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Home , Erraid, Fionnphort, Iona, Kintra, Knockan, Treshnish Isles

and Bute Landscape Capacity Study

Mull

Final Report Produced by GILLESPIES on behalf of

December 2009 Landscape Capacity Study Map Key

Areas with potential to accommodate development, subject to criteria, without damaging the landscape character of the area

Areas where development is generally unacceptable and would have an adverse impact upon the landscape character of the area

Key viewpoints

All plans at 1:10,000 and orientated north unless stated otherwise.

GILLESPIES December 2009 6 Argyll and Bute Site Reference Map - Mull Landscape Capacity Study

Rural Opportunity Area Assessments, Mull Sites 1-16

7 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Mull 10

GILLESPIES December 2009 28 Argyll and Bute Mull 10 Landscape Capacity Study

29 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Mull 10 SITE ML10 Areas with potential to accommodate development (Orange Areas) Site Description This ROA has a number of opportunities for development. The plan This large site, which takes in the settled areas of and LGHQWLÀHVWKRVHDUHDVWKDWFRXOGDFFRPPRGDWHGHYHORSPHQWPRVWUHDGLO\ extending almost to Bunessen, to the south, is located in an area of with the least visual and physical implications. In these Orange Areas, Panoramic Quality and extends across both the SNH High Stepped Basalt clustering rather than random distribution throughout the site should be LCT and the Basalt Lowlands LCT. considered.

This is a reasonably, intensely settled area of Mull, with properties In addition, the following should be taken into consideration: dispersed through the landscape or grouped in loose clusters. ‡ XWLOLVHODQGIRUPDQGDQ\DYDLODEOHYHJHWDWLRQWRVHWGHYHORSPHQW Consequently, the landscape is a rich mix of the natural, boggy and rough into the landscape and provide shelter; moorland, managed grazing and private garden plots. ‡ DYRLGH[FHVVLYHHDUWKZRUNVDQGWKHFUHDWLRQRIFRQVWUXFWLRQ platforms; The landform, in the main, is gently undulating, between 20m and 60m ‡ DYRLGREVFXULQJNH\YLHZV AOD, with numerous rocky outcrops of varying height and size, ‡ ZKHUHDSSOLFDEOHWDNHRSSRUWXQLWLHVWRUHVWRUHUHQRYDWHRUFRQYHUW back-dropped to the south by the steep slopes of Beinn Lighe. There is derelict buildings. very little tree cover over most of the site, the properties sitting out in the open, and exposed moorland, with only a few, small, dispersed groups Areas not recommended for development RIWUHHV,QFRQWUDVWWKHVRXWKZHVWSDUWRIWKHVLWHLVDGHÀQHGE\ (Red Areas) coniferous plantation – a monotone of dark green, contrasting sharply ‡ DYRLGWKHFRQLIHURXVSODQWDWLRQDUHDVDVJHQHUDOO\WKH\DUHQRW with the variety of colours within the rest of the site. A great number of considered as suitable as they are on higher, more exposed streams and small water courses dissect the site and drain either to the ground and more remote from existing settled areas. Extending sea or to Loch Assapol, just to the south of the site. development into currently unsettled areas would not be considered appropriate; The open nature of the site affords numerous and panoramic views to ‡ KLJKULVNRILQWUXGLQJRQNH\YLHZV HLWKHUORRNLQJLQWRWKHVLWHIURP the coast, across to the and the surrounding mountains, the wider area or views within / across the site); including Ardmeanach. ‡ KLJKHVWJURXQGDYRLGHGWRPLQLPLVHYLVXDOLPSDFWVRIGHYHORSPHQW over the wider area; The intensity of settlement, here, is in sharp contrast to the east, where ‡ VHSDUDWLRQEHWZHHQLGHQWLÀHGRUDQJHDUHDVWRDYRLGSK\VLFDODQG the approach along the coastal A849 is through a large part of Mull that is visual coalescene; only lightly and intermittently settled. ‡ GHYHORSPHQWEHWZHHQDFFHVVURDGVWUDFNVDQGWKHFRDVWDYRLGHG to reduce visual and physical impacts on the coastline both locally Scenic Quality and looking back towards this area; High ‡ VWHHSDQGRUURFN\DUHDVQRWUHFRPPHQGHGDVH[FHVVLYH earthworks and construction platforms would be required. Sensitivity to Change Medium

Capacity to Accommodate Development Good

(when considering locations for development, with adjacent ROA’s to the east, it would be preferable to consider more development here rather than extend development into areas that are perceived as being more wild, remote and unsettled)

GILLESPIES December 2009 30 Argyll and Bute Mull 10 Landscape Capacity Study

ML10- Looking northwest over Knockan - Treshnish Isles in the distance

ML10- Panorama over Knockdon - Treshnish Isles in the distance

ML10- Looking west from Knockan over ML10- Looking southeast along road to Loch Assapol 0//RRNLQJQRUWKHDVWDORQJ$

31 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Mull 11A, 11B SITE ML11A

Site Description 7KLVVLWHLVORFDWHGLQDQDUHDRI3DQRUDPLF4XDOLW\DQGZLWKLQWKH61+ Boulder Moors LCT. It is located on the south coast of the overlooking Ardalanish Bay and Port , accessed via a narrow, VLQJOHWUDFNURDGRIIWKH$

Due to the distance from and the local landform visually separating much of the area, this part of Mull has a more remote feel and a sense of having left settled areas behind.

