meters away from nearest resident at Dalinlongart. Hours of operation which includes log processing, deliveries incoming/outgoing will be restricted to 08:00 to 18:00hrs Monday to Friday and 08:00 to 13:00hrs on Saturdays. There will be no operation on Sundays or Bank Holidays. Some weeks will pass by with no processing due to other farming work activities. Operational Frequency Days: (1-2 days weekly for the log processor) average 1 day/week throughout any one calendar year. The noise of a lorry or tractor tuning into the yard to offload is not too different to the traffic noise coming off the nearby A815 main road. Residents at Dalinlongart may only hear a delivery vehicle turning into the yard for approx. 20 seconds due to the entrance to Na- Tri-Gleann being prior to any residential dwellings. Noise Impact Assessment The applicant’s Noise Consultant Bureau Veritas submitted a revised Noise Impact Assessment dated 02.07.2025 to reflect the changes made to the Operational Management Plan and the deployment of mitigation measures such as the use of Herras fencing with 20db acoustic wading attached when the chainsaw is in operation and the installation of solid gates to the entrance of the site again with 20db acoustic wading attached. The gates to be closed when the site is in operation. The NIA considers the use of 4 pieces of equipment in the firewood processing business namely: • Log Processor / Log Processor powered by stationary John Deere 603RTractor • Digger / Takeuchi TB290 Digger with cone splitter
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• Tractor / John Deere 460 with front-end fork • Chainsaw / Husqvarna chainsaw NOTE: Dalilongart Farmhouse is a typographical error should read as The Old Dairy, Dalilongart. This was verified by Bureau Veritas in correspondence dated 30.04.2025. The NIA concludes: A baseline noise survey was undertaken on the 27th February 2025 to establish the typical Residual and Background sound levels at the nearest identified sensitive receptors. These were identified as the residential dwellings of Dalilongart Farmhouse to the south-west and Caladh to the north-east. A noise model was prepared using the modelling software CadnaA to predict the impact of the noisy equipment associated with the new firewood processing facility. In-situ measured noise level data was used to build the model. The noise modelling includes the mitigating effects of a Heras fence around the chainsaw area and a 2m gate at the entrance of the site. A conservatively robust assessment was undertaken with all noisy equipment set to be running. The model therefore predicted worst-case, 1-hour noise levels at the nearest noise sensitive receptors which allowed for an assessment in line with BS 4142. A noise impact assessment was conducted for the operational firewood processing facility using the results from the noise modelling study at the nearest residential dwellings. The assessment was undertaken with reference to the guidance provided in BS 4142. The results of the assessment indicated that the Rating Noise Levels would be +3 dB and +7 dB above the Background Sound Levels at Dalilongart Farmhouse and Caladh, respectively. In the context of the assessment, this indicated a low adverse impact for the following reasons: • Dominance of Existing Residual Sound Level: o The existing road traffic noise was 12 dB and 19 dB above the Specific Noise of the firewood processing facility at Dalilongart Farmhouse and Caladh, respectively. o Solely comparing the noise levels against the Background (LA90) does not provide sufficient context as the site is clearly dominated by high road traffic noise. • Compliance with BS 8233 Noise Criteria for Gardens: o The noise criterion in BS 8233 for gardens stipulates a desirable limit of 50 dB over a 16- hour period (07:00 – 23:00). o The calculated Specific Noise Levels were 42 dB and 47 dB at Dalilongart Farmhouse and Caladh, respectively, for the worst- case 1-hour period. o This indicates that the noise criterion for gardens can be met at both locations. • Compliance with BS 8233 Noise Criteria for Internal Noise Levels:
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o The calculated internal noise levels with partially open windows were 29.1 dB and 34.2 dB at Dalilongart Farmhouse and Caladh, respectively. o The daytime criterion stipulated in BS 8233 is 35 dB, which is expected to be met even with partially open windows. o Due to the high levels of road traffic noise, the internal noise levels will still be dominated by road traffic. Surrounding Land Use Context: o Na-Tri-Gleann is a working farm, and the surrounding area is farmland, therefore, the use of farming machinery and equipment is not uncommon in the area and some agricultural noise is to be expected. • Operational Considerations: o The noise assessment was based on a worst-case, 1-hour period, with all machinery operational during this time. o In reality, the use of the log processor is only expected to operate for 2 days per week at most, and the remaining machinery is used very sporadically throughout the week. Therefore, for the majority of