Appendix B_ Info submitted alongside Luing LPP, 09/12/2024 Pre-Agenda Briefing of the Planning, Protective Services and Licensing Committee
Argyll and Bute Council · 18 December 2024
Back to Planning, Protective Services and Licensing Committee — 18 December 2024 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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Classification: OFFICIAL Appendix B Information which, under Section 6 of the Town and Country Planning (Local Place Plans) (Scotland) Regulations 2021, requires to be submitted alongside a Local Place Plan in accordance with Regulation 5 (1) (c) to (f) Regulation 5 (1) (c) The following email was sent to the following elected members on 16th February 2024. The elected members consulted were: Andrew Vernard (Councillor) Julie McKenzie (Councillor) Kieron Green (Councillor) Luna Martin (Councillor) Jenni Minto (MSP) “Dear XXXX I hope this finds you well. You will recall that our Community Trust is working on projects to develop additional opportunities for Luing people and businesses that could grow our economy and population. You asked to be kept updated on progress. We are on the final stage of creating ‘A Development Framework for Luing’ which captures ideas and challenges for Luing and sets out a five‐to‐ten‐year strategy to address them. This Framework includes a small slate enterprise (possibility of four full time jobs), developing affordable housing to attract and retain working age families, community led, coastal protection measures to prevent erosion and flooding, a community garden and innovative use of renewable energy . We held two community workshops which were well attended by residents and visitors and shared the presentations more widely, using our social media and our Trust website. Our consultants WT Architecture have had a good volume of feedback and are about to enter the final stage of the framework. We have focused on actions that could attract and retain young people and families on Luing. We do have serious concerns that as we work with agencies like HIE and HES to create opportunities the challenges that we have to overcome are increasing. The plan to start the process of closing our Island primary school and the continuing issues over restricted ferry timetables. We have however designed our Framework to propose developments that could underpin improvement in these areas; growth in numbers of school age children and the reopening of our School and improved ferry traffic and revenue to drive better service availability for shift workers, businesses and organisations. Before we finalise our Development Framework, we would like to share the attached draft copy with you and ask if you have any comments or questions on the Framework. Please email
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Classification: OFFICIAL mail@wtarchitecture.com with the subject title ‘Isle of Luing Development Framework’ or contact me. Can I also on behalf of our board, extend an invitation to visit us again and have discussions about our future. Best regards” In addition to this, an email was sent to the community council of Luing and the following adjacent community councils on 1st March 2024: Aruaine, Kilmelford and Kilninver Jura Kilmeford & Seil Easdale The consultation included a period for representations of 29 days to 30th March 2024 (the statutory period being 28 days) “Dear XXXX The Isle of Luing Community Trust has created a Development Framework for Luing that sets out options for the community that could address areas of concern like de‐population, economic development, jobs, housing, and climate change. We are at a stage where we wish our Framework to be registered with Argyll and Bute Council as a Place Plan as described in Planning circular 1/2022: Local Place Plans https://www.gov.scot/publications/circular‐1‐2022‐local‐place‐plans/ One requirement of the registration process is that we inform the local and adjacent Community Councils of our Place Plan and invite any representations on the content, within a set timescale. This is why we are writing to you now. Place Planning is a new process and this may be the first request of this type you have seen so your assistance is appreciated. As stated in section 4 of Planning circular 1/2022, Local Place Plans are community‐led plans setting out proposals for