The site is generally rough, undulating, boulder-strewn moorland and the elevated position above the bays offers a sequence of panoramic views out to sea between 10m and 60m AOD.

2WKHUWKDQ$UGDODQLVK)DUPDQG$UGDFK\+RWHOWKHRQO\RWKHU structures within the landscape are small-scale sheep pens and other small farm outbuildings.

Scenic Quality +LJK

Sensitivity to Change +LJK

Capacity to Accommodate Development Limited

Areas with potential to accommodate development (Orange Areas) ‡ RUDGGLWLRQDOLQGLYLGXDOGZHOOLQJVFRXOGEHGHYHORSHGEXWWKHVH would need to be closely sited adjacent to existing development to avoid development spread; ‡ 8WLOLVHGLSVDQGKROORZVZLWKLQWKHODQGIRUPWR¶DQFKRU· development into the landscape and avoid/reduce views back from other distant locations.

Areas not recommended for development (Red Areas) ‡ $UHDLVFRQVLGHUHGWREHQHÀWIURPWKHVHQVHRIEHLQJUHPRWHDQG new development would be a detriment to the landscape character; ‡ 2QWKHKLJKHUPRUHRSHQPRRUODQGDUHDVGHYHORSPHQWZRXOGEH visible from principal roads, detracting from the remote character of the area; ‡ 'HYHORSPHQWZRXOGGHWUDFWIURPWKHSULQFLSDOO\XQVHWWOHGFRDVWDO and baay location.

GILLESPIES December 2009 32 Argyll and Bute Mull 11A, 11B Landscape Capacity Study

ML11- Looking northwest over central part of the site

0/$9LHZVRXWKHDVWIURP$UGDFK\+RWHO ML11A- Looking east to Torr Mor

33 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Mull 11A, 11B SITE ML11B

Site Description 7KLVVLWHLVORFDWHGLQDQDUHDRI3DQRUDPLF4XDOLW\DQGZLWKLQWKH61+ %RXOGHU0RRUV/&7+RZHYHUWKHORFDOODQGIRUPDQGQHDUE\FRQLIHURXV plantations generally precludes views of the coast and distant views are limited. A framed and dramatic view over Loch na Lathaich is only DIIRUGHGZKHQKHDGLQJVRXWKRQWKH$DIWHUWKHMXQFWLRQWR8LVNHQ

The site is dissected by a number of roads, leading to Bunessan, Uisken DQG)LRQQSKRUWDQGDFOXVWHURISURSHUWLHVDUHGHYHORSLQJDURXQGWKH SULQFLSDOMXQFWLRQRQWKH$$FDLUQDQGFHPHWHU\DUHDOVRORFDWHG within the vicinity.

Despite the area being self contained and separate from nearby Bunessan, the wider moorland landscape character offers of sense of wilderness and any new development should be closely linked to H[LVWLQJDQGLQSDUWLFXODUFOXVWHUHGDURXQGWKH$MXQFWLRQ Development should not be permitted to extend into the open moorland.

Scenic Quality *RRG

Sensitivity to Change Medium

Capacity to Accommodate Development Limited

Areas with potential to accommodate development (Orange Areas) ‡ &OXVWHUGHYHORSPHQWDURXQGWKH$²FUHDWHD¶WLJKW·VPDOO community in this location; ‡ $QROGFRWWDJHRQWKHWUDFNRXWWR8LVNHQ&RQVLGHUFRXOGEH renovated; ‡ $QDGGLWLRQDORUSURSHUWLHVFRXOGEHORFDWHGLQFRQMXQFWLRQZLWK the properties at Na Croitean; ‡ $YRLGDIIHFWLQJWKHVHWWLQJRIWKHFDLUQ

Areas not recommended for development (Red Areas) ‡ $YRLGDVFDWWHULQJRIVSRUDGLFGHYHORSPHQWDZDD\IURPWKHURDGVWR maintain the open, moorland character; ‡ ([WHQGLQJGHYHORSPHQWLQWRWKHPRRUODQGDUHDVZRXOGDOVR introduce tracks, lighting and other infrastructure into an area of open landscape which has few if any features to ‘anchor’ developement into the landscape; ‡ 5RFN\ODQGIRUPDQGFRQLIHURXVSODQWDWLRQZRRGODQGDUHDV WRWKH east of the road to Uisken would be inappropriate for development, being higher and more exposed areas. GILLESPIES December 2009 34 Argyll and Bute Mull 11A, 11B Landscape Capacity Study

ML11B- Looking northwest from Na Croitean 0/%1HZGHYHORSPHQWDW$-XQFWLRQ

ML11B- Looking northeast from Na Croitean 0/%/RRNLQJHDVWH[LVWLQJGHYHORSPHQWDW$MXQFWLRQ1D Croitean in the distance

35 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Mull 12

GILLESPIES December 2009 36 Argyll and Bute Mull 12 Landscape Capacity Study SITE ML12

Site Description 7KLVVLWHLVORFDWHGLQDQDUHDRI3DQRUDPLF4XDOLW\DQGZLWKLQWKH61+ Boulder Moors LCT.