time, the site will be inactive and quiet. o As there are no permitted activities at more sensitive times of the day (i.e., evenings, night or Sundays), and the impact is considered to be restricted to times when ambient levels are highest, and amenity is less sensitive at these times. (H) PLANNING OBLIGATIONS Is a Section 75 agreement required: ☐Yes ☒No (I) Has a Direction been issued by Scottish Ministers in terms of Regulation 30, 31 or 32: ☐Yes ☒No (J) Section 25 of the Act; Development Plan and any other material considerations over and above those listed above which have been taken into account in the assessment of the application (i) List of all Development Plan Policy considerations taken into account in assessment of the application. National Planning Framework 4 (Adopted 13th February 2023) Part 2 – National Planning Policy Sustainable Places NPF4 Policy 1 – Tackling the Climate and Nature Crises NPF4 Policy 2 – Climate Mitigation and Adaption NPF4 Policy 3 – Biodiversity NPF4 Policy 9 – Brownfield, Vacant and Derelict Land and Empty Buildings
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NPF4 Policy 12 – Zero Waste NPF4 Policy 13 – Sustainable Transport Liveable Places NPF4 Policy 14 – Design, Quality and Place NPF4 Policy 22 – Flood Risk and Water Management NPF4 Policy 23 – Health and Safety Productive Places NPF4 Policy 29 – Rural Development Argyll and Bute Local Development Plan 2 (Adopted 2024) Spatial and Settlement Strategy Policy 02 – Outwith Settlement Areas Policy 04 – Sustainable Development High Quality Places Policy 05 – Design and Placemaking Policy 08 – Sustainable Siting Policy 09 – Sustainable Design Policy 10 – Design – All Development Policy 14 – Bad Neighbour Development Diverse and Sustainable Economy Policy 22 – Economic Development Connected Places Policy 32 – Active Travel Policy 33 – Public Transport Policy 34 – Electric Vehicle Charging Points Policy 35 – Design of New and Existing, Public Roads and Private Access Regimes Policy 37 – Development Utilising an Existing Private Access or Existing Private Road Policy 40 – Vehicle Parking Provision Sustainable Communities Policy 55 – Flooding Policy 59 – Water Quality and the Environment Policy 61 – Sustainable Urban Drainage Systems (SUDS) Policy 63 – Waste Related Development and Waste Management (ii) List of all other material planning considerations taken into account in the assessment of the application, having due regard to Annex A of Circular 3/2013. • Third Party Representations • Consultation Reponses • Planning History • Government Advice – PAN 73 Rural Development • ABC Technical Note – Biodiversity (Feb 2017) • TN06 Sustainability Technical Note and Checklist (Oct. 2023) • ABC Economic Development Action Plan
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• SEPA Standing Guidance for Development Management (Dec. 2022) (K) Is the proposal a Schedule 2 Development not requiring an Environmental Impact Assessment: ☐Yes ☒No (L) Has the application been the subject of statutory pre-application consultation (PAC): ☐Yes ☒No (M) Does the Council have an interest in the site: ☐Yes ☒No (N) Requirement for a pre-determination hearing: ☐Yes ☒No Planning officers recommend that a pre-determination hearing is not required in respect of this application. In deciding whether to hold a discretionary hearing, Members should consider: • How up to date the Development Plan is, the relevance of the policies to the proposed development, and whether the representations are on development plan policy grounds which have recently been considered through the development plan process. • The degree of local interest and controversy on material considerations, together with the relative size of community affected, set against the relative number of representations and their provenance. Representations have been received from 27 parties regarding the proposed development, comprising 14 objections,12 representations of support and 1 neutral comment The determining factors in the assessment of the application are whether the proposed development is consistent with the provisions of the adopted National Planning Framework 4 and Local Development Plan 2 and whether the issues introduced by third parties raise material considerations of sufficient significance to withhold Planning Permission. In this instance, the key planning issue is do the proposals have the potential for there to be any adverse impact on the residential amenity of immediate residents. The applicant’s Agents have shown through the submission of a Noise Impact Assessment and an Operational Management Plan that this is not the case. These factors result in a proposal that, subject to the attaching of suitably worded conditions,