the development and use of land. Introduced by the 2019 Act, these plans set out a community’s aspirations for its future development. Once completed and then registered by the planning authority, they are to be taken into account in the preparation of the relevant Local Development Plan. Our Development Framework / Place Plan is focussed on the Isle of Luing. It references most of the island in the different proposals, and also has specific development proposals for three main settlements: Cullipool, Toberonochy and South Cuan. The Climate Change proposals include possible deployment of tidal power in the Sound of Lorn just offshore from Luing. There are detailed maps within the document that can be used to understand the locations. The proposal has three strategic themes: Economic development, Reverse de‐population, and Climate Change mitigation. 1. Economic development is focused on restarting roofing slate production at Cullipool quarry by developing a small‐scale enterprise employing 4‐5 people. There are additional proposals around
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Classification: OFFICIAL creation of small craft type workplaces or commercial units that could offer space for self‐employed people, arts, crafts, trades, and fishing fleet. 2. Reversing de‐population by: making available new affordable housing suitable for families who wish to stay on or move to Luing; and enhancing transport, recreation facilities and creation of small commercial units that could attract singleton workers or professional people to move to Luing. 3. Coastal adaptation is a key part, using stone from the proposed quarry in Cullipool to adapt the shoreline and mitigate flooding. We also propose supporting options such as renewable energy including tidal power generation, expanding our Taste of Luing project by adding a community garden, community transport and supporting ideas for a more active lifestyle. The Development Framework forming the Place Plan can be read here ISLE OF LUING DEVELOPMENT FRAMEWORK or by accessing the Trust website here https://isleofluing.org/about‐isle‐luing/isle‐ luing‐community‐trust and clicking on ‘Framework for Luing’. Please note that a Place Plan is an aspirational document that sets out what the community body’s preferred development options are and that these would all be subject normal planning approval processes. Any representations on the content of the proposed Local Place Plan should be made to Rob Black, Isle of Luing Community Trust Development manager by e‐mail to rob@isleofluing.org by 30th March 2024 Kind regards”
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Classification: OFFICIAL Regulation 5 (1) (d) (i) ‐ A Framework for Luing’s Future: LDP2 policy checklist for potential projects Project (3.1) ‐ Access to Luing’s landscape and history RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments 6 – Green Infrastructure ☒ ☐ ☐ 23 ‐ Tourist Development, AccommodaƟon, Infrastructure and FaciliƟes ☒ ☐ ☐ 32 – AcƟve Travel ☒ ☐ ☐ Project (3.1) ‐ Sustaining Luing’s existing built environment RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments 15 – SupporƟng the ProtecƟon, ConservaƟon and Enhancement of Our Historic Built Environment ☒ ☐ ☐ 17 – ConservaƟon Areas ☒ ☐ ☐
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Classification: OFFICIAL Project (3.2) ‐ Affordable family homes RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments 1 – SeƩlement Areas ☒ ☐ ☐ 4 – Sustainable Development ☒ ☐ ☐ 5 – Design and Placemaking ☒ ☐ ☐ 6 – Green Infrastructure ☒ ☐ ☐ 8 – Sustainable SiƟng ☒ ☐ ☐ 9 – Sustainable Design ☒ ☐ ☐ 32 – AcƟve Travel ☒ ☐ ☐ 33 – Public Transport ☒ ☐ ☐ Plan includes integraƟon on FUTURE sustainable transport. There is no public transport on Luing currently. 34 – Electric Vehicle Charging ☐ ☐ ☐ Public EV charging in a conservaƟon area requires planning permission that is onerous and expensive. Note – this relates to PD restricƟons and cannot be changed by an LDP.
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Classification: OFFICIAL 35 – Design of New and ExisƟng, Public Roads and Private Access Regimes ☒ ☐ ☐ 40 – Vehicle Parking Provision ☒ ☐ ☐ 66 – New ResidenƟal development on non‐ allocated housing sites within SeƩlement Area ☒ ☐ ☐ 67 – Provision of Housing to meet local needs including Affordable Housing ☒ ☐ ☐ 68 – Housing Greenspace ☒ ☐ ☐ Project (3.2) ‐ Self‐build plots RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments 1 – SeƩlement Areas ☒ ☐ ☐ 4 – Sustainable Development ☒ ☐ ☐ 5 – Design and Placemaking ☒ ☐ ☐ 8 – Sustainable SiƟng ☒ ☐ ☐ 9 – Sustainable Design ☒ ☐ ☐