7KHVLWHVWUDGGOHVWKH$DQGHQMR\VH[SDQVLYHYLHZVRYHU/RFKQD Lathaich and Loch Caol. To the south of the road the character is one of boggy, rough moorland, rough grasses, bracken and small groups of scrub birch, back dropped by craggy, undulating moorland which contrast VKDUSO\ZLWKWKHEULJKWHUJUHHQVRIWKHJUD]LQJDUHDVIRUVKHHS*HQHUDOO\ the site is open and exposed.

The views are spectacular, but the area is marred by the large and out of scale property, including sceptic tanks at the high point of the site and the sprawling farm buildings at Tiraghoil. Other than these buildings the area is generally one of an unsettled character as other properties in the vicinity are more discreetly sited amongst the landform and tree groups.

Scenic Quality Medium

Sensitivity to Change ML12- Looking east, Loch Caol on the left and Torr na h-Annaid on the right Medium

Capacity to Accommodate Development Limited

Areas with potential to accommodate development (Orange Areas) ‡ 'HYHORSPHQWVKRXOGFRQWLQXHRQWKHVRXWKVLGHRIWKHURDGDVWKLV follows the principle pattern of settlement in the area; ‡ 7KHUHLVDQRSSRUWXQLW\WRLQFOXGHQHZGHYHORSPHQW SURSHUW\  in the vicinity of Bendoran Cottage as this area is tucked out of YLHZIURPWKH$DQGDQ\QHZGHYHORSPHQW DVZLWKWKHH[LVWLQJ  would not be a visual intrusion within this part of the landscape.

Areas not recommended for development (Red Areas) ‡ 'HYHORSPHQWRQWKHQRUWKVLGHRIWKHURDGZRXOGDIIHFWWKH panoramic views and on the approach from the east would visually coalesce with the properties at the head of Loch Caol; ‡ 7KHUHLVOLWWOHYHJHWDWLRQZLWKZKLFKWRXWLOLVHWR¶DQFKRU· ML12- Looking west, Tiraghoil on left development into the landscape.

37 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Mull 13A, 13B, 13C

GILLESPIES December 2009 38 Argyll and Bute Mull 13A, 13B, 13C Landscape Capacity Study SITE ML13A SITE ML13B SITE ML13C

Site Description Site Description Site Description This site is located in an area of Panoramic Quality and within the SNH This site is located in an area of Panoramic Quality and within the SNH This site is located in an area of Panoramic Quality and within the SNH Boulder Moors LCT and in the main, this long, linear site is located to the Boulder Moors LCT. Boulder Moors LCT. north of the A849, with a small part to the south side of the road around the junction to the properties at Pottie. 7KLVVPDOOVLWHLVVLWXDWHGMXVWWRWKHQRUWKRI52$DDQGVWUDGGOHVWKH 7KLVVPDOOVLWHLVVLWXDWHGMXVWWRWKHQRUWKRI52$EDQGVWUDGGOHVWKH VLQJOHWUDFNDFFHVVURDGWR.LQWUD VLQJOHWUDFNDFFHVVURDGWR.LQWUDZLWKWKHZHVWRIWKHVLWHDQGWKH 7KHDUHDLVUHODWLYHO\ÁDWEHWZHHQPDQGP$2'DOWKRXJKURFN\ SURSHUWLHVORFDWHGDWWKHWLJKWEHQGLQWKHWUDFNHQMR\LQJH[SDQVLYHYLHZV RXWFURSVDQGKLOORFNVGRRFFXULQWKHZLGHUDUHD7KHDUHDLVDPL[RI 7KHDUHDLVUHODWLYHO\ÁDWRSHQDQGH[SRVHGDURXQGP$2'DOWKRXJK over the intricately, indented shoreline to the southern end of . ERJJ\URXJKPRRUODQGFRQWUDVWLQJZLWKEULJKWHUJUHHQJUD]HGDUHDV URFN\RXWFURSVDQGKLOORFNVGRRFFXULQWKHZLGHUDUHDSDUWLFXODUO\WR DQGDQXPEHURIVPDOOZDWHUFRXUVHVGLVVHFWWKHVLWH9LHZVDUHOLPLWHG WKHZHVWRIWKHVLWH7KHUHLVDPL[RIERJJ\URXJKPRRUODQG 7KHVLWHLVJHQHUDOO\RSHQWRWKHVRXWKDQGZHVWZLWKYLHZVEDFNWR52$ to along the road corridor with only distant glimpsed views of Loch na FRQWUDVWLQJZLWKEULJKWHUJUHHQJUD]HGDUHDVDQGDQXPEHURIVPDOO EDQGFDQG'UDPEXLH)DUPVLWVZLWKLQDODQGVFDSHRIERJJ\URXJK Lathaich and over Loch Poit na h-l. watercourses dissect the site. PRRUODQGPL[HGZLWKEULJKWHUJUHHQJUD]HGDUHDV+RZHYHUWKHFUDJJ\ landform encloses the site to the east and north, providing a visual and $QXPEHURISURSHUWLHVLQFOXGLQJUHFHQWO\EXLOWGZHOOLQJVDUHGLVSHUVHG $VPDOOFOXVWHURISURSHUWLHVLVORFDWHGDW&UHDJD·&KDLWEXWWKH SK\VLFDOVHSDUDWLRQIURPWKHQHDUE\VHWWOHPHQWRI.LQWUD across the site and overall the wider area has a distinctly settled feel, JHQHUDOIHHOLVRQHRIDOLJKWO\VHWWOHGDUHD2QWKHDSSURDFKIURPWKH SDUWLFXODUO\DVWKHVHWWOHPHQWRI)LRQQSKRUWERUGHUVWKHIDUZHVWSDUWRI VRXWKWKHUHDUHQRYLHZVWRWKHFRDVWEXWRQOHDYLQJWKH52$YLHZVRYHU Scenic Quality the site. the intricately indented shoreline to the sea are afforded. Medium