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is wholly consistent with the provisions of both National and Local Planning Policy. It is the opinion of the Planning Authority that the information that is available, together with the officer assessment of the relevant planning issues contained within this report, are sufficiently detailed and robust to enable Members to make an informed decision based on all of the material planning considerations in this case. On this basis, it is not considered that the objections or expressions of support raise any complex or technical issues that have not been addressed in the current Report of Handling and it is not considered that a discretionary local hearing would add value to the planning process (O)(i) Key Constraints/Designations Affected by the Development: • None (O)(ii) Soils Agricultural Land Classification: Built Up Area Peatland/Carbon Rich Soils Classification: ☐Class 1 ☐Class 2 ☐Class 3 ☒N/A Peat Depth Classification: N/A Does the development relate to croft land? ☐Yes ☒No Would the development restrict access to croft or better quality agricultural land? ☐Yes ☐No ☒N/A Would the development result in fragmentation of croft / better quality agricultural land? ☐Yes ☐No ☒N/A (O)(iii) Woodland Will the proposal result in loss of trees/woodland? ☐Yes ☒No Does the proposal include any replacement or compensatory planting? ☐Yes ☐No details to be secured by condition ☒N/A (O)(iv) Land Status / LDP Settlement Strategy Status of Land within the Application ☒Brownfield ☐Brownfield Reclaimed by Nature ☐Greenfield ABC LDP2 Settlement Strategy ABC LDP2 Allocations/PDAs/AFAs etc:
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☐Settlement Area ☒Countryside Area ☐Remote Countryside Area ☐Helensburgh & Lomond Greenbelt N/A (P) Summary assessment and summary of determining issues and material considerations This retrospective application is made following planning enforcement action (Case Reference: 24/00129/ENOTH3). The application seeks to regularise the change of use of land (previously used as a horse arena) for the storage of timber and processing of firewood. The site is located within the ‘countryside zone’ as designated by the Local Development Plan. The storage and processing (cutting) of wood is not considered an agricultural use and is a material change of use of the land. As such, a planning application for the change of use of land is required. The proposal has been subject to 27 representations, comprising 14 objections, 1 neutral comment, and 12 supporting comments. Hence the requirement for Committee Approval. One Council Member has objected – Councillor William Sinclair Concern has been raised regarding a variety of matters, including impacts on residential amenity, road safety, public access, landscape and visual amenity, and biodiversity. The proposed development has not been subject to any objection from statutory or non-statutory consultees, including SEPA, the Council’s Roads Service and Public Protection. A noise impact assessment was conducted for the operational firewood processing facility using the results from the noise modelling study at the nearest residential dwellings. The assessment was undertaken with reference to the guidance provided in BS 4142. The NIA shows that the operation of the plant and machinery at the site conforms with and meets BS 8233 Noise Criteria for Gardens and also meets BS 8233 Noise Criteria for Internal Noise Levels in relation to adjacent properties. The site, forms part of a working sheep farm and the proposals are considered to be no more intrusive and disruptive than would normally be found on a working farm in terms of deliveries. However, in terms of the use of machinery such as the log processor and chainsaw, this does raise possible concerns with regard to residential amenity. The use of conditions will secure operational management of these activities such as timings of use of machinery, and other noise mitigation measures to reduce the impact on residential amenity to a satisfactory level. Notwithstanding the concerns raised by third parties, the proposal is considered to be consistent with the relevant provisions of the Development Plan (NPF4 and LDP2), and there are no other material considerations identified to indicate that planning permission should be withheld. The proposal would benefit the local
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economy in accordance with one of the central challenges for Argyll and Bute, that of delivering sustainable economic growth. Consequently, it is recommended that Planning Permission is granted subject to the recommended condition(s) and reasons appended to this report. (Q) Is the proposal consistent with the Development Plan: ☒Yes ☐No (R) Reasons why Planning Permission or Planning Permission in Principle Should be Granted: 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 to indicate that it would be appropriate to withhold planning permission having regard to s25 of the Act. (S) Reasoned justification for a departure to the provisions of the Development Plan N/A (T) Need for notification to Scottish Ministers or Historic Environment Scotland: ☐Yes ☒No Author of Report: Ronnie Hogg Date: 28.07.2025 Reviewing Officer: Sandra Davies Date: 06/08/2025 Fergus Murray Head of Development & Economic Growth