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Classification: OFFICIAL Project (3.3) ‐ Coastal Defence RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments 55 – Flooding ☐ ☒ ☐ We have detailed plans supported by research from Scoƫsh Government Dynamic Coast Project 56 – Land Erosion ☐ ☒ ☐ As above 57 – Risk Appraisals ☒ ☐ ☐ 59 – Water Quality and the Environment ☒ ☐ ☐ Project (3.3) ‐ Renewable Energy RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments 30 – Sustainable Growth of Renewables ☐ ☒ ☐ Adds to sect 5.27 which menƟons Ɵdal but no detail. Project (3.3) ‐ Sustainable Transport
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Classification: OFFICIAL RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments 32 – AcƟve Travel ☒ ☐ ☐ 33 – Public Transport ☒ ☒ ☐ Speaks to challenges providing public transport on Luing 34 – Electric Vehicle Charging ☒ ☐ ☐ 40 – Vehicle Parking Provision ☒ ☐ ☐ Project (3.4) ‐ Community Garden RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments 6 – Green Infrastructure ☒ ☐ ☐ 17 – ConservaƟon Area ☒ ☐ ☐ 68 – Housing Greenspace ☒ ☐ ☐ 73 – Development Impact on Habitats, Species and Biodiversity ☒ ☐ ☐ Project (3.4) ‐ Workshops and Studios RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments
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Classification: OFFICIAL 1 – SeƩlement Areas ☒ ☐ ☐ 4 – Sustainable Development ☒ ☐ ☐ 5 – Design and Placemaking ☒ ☐ ☐ 6 – Green Infrastructure ☒ ☐ ☐ 8 – Sustainable SiƟng ☒ ☐ ☐ 9 – Sustainable Design ☒ ☐ ☐ 22 – Economic Development ☒ ☐ ☐ 32 – AcƟve Travel Public Transport ☒ ☐ ☐ 33 – Public Transport ☒ ☐ ☐ 34 – Electric Vehicle Charging ☒ ☐ ☐ 40 – Vehicle Parking Provision ☒ ☐ ☐ 68 – Housing Greenspace ☒ ☐ ☐ Project (3.4) ‐ Supporting Existing Community Facilities RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments 49 – Sport, RecreaƟon and Community FaciliƟes ☒ ☐ ☐ 50 – RetenƟon of Community FaciliƟes ☒ ☐ ☐
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Classification: OFFICIAL 51 – RetenƟon of Key Services ☒ ☐ ☐ Project (3.4) ‐ Accessing Luing’s Marine Environment RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments 23 ‐ Tourist Development, AccommodaƟon, Infrastructure and FaciliƟes ☒ ☐ ☐ 28 ‐ SupporƟng Sustainable AquaƟc and Coastal Development ☒ ☐ ☐ 32 – AcƟve Travel ☒ ☐ ☐ 42 ‐ Safeguarding Piers, Ports and Harbours ☒ ☐ ☐ 59 ‐ Water Quality and the Environment ☒ ☐ ☐ 73 ‐ Development Impact on Habitats, Species and Biodiversity ☒ ☐ ☐ Project (3.5) ‐ Slate Project
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Classification: OFFICIAL RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments 4 – Sustainable Development ☒ ☐ ☐ 5 – Design and Placemaking ☒ ☐ ☐ 6 – Green Infrastructure ☒ ☐ ☐ 8 – Sustainable SiƟng ☒ ☐ ☐ 9 – Sustainable Design ☒ ☐ ☐ 15 – SupporƟng the ProtecƟon, ConservaƟon and Enhancement of Our Historic Built Environment ☒ ☐ ☐ 17 – ConservaƟon Areas ☒ ☐ ☐ 22 – Economic Development ☒ ☐ ☐ 23 ‐ Tourist Development, AccommodaƟon, Infrastructure and FaciliƟes ☒ ☐ ☐ 31 – Minerals ☒ ☐ ☐ Project (3.5) ‐ Other Slate Initiatives RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments
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Classification: OFFICIAL 22 – Economic Development ☒ ☐ ☐ 23 ‐ Tourist Development, AccommodaƟon, Infrastructure and FaciliƟes ☒ ☐ ☐ Project (3.5) ‐ Bothy Accommodation RelaƟng LDP2 policy Accords with LDP2 Accords with LDP2 but adds more detail to exisƟng policy Policy within LDP2 requires a change Comments 1 – SeƩlement Areas ☒ ☐ ☐ 4 – Sustainable Development ☒ ☐ ☐ 5 – Design and Placemaking ☒ ☐ ☐ 8 – Sustainable SiƟng ☒ ☐ ☐ 9 – Sustainable Design ☒ ☐ ☐ 22 – Economic Development ☒ ☐ ☐ 23 ‐ Tourist Development, AccommodaƟon, Infrastructure and FaciliƟes ☒ ☐ ☐