Scenic Quality Scenic Quality Sensitivity to Change Medium Medium Medium Sensitivity to Change Sensitivity to Change Capacity to Accommodate Development Medium Medium Good Capacity to Accommodate Development Limited to good Capacity to Accommodate Development Areas with potential to accommodate development Limited (Orange Areas) Areas with potential to accommodate development ‡ 1HZGHYHORSPHQWFRXOGEHDFFRPPRGDWHGZLWKLQWKHFHQWUDOSDUW (Orange Areas) Areas with potential to accommodate development RIWKHVLWHWRWKHVRXWKDQGHDVWRIWKHURDG7KLVFRXOGHLWKHUEH ‡ :KLOVWGHYHORSPHQWLVSRVVLEOHLWVKRXOGEHUHVWULFWHGWRWKHHDVWRI (Orange Areas) RUVPDOOHUGZHOOLQJVLPPHGLDWHO\WRWKHVRXWKRIWKHURDGRU Aridhglas to avoid visual coalescence with ; ‡ 1HZGHYHORSPHQWVKRXOGEHFRQÀQHGWRJURXSLQJDURXQGWKH ODUJHUSURSHUW\(LWKHUDUUDQJHPHQWZRXOGEHDFFHSWDEOH EXW ‡ 'HYHORSPHQWFRXOGEHVHWRXWLQWKHRSHQWRWKHHDVWRI$ULGKJODV  H[LVWLQJSURSHUWLHVDW&UHDJD·&KDLWWRDYRLGXQQHFHVVDU\VSUHDG QRWERWKDVWKLVZRXOGFRQVWLWXWHRYHUGHYHORSPHQW WKHVPDOOHU IROORZLQJH[LVLQJGHYHORSPHQWSDWWHUQVEXWVN\OLQLQJVKRXOGEH LQWRWKHODQGVFDSHDQGWKHULVNRIYLVXDOFRDOHVFHQFHZLWK GZHOOLQJVZRXOGUHODWHWRWKHH[LVWLQJVPDOOSURSHUWLHVWRWKHVRXWK DYRLGHGDQGWKHVFDOHRIWKHGHYHORSPHQWVKRXOGEHDSSURSULDWHWR  GHYHORSPHQWRFFXUULQJLQ52$·V$DQG& RIWKHURDGDQGDODUJHUSURSHUW\ZRXOGEHFRQVLVWHQWZLWKWKH the more open character of the area; ‡ 9LHZVRXWWRWKHFRDVWVKRXOGQRWEHREVFXUHG larger farmsteadings, in the area; ‡ &RQVLGHUDFOXVWHUDWWKHMXQFWLRQZLWKWKH$DQGWKHWUDFNWR ‡ 9LHZVRXWWRWKHFRDVWVKRXOGQRWEHREVFXUHG Pottie; Areas not recommended for development ‡ RUGZHOOLQJVFRXOGEHFRQVLGHUHGZLWKLQWKHYLFLQLW\RI&QRF (Red Areas) Areas not recommended for development Moine na Cuaiche as the landform would provide a setting. ‡ 7KHFUDJJ\XQGXODWLQJJURXQGLQWKHZHVWVKRXOGEHDYRLGHG² (Red Areas) currently there is no access to this area and development in ‡ $QDUHDRIWKHVLWHWRWKHVRXWKVKRXOGQRWEHLQFOXGHGIRU Areas not recommended for development WKHVHDUHDVZRXOGOLNHO\EHWRRSURPLQHQWDQGLQYROYHH[FHVVLYH development to avoid physical coalescence with any development (Red Areas) HDUWKZRUNVWRFUHDWHGHYHORSPHQWSORWV RFFXUULQJLQ52$E ‡ )XUWKHUGHYHORSPHQWVKRXOGEHH[FOXGHGIURPWKHIDUZHVWHQGRI ‡7KHVPDOODUHDWRWKHVRXWKHDVWRI&UHDJD·&KDLWVKRXOGUHPDLQ ‡ 7KHUHGDUHDVWRWKHQRUWKDQGZHVWVKRXOGQRWEHGHYHORSHGWR WKHVLWHWRDYRLGYLVXDODQGSRVVLEO\SK\VLFDOFRDOHVFHQFHZLWK undeveloped to avoid potential visual coalescence with the potential avoid spoiling the coastal views;  )LRQQSKRUW²WKHUHLVDOUHDG\DVLJQLÀFDQWDPRXQWRIGHYHORSPHQWLQ DUHDRIGHYHORSPHQWWRWKHQRUWKRI52$0/$ ‡ 7KHUHGDUHDWRWKHQRUWKVKRXOGQRWEHGHYHORSHGWRDYRLGYLVXDO this western part of the site; FRDOHVFHQFHZLWKWKHQHDUE\VHWWOHPHQWRI.LQWUDWRWKHQRUWK ‡ $YRLGIXUWKHUGHYHORSPHQWEHWZHHQWKHMXQFWLRQWR3RWWLHDQG/RFK Poit na h-l to maintain views of the loch from the road; ‡ $GGLWLRQDOGHYHORSPHQWDURXQG$UGIHQDLJ)DUPLVQRW recommended to avoid the spread of development along the A849 into the less settled areas. 39 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Mull 13A, 13B, 13C