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CONDITIONS AND REASONS RELATIVE TO APPLICATION REF. NO. 24/01882/PP 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 15.10.2024; 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 *1 of 3 - 05.11.2024 Site Plan *2 of 3 - 20.05.2025 Timber Building Floor Plan & Elevations *3 of 3 - 23.10.2024 Reason: For the purpose of clarity, to ensure that the development is implemented in accordance with the approved details. 2. Operations: Notwithstanding the provisions of Condition 1, the development hereby permitted, including the log splitting and chainsaw use, shall be restricted to the specified operational hours of 08:00 to 18:00 Mondays to Fridays (excluding site transportation – see Condition 3); on any day excepting Saturdays, Sundays and Bank Holidays when the use shall not be permitted at all. Reason: In order to protect the amenity of the area. 3. Operations: Site Transportation (delivery and distribution of wood) associated with the hereby approved development shall only be undertaken during the hours 08:00 to 18:00 Mondays to Fridays and 08.00 to 13.00 on Saturdays. There will be no Site Transportation on Sundays and Bank Holidays. Reason: In order to protect the amenities of the area from noise. 4. Operations: Chainsaw activity associated with the hereby approved development will take place behind ‘Herras Fencing’ deployed in a ‘V’ shape with 20db acoustic wading attached to mitigate any possible noise pollution. Chainsaw activity will be restricted to 60 minutes per working week and shall only take place within the specified operational hours of 08:00 to 18:00 Mondays to Fridays. The applicant will keep a logbook of such instances which will be available to the Planning Authority for inspection upon request. Reason: In order to protect the amenities of the area from noise. 5. Operations: Prior to any operations re-commencing relating to this proposed development, 2m high solid entrance gates with 20db acoustic wading attached shall be installed. The gates will open inwards. The gates will remain closed when plant and
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machinery is in operation including the off-loading and loading of timber from or to vehicles. Reason: In order to protect the amenities of the area from noise by mitigating any possible noise pollution and to preserve visual amenity. 6. Storage: External storage associated with the hereby approved development shall only take place on land designated for such a purpose. • Log piles of timber to be processed will not exceed 3m in height. • Stacks of bagged processed timber will not exceed 3m in height. Reason: In order to protect the visual amenity of the locale. 7. Lighting: No external illumination of the building or land within the application site shall be permitted without the prior written consent of the Planning Authority. Any request for the approval of details pursuant to this condition should include the number, location, height and intensity of the proposed lighting units, which shall be positioned such as to avoid light spillage beyond the area intended to be illuminated. Reason: In order to protect the amenity of the locale. 8. Visibility Splays: Prior to the operations or deliveries commencing for the hereby approved development, the junction of the existing access with the public road shall have visibility splays of 2.4 metres to point X by 136 metres to point Y from the centre line of the existing access. The visibility splays shall be maintained thereafter clear 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. Reason: In the interests of road safety. 9. Landscaping / Biodiversity Enhancement: No development (including any tree felling/works or land engineering works or any associated operations) 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) Location of proposed soft landscape works including tree and shrub species and sizes; v) Details of any existing trees / hedge to be removed; vi) Details of the location and canopy spread of existing trees / hedge to be retained as part of the development including a programme of measures for the protection of trees /hedge during construction and operation of the firewood processing and timber storage business
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which shall include fencing at least one metre beyond the canopy spread of each tree in accordance with BS 5837:2012 “Trees in Relation to Construction and Development”; and vii) 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. 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. Reason: To assist with the integration of the proposal with its surroundings in the interest of amenity. 10. 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. The post- development run-off rate should not exceed the pre-development run-off rate at the site. 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 – www.sepa.org.uk 11. Waste Management: The development hereby approved shall not be brought into use until the on-site waste/recyclable storage areas have been provided and are secured for the life the development other than in the event of any revision thereof being approved in writing by the Planning Authority. Reason: In order to accord with the principles of sustainable waste management within Policy 12 of NPF4.