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Classification: OFFICIAL Regulation 5 (1) (d) (ii) ‐ A Framework for Luing’s Future NPF4 policy checklist for potential projects Project (3.1) ‐ Access to Luing’s landscape and history RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 1 – Tackling the climate and nature crises ☒ ☐ ☐ 2 – Climate miƟgaƟon and adaptaƟon ☒ ☐ ☐ 7 – Historic assets and places ☒ ☐ ☐ 13 – Sustainable Transport ☒ ☐ ☐ 21 – Play, recreaƟon and sport ☒ ☐ ☐ 25 – Community wealth building ☒ ☐ ☐ Our project to develop a community owned Slate enterprise aligns totally with this objecƟve. 30 ‐ Tourism ☒ ☐ ☐ 31 – Culture and creaƟvity ☒ ☐ ☐
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Classification: OFFICIAL Project (3.1) ‐ Sustaining Luing’s existing built environment RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 7 – Historic assets and places ☒ ☐ ☐ Project (3.2) ‐ Affordable family homes RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 1 – Tackling the climate and nature crises ☒ ☐ ☐ 2 – Climate miƟgaƟon and adaptaƟon ☒ ☐ ☐ 11 ‐ Energy ☒ ☐ ☐ 16 – Quality homes ☒ ☐ ☐ 17 – Rural homes ☒ ☐ ☐ Our Place Plan has different supporƟng themes, and a key pillar is delivering new housing opƟons appropriate for Island life and work.
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Classification: OFFICIAL Project (3.2) ‐ Self‐build plots RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 1 – Tackling the climate and nature crises ☒ ☐ ☐ 2 – Climate miƟgaƟon and adaptaƟon ☒ ☐ ☐ 11 ‐ Energy ☒ ☐ ☐ 16 – Quality homes ☒ ☐ ☐ 17 – Rural homes ☒ ☐ ☐ Project (3.3) ‐ Coastal Defence RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 1 – Tackling the climate and nature crises ☒ ☐ ☐ 2 – Climate miƟgaƟon and adaptaƟon ☐ ☒ ☐ Cullipool is one of the Scoƫsh Government Coastal Change AdaptaƟon projects (CCA) for 2024 hƩps://www.dynamiccoast.com/files/CCA_CSY3_ABC_Cullipool.pdf 10 – Coastal development ☒ ☐ ☐ 22 – Flood risk and water management ☒ ☐ ☐
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Classification: OFFICIAL Project (3.3) ‐ Renewable Energy RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 1 – Tackling the climate and nature crises ☒ ☐ ☐ 2 – Climate miƟgaƟon and adaptaƟon ☒ ☐ ☐ 11 ‐ Energy ☐ ☒ ☐ Our plan includes a plan to develop small scale Ɵdal power for Luing. UƟlising the energy for our slate workshop. Maybe a change required to recognise the planning regime for small scale Ɵdal needs to be developed? Project (3.3) ‐ Sustainable Transport RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 13 – Sustainable transport ☒ ☐ ☐
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Classification: OFFICIAL Project (3.4) ‐ Community Garden RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 21 – Play, recreaƟon and sport ☒ ☐ ☐ 25 – Community wealth building ☒ ☐ ☐ Project (3.4) ‐ Workshops and Studios RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 1 – Tackling the climate and nature crises ☒ ☐ ☐ 2 – Climate miƟgaƟon and adaptaƟon ☒ ☐ ☐ 26 – Business and Industry ☒ ☐ ☐ 29 ‐ Rural development ☒ ☐ ☐ Project (3.4) ‐ Supporting Existing Community Facilities RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 21 – Play, recreaƟon and sport ☒ ☐ ☐
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Classification: OFFICIAL 25 – Community wealth building ☒ ☐ ☐ Project (3.4) ‐ Accessing Luing’s Marine Environment RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 10 – Coastal development ☒ ☐ ☐ 32 ‐ Aquaculture ☒ ☐ ☐ Project (3.5) ‐ Slate Project RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 1 – Tackling the climate and nature crises ☒ ☐ ☐ 7 – Historic assets and places ☒ ☐ ☐ 26 – Business & Industry ☒ ☐ ☐ 29 – Rural development ☒ ☐ ☐
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Classification: OFFICIAL Project (3.5) ‐ Other Slate Initiatives RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 7 – Historic assets and places ☒ ☐ ☐ 26 – Business & Industry ☒ ☐ ☐ 29 – Rural development ☒ ☐ ☐ Project (3.5) ‐ Bothy Accommodation RelaƟng NPF4 policy Accords with NPF4 Accords with NPF4 but adds more detail to exisƟng policy Policy within NPF4 requires a change Comments 1 – Tackling the climate and nature crises ☒ ☐ ☐ 2 – Climate miƟgaƟon and adaptaƟon ☒ ☐ ☐ 30 ‐ Tourism ☒ ☐ ☐
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Classification: OFFICIAL Regulation 5 (1) (d) (iii) ‐ NOT APPLICABLE (no Locality Plan within this area)