0/$/RRNLQJHDVWWRZDUGV$UGIHQDLJ)DUP ML13A- Looking west from east end of ROA ML13A- Looking west, glimpses of Loch Poit na h-l

ML13B- Looking toward Creag Chait from turning to Maolbuidhe 0/%9LHZHDVW0/%RQULJKW,RQDLQEDFNJURXQG

GILLESPIES December 2009 40 Argyll and Bute Mull 13A, 13B, 13C Landscape Capacity Study

$%29(0/&/RRNLQJVRXWK0/$LQEDFNJURXQGDQG&UHDJ&KDLW 0/% RQULJKW   %(/2:0/&/RRNLQJQRUWK

41 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Mull 14A, 14B, 14C

Scale 1:10,000 at A3 *LOOHVSLHV2UGQDQFH6XUYH\/LFHQFH1XPEHU Reproduced from the 1:25,000 scale map ZLWKWKHSHUPLVVLRQRI+HU0DMHVW\·V6WDWLRQDU\2IÀFH

GILLESPIES December 2009 42 Argyll and Bute Mull 14A, 14B, 14C Landscape Capacity Study SITE ML14A SITE ML14B

Site Description Site Description This site is located in an area of Panoramic Quality and within the SNH This site is located in an area of Panoramic Quality and within the SNH Boulder Moors LCT, to the south of the A849 amongst a landscape of Boulder Moors LCT, to the south of the A849 amongst an undulating rough, boulder strewn moorland and few colours, accessed via a narrow, landscape of rough, boulder strewn moorland and few colours, accessed rough farm track leading to Pottie farm. via a narrow, single track road that affords dramatic views to Iona, and Erraid Sound. The area in general is open and has a wilder, more remote feel, with the lumpy, undulating, landform providing a character quite different from the The landform provides a visual separator from nearby Fionnphort and rest of the island and is consequently less accommodating as generally has an open wilder, more remote feel, with the lumpy, development would be in sharp contrast to this particular organic undulating, landform providing a character quite different from the rest of landform. the island. A few farm buildings and small houses are scattered alongside the access road and the associated managed areas of land provide distinct The site itself, to the west of the site includes scrubby, birch woodland colour contrasts to the simple browns of the moorland and bleached ZKLFKSURYLGHVDEDFNGURSWRWKHPDQDJHGÀHOGVXVHGIRUJUD]LQJVKHHS whites of the rocks. allowing glimpsed and framed views of Erraid. To the east the landscape opens out into a sharp contrast to the wilder, more bleak and unmanaged Whilst this area is set back and generally out of view from the A849, the boggy moorlands. remote character should be preserved and any new development should QRWH[WHQGLQWRWKH¶ZLOGHU·ODQGVFDSHGDUHDV1HZGHYHORSPHQWVKRXOG Scenic Quality SUHIHUDEO\EHFOXVWHUHGDQGDVVRFLDWHGZLWKH[LVWLQJGHYHORSPHQWDQG Medium FRQWDLQHGZLWKLQDUHDVDOUHDG\PRGLÀHGE\PDQ·VLQWHUYHQWLRQ