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ADDITIONAL NOTES TO APPLICANT • National Planning Framework 4 and Policy 34 of Local Development Plan 2 advocate the provision of low or zero-emission vehicle charging points in safe and convenient locations within development sites and the applicant/developer is encouraged to examine the potential for this type of facility within the proposed parking spaces despite an exemption being made in this instance. Prior to the installation of a charging point, the applicant/developer should consult with the Council's Development Management Service and Building Standards Section in Bute and Cowal for advice on whether any Planning Permissions or Building Warrants would be required - https://www.argyll- bute.gov.uk/planning-and-building/contact-planning and https://www.argyll- bute.gov.uk/planning-and-building/building-standards/contact-building-standards • All external lighting should be designed in accordance with the Scottish Government’s Guidance Note “Controlling Light Pollution and Reducing Light Energy Consumption” 2007, Annexes A and B. Site specific advice may be obtained by contacting the Council’s Public Protection Officers.
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COMMITTEE REPORT APPENDIX A – RELATIVE TO APPLICATION NUMBER: 24/01882/PP PLANNING LAND USE AND POLICY ASSESSMENT 1. Introduction 1.1. NPF4 Policy 1 seeks to prioritise the climate and nature crises in all decisions, and this will be considered as part of the overall assessment below. 1.2. The key issues for consideration are: • Background / Site Description / The Proposal • Principle of Development • Sense of Place and Sustainable Design • Natural Environment including Biodiversity and Impact on Trees • Residential Amenity and Bad Neighbour Development • Access / Parking and Sustainable Transport • Infrastructure and Services including Waste • Flood Risk and Water Management 2. Background 2.1. The Development Plan for Argyll and Bute now comprises NPF4 adopted February 2023 and LDP2 adopted March 2024. Applications require to be assessed taking both National and Local policy into account but affording precedence to the content of LDP2 where there is any conflict between the two. 2.2. This retrospective application is made following planning enforcement action (Case Reference: 24/00129/ENOTH3). The application seeks to regularise the change of use of land (previously used as a horse arena) for the storage of timber and processing of firewood. 2.3. The storage and processing (cutting) of wood is not considered an agricultural use and is a material change of use of the land. As such a planning application for the change of use of land is required. 2.4. The business ‘Home-Grown Firewood’ has been trading since 2014 and has been operated by the applicant’s uncle from premises at ‘Rose Cottage’, Hafton, Hunters Quay, Argyll and Bute, PA23 8HP. These premises have the agricultural holding number CPH 68/140/095. Note there is no planning permission for the activity of firewood processing and timber storage at that location, however given that the use has been in operation there for in excess of 10 years the use is exempt from planning control at that site. 2.5. The applicant’s uncle wishes to retire from the business hence the change of location to Na Tri Gleann, Sandbank, Dunoon, Argyll And Bute PA23 8QS 2.6. Na Tri Gleann was formerly used for the stabling of horses and their training. It has the agricultural holding number CPH 68/140/0002. It is also part of a working sheep farm. It forms part of larger agricultural holdings operated by the
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Marshall Family. The business ‘Home Grown Firewood’ employs 3 people on a part time basis. Site description 2.7. The red line boundary indicates a parcel of land between the dwellinghouse Na Tri Gleann and the A815. This land has previously been used as a horse arena / ring and is considered brownfield. The wider site, surrounding the curtilage of the dwellinghouse, is farm land. Adjacent to the site, separated by the private road, are a number of dwellings formed from a conversion of the original Dalinlongart Farm. The wider area is characterised as farm land and farming practices. 2.8. The proposed site is located within the development management zone ‘Cowal Countryside Area’ where Policy 02 applies as defined by LDP2. 