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West Riverside & Woodbank House PAN Final Full 06102017 West Riverside & Woodbank House, Balloch Proposal of Application Notice (PAN) (including Pre-Application Consultation Strategy) On behalf of Flamingo Land Resorts Ltd and Scottish Enterprise Project Ref: 35854/001 | Rev: AA | Date: October 2017 Office Address: 2nd Floor, 160 West George Street, Glasgow G2 2HG T: +44 (0)141 352 2360 E: [email protected] Pre-Application Consultation Strategy West Riverside and Woodbank House, Balloch Document Control Sheet Project Name: West Riverside & Woodbank House, Balloch Project Ref: 35854 Report Title: Pre-application Consultation Strategy Doc Ref: 35854/001 Date: 6th October 2017 Name Position Signature Date Prepared by: Stefano Smith Director of Planning 02.10.2017 Dougie Reviewed by: Partner 02.10.2017 McDonald Dougie Approved by: Partner 04.10.2017 McDonald For and on behalf of Peter Brett Associates LLP Revision Date Description Prepared Reviewed Approved A 06.10.2017 Final PAN submitted to LLTNPA SS DMc DMc This report has been prepared by Peter Brett Associates LLP (‘PBA’) on behalf of its client to whom this report is addressed (‘Client’) in connection with the project described in this report and takes into account the Client's particular instructions and requirements. This report was prepared in accordance with the professional services appointment under which PBA was appointed by its Client. This report is not intended for and should not be relied on by any third party (i.e. parties other than the Client). PBA accepts no duty or responsibility (including in negligence) to any party other than the Client and disclaims all liability of any nature whatsoever to any such party in respect of this report. © Peter Brett Associates LLP 2017 J:\35854 West Riverside Dev Loch ii Lomond\Reports\Planning\PAN\Final issued to LLTNPA \West Riverside & Woodbank House PAN Final 06102017.docx Pre-Application Consultation Strategy West Riverside and Woodbank House, Balloch Contents 1 Introduction ................................................................................................................................. 1 1.1 Background ................................................................................................................... 1 1.2 Best Practice for Community Consultation .................................................................... 1 1.3 Purpose and Structure of Report ................................................................................... 2 2 Consultation Approach & Methodology ................................................................................... 3 2.1 Introduction .................................................................................................................... 3 2.2 Consultation Strategy .................................................................................................... 3 2.3 Proposal of Application Notice ...................................................................................... 3 2.4 Who is to be Consulted ................................................................................................. 4 2.5 How they are to be consulted ........................................................................................ 5 2.6 Consultation Period ....................................................................................................... 7 Appendices Appendix A PAN Form Appendix B PAN Red Line J:\35854 West Riverside Dev Loch iii Lomond\Reports\Planning\PAN\Final issued to LLTNPA \West Riverside & Woodbank House PAN Final 06102017.docx Pre-Application Consultation Strategy West Riverside and Woodbank House, Balloch J:\35854 West Riverside Dev Loch iv Lomond\Reports\Planning\PAN\Final issued to LLTNPA \West Riverside & Woodbank House PAN Final 06102017.docx Pre-Application Consultation Strategy West Riverside and Woodbank House, Balloch 1 Introduction 1.1 Background 1.1.1 Peter Brett Associates (PBA) have prepared this Pre-Application Consultation Strategy Report on behalf of Flamingo Land Resorts Ltd (Flamingo Land) and Scottish Enterprise (SE) to inform the consultation strategy for the forthcoming planning application at West Riverside and Woodbank House, Balloch (‘the proposed site’). The application will be a Major development for Planning Permission in Principle (PPiP) to create a destination for high quality tourism and leisure-based development. 1.1.2 Major developments as defined in the ‘Hierarchy of Development Regulations’ require the developer to carry out an official Pre-Application Consultation (PAC) with communities and stakeholders. Where a PAC is required, the developer must submit a Proposal of Application Notice (PAN) to the relevant planning authority (i.e. Loch Lomond & the Trossachs National Park Authority (LLTNPA)) at least 12 weeks before the submission of an application for planning permission. 1.1.3 A Proposal of Application Notice (PAN) must include: a description of the development; a location plan; contact details, and details of the proposed consultation. This Report includes the PAN for Flamingo Land’s proposed development at the proposed site. See Appendix A. The PAN red line is included in Appendix B. 1.1.4 The description of the development and the location plan are detailed in the Pre-Application Review Report submitted to LLTNPA on the 31st January 2017 for comment. The PAR Report was acknowledged by LLTNPA on the 2nd February. LLTNPA’s formal response to the questions raised in the PAR Report, including advice on the consultation strategy for the PPiP planning application, was received on the 17th February 2017. 1.1.5 This Report outlines the proposed consultation strategy that exceeds the statutory minimum requirements for a major development (i.e. one public event) as recommended by LLTNPA in their response to the PAR. The additional consultation is proposed having regard to the nature, extent and location of the proposed development, and to the likely effects, both at and in the vicinity of that location, of it being carried out. The proposed additional consultation requirements, are considered proportionate, specific and reasonable in the circumstances. The various consultation techniques proposed are informed by the consultation undertaken in support of the LIVE Balloch Charrette during the summer 2016. 1.2 Best Practice for Community Consultation Minimum consultation activity 1.2.1 The minimum consultation activity requires: Consultation with community councils – the applicant must consult every community council any part of whose area is within or adjoins the land where the proposed development is situated. This includes community councils in a neighbouring authority. In the case of Flamingo Land’s proposed development ‘Balloch and Haldane Community Council’ is the relevant community council. J:\35854 West Riverside Dev Loch 1 Lomond\Reports\Planning\PAN\Final issued to LLTNPA \West Riverside & Woodbank House PAN Final 06102017.docx Pre-Application Consultation Strategy West Riverside and Woodbank House, Balloch One public event – there must be at least one public event for members of the public where they can make comments to the prospective applicant on their proposals. This ‘public event’ must be advertised at least 7 days in advance in a newspaper circulating in the locality of the proposed development. In the case of Flamingo Land’s proposed development, ‘The Daily Record (Balloch)’ and ‘The Dumbarton and Vale of Leven Reporter’ are the two relevant local newspapers. Best practice 1.2.2 The Planning etc. (Scotland) Act 2006 outlines the framework for modernising the planning system in order to make it more inclusive and efficient. Circular 3/2013: Development Management Procedures promotes early and open negotiations between prospective applicants, planning authorities and other parties, such as statutory consultees, in advance of the formal application for national and major developments, and local developments where warranted. It also sets out the requirements for statutory pre-application consultation (PAC) with communities for national and major developments, including setting out good practice in relation to PAC. Further advice on planning community engagement activity can be found in Planning Advice Note 3/2010: Community Engagement. 1.2.3 The objective of PAC is for communities to be better informed about major and national development proposals and to have an opportunity to contribute their views before a formal planning application is submitted to the planning authority. This helps to: improve the quality of planning applications; mitigate negative impacts where possible; address misunderstandings; and to air and to address where practicable any community issues. Any adjustments made as a result of PAC should improve the proposals and assist the efficient consideration of applications once submitted. PAC does not take away the need for, and right of, individuals and communities to express formal views to the planning authority during the planning application process itself. 1.3 Purpose and Structure of Report 1.3.1 The purpose of this Report is to outline the consultation strategy to inform the PAN in support of the forthcoming Major PPiP planning application to create a destination for high quality tourism and leisure-based development at the proposed site by Flamingo Land. 1.3.2 The consultation details include: who is being consulted (the community councils, other community interest groups and stakeholders); how they will be consulted; and the period for the public event(s). 1.3.3 The structure
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