Sensitivity to Change Scenic Quality Medium High

Capacity to Accommodate Development Sensitivity to Change Limited High

Areas with potential to accommodate development Capacity to Accommodate Development (Orange Areas) Limited ‡ $SSUR[LPDWHO\DGGLWLRQDOGZHOOLQJVFRXOGEHDFFRPPRGDWHG within the local dips within the landform; Areas with potential to accommodate development ‡ 8WLOLVHODQGIRUPDQGWUHHJURXSVWR¶DQFKRU·GHYHORSPHQWLQWRWKH (Orange Areas) landscape and avoid/reduce views back from other distant locations. ‡ RUDGGLWLRQDOLQGLYLGXDOVPDOOVFDOHGZHOOLQJVZLWKLQORFDOGLSV ZLWKLQWKHODQGIRUPDW7RED%KUHDFDDQG&XOD%KDLOH Areas not recommended for development ‡ WRGZHOOLQJVDW)LGGHQDORQJWKHURDGHGJHWRFUHDWHDVPDOO (Red Areas) linear settlement could be considered; ‡ 'HYHORSPHQWZRXOGEHSHUFHLYHGDVH[WHQGLQJLQWRDUHDVRIZLOGHU ‡ 8WLOLVHODQGIRUPWR¶DQFKRU·GHYHORSPHQWLQWRWKHODQGVFDSHDQG landscape which would be seen over long distances; avoid/reduce views back from other distant locations; ‡ 'HYHORSPHQWZRXOGOLNHO\EORFNRUREVFXUHDWWUDFWLYHYLHZVWR ‡ 'HYHORSPHQWVKRXOGEHNHSWWRVPDOOJURXSVRUFOXVWHUVSUHIHUDEO\ Erraid; DVVRFLDWHGZLWKH[LVWLQJSURSHUWLHV ‡ 'HYHORSPHQWRQKLJKHUSURPLQHQWDUHDVZRXOGEHH[SRVHGYLVXDOO\ and physically. Areas not recommended for development (Red Areas) ‡ 'HYHORSPHQWZRXOGEHSHUFHLYHGDVH[WHQGLQJLQWRDUHDVRIZLOGHU landscape which would be seen over long distances; ‡ 'HYHORSPHQWZRXOGOLNHO\EORFNRUREVFXUHDWWUDFWLYHYLHZVWR,RQD Erraid and Erraid Sound; ‡ 'HYHORSPHQWRQKLJKHUSURPLQHQWDUHDVZRXOGEHH[SRVHGYLVXDOO\ and physically. 43 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Mull 14A, 14B, 14C SITE ML14C

Site Description 7KLVVLWHLVORFDWHGLQDQDUHDRI3DQRUDPLF4XDOLW\DQGZLWKLQWKH61+ %RXOGHU0RRUV/&7ORFDWHGWRWKHVRXWKRIWKH$DPRQJVWDQ undulating landscape of rough, boulder strewn moorland and few colours, accessed via a narrow, single track road that affords dramatic views to Iona, Erraid and Erraid Sound.

7KHODQGIRUPSURYLGHVDYLVXDOVHSDUDWRUIURPQHDUE\)LRQQSKRUWDQG generally has an open wilder, more remote feel, with the lumpy, undulating, landform providing a character quite different from the rest of the island.

7KHPDLQWUDFNWHUPLQDWHVDW.QRFNYRORJDQ)DUPZKLFKLVWXFNHGLQWR the rocky landscape. A few other small properties are inserted into the landscape, amongst the rocky landform, adjacent to the access track.

:KLOVWWKLVDUHDLVVHWEDFNDQGRXWRIYLHZIURPWKH$WKHUHPRWH character should be preserved and any new development should not ML14C- Looking west to Erraid and Iona extend into the ‘wilder’ landscaped areas. New development should preferably be clustered and associated with existing and contained within DUHDVDOUHDG\PRGLÀHGE\PDQ·VLQWHUYHQWLRQ

Scenic Quality +LJK

Sensitivity to Change +LJK

Capacity to Accommodate Development Limited

Areas with potential to accommodate development (Orange Areas) ‡ 8WLOLVHODQGIRUPWR¶DQFKRU·GHYHORSPHQWLQWRWKHODQGVFDSHDQG avoid/reduce views back from other distant locations; ‡ 'HYHORSPHQWVKRXOGEHNHSWWRVPDOOJURXSVRUFOXVWHUVSUHIHUDEO\ associated with existing properties.

Areas not recommended for development (Red Areas) ML14C- Looking south to Knockvologan ‡ 'HYHORSPHQWZRXOGEHSHUFHLYHGDVH[WHQGLQJLQWRDUHDVRIZLOGHU landscape which would be seen over long distances; ‡ 'HYHORSPHQWZRXOGOLNHO\EORFNRUREVFXUHDWWUDFWLYHYLHZVWR Erraid and Erraid Sound; ‡ 'HYHORSPHQWRQKLJKHUSURPLQHQWDUHDVZRXOGEHH[SRVHGYLVXDOO\ and physically.