2.9. The application site is roughly rectangular in shape and occupies an approximate area of some 0.16 ha. 2.10. It is part of a larger triangular shaped site which forms the curtilage of the dwelling with farmland beyond. The adjacent land uses are predominantly agricultural with sporadic rural residential. The site is brownfield given the previous history of the site. 2.11. The facility is served by an existing private road with links to the A815. The speed limit at the junction with the A815 is 60mph. Note traffic is accelerating and decelerating at this point as vehicles enter and exit the 40mph zone at Sandbank. The Proposal 2.12. The application seeks retrospective planning permission to regularise the change of use of land for timber storage and firewood processing. This is a relatively small scale operation, undertaken by the landowner, rather than an industrial scale production. 2.13. The applicant’s agent has submitted a Planning Statement in support of the application together with an Operational Management Plan which details the limited scale of the operation and a Noise Impact Assessment which assess the noise impact on the nearest receptors being the dwellings known as The Old Dairy and Caladh, see Section G above. 2.14. The log processing area where the noise generating (sawing) machinery is sited is to the northernmost area of the site, away from the adjacent dwellinghouses. This area contains a small wooden enclosure with a roof to facilitate the continuation of work in inclement weather. Timber storage/Log Piles (logs to be processed) are located in 2 areas in the yard one adjacent to the dwelling known as Na Tri Gleann and the other at the site entrance. Cut wood is stored adjacent to the Log Pile at the entrance. The wider triangular site is enclosed by mature hedging some 3m high on the southern and western boundary of the application site with a tree belt to the eastern boundary which effectively screens the site from public view apart from the 9m wide entrance to the site.
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2.15. A pocket of land remains, not included in the application, between the storage of processed firewood and timber storage. This land is typically used for farm related storage and activity such as farm vehicle parking and storage of hay bales. 2.16. The site is on the whole generally level. Vehicular access and egress is via the existing access point to the facility.There are to be no alterations to the existing servicing and infrastructure provision at the site. 2.17. Given that the ‘chainsaw’ is the noisiest piece of equipment to be used on site the applicant has voluntarily agreed to deploy Heras Fencing in a ‘V’ shape with 20db acoustic wading attached to mitigate any possible noise pollution if and when the ‘chain saw’ has to be deployed. The applicant will also maintain a log of its use. 2.18. In addition to this the applicant has voluntarily agreed to install solid 2m high gates with 20db wading attached to again to mitigate any possible noise pollution and also to visually seal the unit from the public realm when operating. 2.19. Such measures should bring the operation of the facility well within the required standards. 3. Principle of Development 3.1. LDP2 Policy 02 is a key policy which applies to this site. It states that: ‘Within the Countryside Areas there is a presumption in favour of sustainable development where this is of an appropriate scale, design, siting and use for its countryside location, as detailed in the relevant subject policies. In particular, the following types of development will be supported by the council, generally without the need for detailed environmental assessments, although such may still be required where there is evidence of any environmental risk: • Previously developed sites” 3.2. Given the site’s previous history of use as a working farm it qualifies as a ‘Previously developed site’ and is therefore policy compliant. 3.3. The proposals also conform to the definition of ‘brownfield’ land given the site’s previous history and use. 3.4. LDP Policy 22 B ii) states ‘On infill, rounding off and redevelopment sites within the Countryside Area ensure developments: a) are of a scale that reflects the character of the area; and b) in the case of industrial development, are situated in non-residential locations i.e. locations where residential use does not predominate, including mixed use areas; and c) avoid greenfield sites if brownfield land is available in close proximity; and d) respect the landscape character.’ 3.5. The site fulfils the above noted tests. 3.6. NPF4 Policy 9 seeks to encourage reuse of brownfield, vacant and derelict land and reduce the need for greenfield development.