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Classification: OFFICIAL Regulation 5 (1) (e) With regards to the policies in LDP2, those developing the LPP for Luing highlighted that Policy 34 – Electric Vehicle Charging should be changed in the future as the requirement to include EV charging is onerous and expensive within Conservation Areas. “Public EV charging in a conservation area requires planning permission that is onerous and expensive” The above comment relates to the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 (as amended) and the requirement for permission within Conservation Areas. No other changes were proposed.
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Classification: OFFICIAL Regulation 5 (1) (f) (i) & (ii) The following statement was submitted to the planning authority by the Isle of Luing Community Trust: (i)the community body’s view of the level and nature of support for the local place plan, There is majority support for our Place Plan across the community with many volunteers actively working across our plans and driving them forward. There is a range of support levels, based on the proposals within the plan. There is near total support for new housing and our Net Zero projects (Flood protection work, Community Growing, renewable energy). Our Slate proposal has majority support among Luing residents and many who are hesitant about the Slate proposal acknowledge that it is the cornerstone of the projects that they are fully in favour of, such as housing. This level of support and interest within the community is ongoing. The projects within the Place Plan have taken a long time to develop with consultations at each stage and we continue to gather views and input to ensure we are moving in a direction that is supported by the island community. Islanders take a keen personal interest in progress both at public meetings and when speaking with Trust directors and Community Councillors and remain very supportive. (ii)the basis on which the community body has reached that view, including a description of any consultation by the community body in respect of the proposed local place plan We have consulted extensively throughout the stages of creating our Place Plan. Pre 2019 there were several Community Council meetings where action was requested by residents on housing, depopulation and the future of Luing Primary School. in 2019 Luing played an active part in The Scottish Government Islands Plan consultation with a well‐ attended public session in Cullipool. The results of that consultation https://www.strath.ac.uk/media/1newwebsite/departmentsubject/law/strathclydecentreforenviron mentallawandgovernance/pdf/eilean/Luing_Report.pdf led to the Trust Board being asked by our members and residents to create a plan to deliver against the community’s priorities. Employment Housing Climate Change A Trust strategy was created and shared with Trust members and residents. In September 2021 we held a two‐day public consultation on the Small Slate proposal which is the primary project delivering against employment underpinning the others. As part of that we shared the overall strategy and sought opinion. We received overwhelming support during the consultation and some strong feedback which we used to amend some aspects of our plan. We opened the information out to non‐ residents via our website and social media and collected further input. https://www.youtube.com/watch?v=_sg6iYJ1mBg After a consultation with Argyll and Bute Planning team our Board decided to deliver a Development Framework for Luing to set out in details what the community wants to achieve. We engaged independent consultants to work across the community to deliver a draft Place Plan and this was the subject of public consultations in 2022/23. Attendance was high for an island of 160 with 53
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Classification: OFFICIAL attending Consultation 1 and 72 people attending Consultation 2. We collected views and opinions and recorded the level of support at the events. These consultations can be found in Appendices A & B in the Isle of Luing Place Plan and our Place Plan is based on feedback from those consultations. The initial community consultation feedback report can be found here and a full copy of all Q&A can be found here ‐ Report 1 / Report 2. To maximise availability of information and seek comment from people who are not resident or could not attend the public sessions we placed the information on our Trust webpage.