GILLESPIES December 2009 44 Argyll and Bute Mull 14A, 14B, 14C Landscape Capacity Study

0/$/RRNLQJVRXWKWRZDUGV3RWWLH)DUPRQOHIWDQG(UUDLGLQPLGGOHGLVWDQFH EH\RQG(UUDLG6RXQG

0/%/RRNLQJQRUWK)LGGHQLQWKHGLVWDQFH RQOHIW &XOD%KDLOHLQIRUHJURXQGDQG7RED%KUHDFDRQWKHULJKW

45 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Mull 15A

GILLESPIES December 2009 46 Argyll and Bute Mull 15A Landscape Capacity Study SITE ML15A

Site Description This site is located in both a National Scenic AreD and an $rea of Panoramic Quality and within the SNH Basalt Lowlands LCT, approximately 0.5km to the south of Salen and extends to Loch Ba and around the head of . The B8035 dissects the northeast part of the site becoming the western boundary at the junction with the B8073, which forms the southern boundary as the site extends around the head of the loch.

The site is a mix of two distinct characters. The northeast part of the site is characterised by undulating moorland, supporting rough grasses, heathers, gorse and groups of scrub birch, interspersed with rocky outcrops. Large areas of coniferous plantation extend up the higher slopes and through the centre of the site, providing the break between the two character areas. Moorland and forestry gives way to farmland DWWKHURDGMXQFWLRQWKHURXJKJURXQGDQGPXWHGFRORXUVEHLQJH[FKDQJHGIRUÁDWEULJKWJUHHQSDUFHOVRI grazing land amongst a framework of mixed woodland groups.

Views, in the main, are limited due to the landform and tree cover, but there are a number of framed views throughout the site both to the coast and to the surrounding mountains. Settlement is primarily associated with the managed areas around the head of Loch na Keal, although Craigmure Cottage is tucked in amongst the trees towards the northern part of the site.

Scenic Quality Medium

Sensitivity to Change Medium

Capacity to Accommodate Development Limited

Areas with potential to accommodate development (Orange Areas) ‡ 8WLOLVHSRFNHWVRIPDQDJHGODQGZKLFKKDYHDIUDPHZRUNRIWUHHVDQGRUODQGIRUPEDFNGURSWRVHW development into the landscape; ‡ 5HWDLQWKHWUHHIUDPHZRUN SDUWLFXODUO\DURXQGWKHKHDGRI/RFKQD.HDOWRHQVXUHDVHWWLQJIRUDQ\ new development; ‡ 'RQRWREVWUXFWRUREVFXUHWKHNH\YLHZV ‡ 'RQRWDIIHFWWKHVHWWLQJRIWKH0DXVROHXPPDQDJHGE\+LVWRULF6FRWODQG ‡ (DFKLGHQWLÀHGRUDQJHDUHDFRXOGDFFRPPRGDWHXSWRDGGLWLRQDOGZHOOLQJV GHSHQGLQJRQVFDOH  but retaining the framework of trees between developed areas would avoid visual coalescence.

Areas not recommended for development (Red Areas) ‡ 'HYHORSPHQWVKRXOGQRWEHHQFRXUDJHGLQWKHQRUWKHUQSDUWRIWKHVLWHWRUHWDLQWKHPRUHUHPRWH and open character of the area and also to ensure a distinct separation between the development at Salen and that around the head of the loch; ‡ 7KHKLJKHUZRRGHGSODQWDWLRQDUHDVDUHQRWUHFRPPHQGHGIRUGHYHORSPHQWDVWKHVHZRXOG potentially result in physical and visual coalescence when felling of the coniferous plantations takes place; ‡ $GGLWLRQDO¶SRFNHWV·RIGHYHORSPHQWRYHUDQGDERYHWKHLGHQWLÀHGRUDQJHDUHDVZRXOGOLNHO\UHVXOW in: over development; developing areas currently with minimal development; and extending other services and infrastructure into the wider landscape. 47 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Mull 15A, 15B

SITE ML15B Scenic Quality retained as this provides a strong road frontage feature and acts as Medium a framework, backdrop and shelter for potential new development Site Description to the north. This small site is located in an area of Panoramic Quality and within the Sensitivity to Change 61+%DVDOW/RZODQGV/&7RQWKHERUGHUZLWKWKH+LJK7RSV/&7 Low