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3.7. With respect to rural development NPF4 Policy 29 states that development proposals that contribute to the viability, sustainability and diversity of rural communities and local rural economy will be supported whether this includes the diversification of existing businesses and/or involves the production and processing facilities for local produce and materials, for example sawmills, or local food production. 3.8. Government advice in PAN 73 similarly notes that rural diversification helps to broaden the economic activity of rural areas, providing opportunity and creating a more balanced and stable economy. 3.9. In light of the above and given the site’s history, the proposal is deemed acceptable and policy-compliant in principle. 4. Sense of Place and Sustainable Design 4.1. The visual impact of the proposals is considered to be acceptable. The site is effectively hidden from public view given the 3m high hedging to its eastern and southern boundaries with a tree belt to the west. The storing of materials and heights of log piles can be controlled by condition. As such the proposals are concurrent with LDP2 policies 4, 5, 8, 9, and 10. 5. Natural Environment including Biodiversity and Impact on Trees 5.1. NPF4 Policy 3 seeks to protect biodiversity, reverse biodiversity loss and deliver positive effects from development and strengthen nature networks. NPF4 Policy 4 seeks to protect, restore and enhance natural assets including protected sites and species. 5.2. LDP2 Policy 73 states that “Development proposals will be encouraged to incorporate, safeguard and enhance existing site biodiversity wherever possible”. 5.3. The development of the site is an opportunity to enhance the biodiversity and a condition is recommended to secure a suitable scheme of planting and biodiversity enhancement measures in line with the above policies notwithstanding the measures detailed on the drawings submitted with the application. 5.4. LDP2 Policy 77 has a presumption in favour of protecting woodland resources and individual trees. 5.5. It is noted that there are no trees on the development site. However there are trees adjacent to the site on the property’s western boundary. As such a safeguarding condition will be applied. 6. Residential Amenity and Bad Neighbour Development 6.1. NPF4 Policy 14, and Policy 14 ‘Bad Neighbour’ of LDP2 seek to ensure that development proposals maintain amenity and character of a local area. It states that the Council will resist any proposal that would have an unacceptable adverse impact upon the amenity of neighbouring land uses
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resulting from noise, vibration, odour, dust, environmental pollution, or light pollution. 6.2. The closest residential property to the log processing area is Caladh, Sandbank, Dunoon, PA23 8QS which lies some 35m to the west. The property is screened from the application site by the existing 3m hedge. No representations have been received from the residents of Caladh. 6.3. The next nearest residential property to the log processing area is The Old Dairy, Dalinlongart, Sandbank, PA23 8QS which is located in the residential conversion of the Dalinlongart Farm steading buildings. The Old Dairy dwelling is approx. 80m from the log processing area. A garden seating area at the ‘Old Dairy’ is approx. 72m from the log processing area and approx. 7m from the site’s current access gates. The seating area is located behind a 1.5m high wall. The residents of the Old Dairy have objected to the proposals. 6.4. The Noise Impact Assessment concludes: Compliance with BS 8233 Noise Criteria for Gardens: The noise criterion in BS 8233 for gardens stipulates a desirable limit of 50 dB over a 16- hour period (07:00 – 23:00). The calculated Specific Noise Levels were 42 dB and 47 dB at Dalilongart Farmhouse [read Old Dairy] and Caladh, respectively, for the worst-case 1- hour period. This indicates that the noise criterion for gardens can be met at both locations. Compliance with BS 8233 Noise Criteria for Internal Noise Levels: The calculated internal noise levels with partially open windows were 29.1 dB and 34.2 dB at Dalilongart Farmhouse and Caladh, respectively. The daytime criterion stipulated in BS 8233 is 35 dB, which is expected to be met even with partially open windows. Due to the high levels of road traffic noise, the internal noise levels will still be dominated by road traffic. 6.5. The forgoing demonstrates that the proposals are acceptable in terms of operational noise limits. Further it is noted that the applicant has volunteered to deploy additional noise mitigation measures namely to erect Heras Fencing in a ‘V’ shape with 20db acoustic wading attached when the ‘chainsaw’ requires to be used and to keep a log of these instances. Further, to install solid 2m high gates with 20db wading attached at the site’s entrance. The ‘processing of wood’ has the further potential to be a bad neighbour use with regard to dust, vibration and odours from processes. 6.6. In terms of air quality it is considered that the management of the sawdust and dust as described the operational management plan will ensure there is no amenity issues.
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6.7. Public Protection have been consulted and have ‘No Objections subject to conditions’ relating to these matters. 6.8. The proposal is therefore considered to be consistent with above noted policy and can be controlled by suitable conditions. 7. Access / Parking and Sustainable Transport 7.1. NPF4 Policy 13 and LDP2 policies 35 and 39 collectively seek to ensure appropriate infrastructure and that developments are served by a safe means of vehicular access and have an appropriate parking and turning area within the site. 7.2. The development is a ‘sui generis use’ as such the parking standards as set out in LDP2 do not apply. 7.3. However there is to no change to the current vehicle access and parking arrangements. The entrance to the site is approximately 17m from the bellmouth with the A815 and immediately adjacent the driveway/entrance to the Dalinlongart Farmhouse dwellings. A road sign positioned at the bellmouth indicates the road is not a through-road and the access to the site is from a ‘private’ road. 7.4. Several objectors have raised concerns with regard to the use of a private road, its condition and the size of vehicles entering the site. This is a civil matter and outwith the realms of the Planning Acts. 7.5. It is noted from the Operational Management Plan that: Deliveries to the yard are made either with an 8-ton trailer load pulled with a tractor or an HGV carrying 25-ton loads. Typically, max. 6 x 25-ton loads/annum or max. 19 x 8-ton loads/annum. Deliveries from the yard of processed logs occurs once per week (typically Fridays), with the occasional need for top-up deliveries. Deliveries form the yard are made by flatbed van. 7.6. These ‘vehicle movements’ to and from the site are deemed not to be excessive. Roads / Bute and Cowal have offered no objections subject to a condition with regard to maintaining sightlines to the A815 and as such the access, parking arrangements and vehicle movements are deemed acceptable. 7.7. In terms of sustainable travel there are bus stops located at Sandhaven, Sandbank A815 which is some 420m from the site. With regard to bicycling to the facility there is adequate land on site for the storage of bicycles, if required. With regard to electric vehicle charging points these are matters that will be considered fully at the Building Warrant stage. An informative will be added in relation to EV charging points. 7.8. The proposals are deemed to be policy compliant.
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8. Infrastructure and Services including Waste 8.1. Policy 18 of NPF4 seeks to encourage, promote and facilitate an infrastructure- first approach to land use planning. 8.2. There are no proposals to modify the water supply and the treatment of any foul effluent at the site. The proposals accord with the policy. 8.3. The site is large enough to accommodate on-site waste/recyclable storage areas. A condition will be appended to the decision notice to this effect to ensure that the proposals are compliant with NPF4 Policy 12 and LDP2 Policy 63. 9. Flood Risk and Water Management 9.1. The proposal has been assessed against NPF4 Policy 22 and LDP2 Policies 55 and 61 in relation to flooding and sustainable drainage systems. 9.2. Examination of SEPA’s flood maps shows that the northern part of site has medium likelihood of 0.5% chance of flooding per year given its proximity to the water course known as the Little Eachaig River. On this basis SEPA initially lodged a holding objection further to the submission of additional information. The requested information was duly submitted and SEPA withdrew their holding objection on 31.03.2025 satisfied that the site is not at risk of flooding. In addition, the site does not appear on SEPA’s Map of Observed Flood Events. 9.3. It is noted that the applicant has not submitted any information with regard to surface water drainage, as such this information will be secured via condition. Such a condition will be appended to the decision notice and the proposal will therefore align with the above noted policies 10. Conclusion 10.1 Having assessed the development with due regard to the relevant material considerations; no issues have been identified that cannot be resolved by relevant planning conditions. There is, therefore, nothing to restrict a positive recommendation. 10.2 It is considered that the proposal for the change of use of land for timber storage and firewood processing is a suitable proposal which accords with the principles and policies contained within NPF4 and LDP2 and is a proposal which would benefit the local economy in accordance with one of the central challenges for Argyll and Bute, that of delivering sustainable economic growth. 10.3 The proposals are considered to be no more intrusive and disruptive than would normally be found on a working farm in terms of deliveries, however the use of certain machinery may be more disruptive. Consequently, it is recommended that Planning Permission is granted subject to the recommended condition(s) and reasons appended to this report.
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