Lying just to the south of the River Ba, the site is hardly visible from the Capacity to Accommodate Development %GXHWRVFUXEZRRGODQGEHWZHHQWKHURDGDQGWKHULYHUDQGD *RRG OLQHRIODUFKDQGÀUWUHHVEHKLQGDGU\VWRQHZDOORQWKHVRXWKDQGHDVW boundaries, extending into a small pocket of coniferous trees at the Areas with potential to accommodate development western end of the site. (Orange Areas) ‡ *RRGDFFHVV 9LHZVRXWIURPWKHVLWHDUHQRUWKZHVWZDUGRYHU/RFKQD.HDO ‡ 1HZGHYHORSPHQWFRXOGEHGLVFUHHWO\LQFRUSRUDWHGZLWKLQWKLVVLWH but should utilise the woodland as a back drop to provide a setting $FFHVVLQWRWKHVLWHLVIURPWKH%RQWKHVRXWKHUQERXQGDU\JLYLQJ and avoid affecting the river valley corridor; access to a large house located in the southeast corner of the site and a ‡ 'RQRWDOORZGHYHORSPHQWWRDIIHFWWKHULYHUYDOOH\FRUULGRU group of agricultural buildings to the west. A small burial ground is situated within the small, coniferous woodland. Areas not recommended for development (Red Areas) ‡ 7KHVHWWLQJRIWKHEXULDOJURXQGVKRXOGQRWEHFRPSURPLVHG ‡ 7KHLQWHJULW\RIWKHZRRGODQGWRWKHVRXWKHUQERXQGDU\VKRXOGEH GILLESPIES December 2009 48 Argyll and Bute Mull 15A, 15B Landscape Capacity Study

0/$/RRNLQJVRXWKZHVWDORQJ%QHDU&UDLJPRUH&RWWDJHWR 0/$9LHZQRUWKZHVWDORQJ%IURPMXQFWLRQZLWK% 0/$9LHZZHVWWRZDUGV&RUUDQ9LHZ Cruach Torr an Lochain

0/%/RRNLQJVRXWKZHVWWRZDUGVVLWHIURP%RYHUWKH5LYHU%D 49 December 2009 GILLESPIES Argyll and Bute Landscape Capacity Study Mull 16

GILLESPIES December 2009 50 Argyll and Bute Mull 16 Landscape Capacity Study SITE ML16

Site Description 7KLVVPDOOVLWHLVORFDWHGLQDQDUHDRI3DQRUDPLF4XDOLW\DQGZLWKLQWKH61++LJK 6WHSSHG%DVDOW/&7,WVWUDGGOHVWKH%ZLWKDVPDOOSDUWWRWKHHDVWRIWKHURDG which includes the farm buildings at Ensay, but the main part of the site is to the west DQGLQFOXGHVWKHVHOIVXIÀFLHQWDQGHFRIULHQGO\VHWWOHPHQWDW7UHVKQLVKDFFHVVHGYLDD rough track from the principal road.

There are few trees on the site, the vegetation being predominantly rough moorland covering the craggy slopes that backdrop Ensay and Treshnish, with some grazing land RQÁDWWHUJURXQGEHWZHHQWKHURDGDQGWKH(QVD\%XUQ+RZHYHUDODUJHPL[HG woodland group is located on the north boundary of the site.

On the approach, from the south, all development in the landscape is obscured by landform and therefore views out to sea are uninterrupted and unspoilt. It is only when approaching the junction, to Treshnish, that the farm properties at Ensay, the Old Schoolhouse and roofs of the Treshnish self catering properties become visible. When approaching from the north, the landform and wooded slopes preclude the views of development, again only visible in the vicinity of the junction.

Scenic Quality +LJK

Sensitivity to Change 0//RRNLQJQRUWKDORQJ% +LJKWR0HGLXP

Capacity to Accommodate Development Limited

Areas with potential to accommodate development (Orange Areas) ‡ 'HYHORSPHQWDW7UHVKQLVKLVYHU\GLVFUHHWO\ORFDWHGZLWKLQWKHODQGVFDSH )XUWKHUGHYHORSPHQWFRXOGEHDFFRPPRGDWHGDOWKRXJKLWZRXOGQHHGWRIROORZ the existing arrangement of using landform and trees to avoid long views to it; ‡ 'HYHORSPHQWDVVRFLDWHGZLWKWKHIDUPEXLOGLQJVDW(QVD\FRXOGEHFRQVLGHUHG although they must not intrude into the views on the approach from the south.

Areas not recommended for development (Red Areas) ‡ 9LHZVIURPWKH%SDUWLFXODUO\ZKHQDSSURDFKLQJIURPWKHVRXWKVKRXOG not be affected as it is important to retain a clear view corridor to maintain the spectacular views that are unhindered by development; ‡ $YRLGVN\OLQLQJ7KH2OG6FKRRO+RXVHLVYHU\SURPLQHQWLQWKHODQGVFDSHDQG additional development adjacent to it should not be considered, to avoid further 0//RRNLQJZHVWWRZDUGV7KH6FKRRO+RXVHDQG7UHVKQLVK 0/9LHZRI7UHVKQLVK&RWWDJHV development being highly visible; ‡ 7KHDUHDLVSHUFHLYHGDVEHLQJRQO\PLQLPDOO\VHWWOHG([LVWLQJVHWWOHPHQWXWLOLVHV ZLWKWKHH[FHSWLRQRI7KH2OG6FKRRO+RXVH ODQGIRUPDQGWUHHJURXSVWR discreetly accommodate it within the landscape. If development were to occur in the red areas it would be highly visible and change the character of the area. 51 December 2009 GILLESPIES