THIS REPORT RELATES COUNCIL TO ITEM ON THE AGENDA

PLANNING PANEL ENVIRONMENTAL SERVICES

10 November 1998 NOT EXEMPT

DETAILED PLANNING APPLICATION FOR THE CONSTRUCTION OF 17 HOLIDAY APARTMENTS AND MANAGERS HOUSE ON GROUND TO THE REAR OF MONTROSE HOUSE, - TLC LIMITED - S/97/0339

1 PURPOSE

At the October Planning Panel a decision on this application was deferred pending a Panel site inspection. At the site inspection it was agreed that the applicants be requested to submit amended building design plans omitting the proposed 2 storey elements and altering the form of the building corners. These plans have been requested by officials. Officials were also requested to re-examine the proposed access requirements in order to reduce the physical impact on the site frontage.

1.1 To determine planning application reference S/97/0339.

2 SUMMARY

2.1 This detailed planning application is for the construction of 17 holiday apartments and a related managers house. The main planning issues are; scale and style of building within the National Scenic Area; the relationship of proposed buildings to Montrose House and its environs; the provision of an appropriate landscape setting; and the standard of access.

3 RECOMMENDATION(S)

3.1 That a decision on this application be deferred pending the submission of revised plans. Amended plans will require re-notification of neighbours and re-consultation following which a revised report will be presented to Panel.

4 CONSIDERATIONS

The Site

4.1 The site principally comprises an artificially elevated rectangular area of land formerly used as a football pitch in association with the previous use of Montrose House to the south, as an outward bound centre. The land falls to the eastern side where car parking is shown on the proposal with this lower -2-

level of land also accommodating a “finger” to the south for the formation of the access off the main Balmaha Road. The buildings to the south comprise Montrose House and a former mangers house, which have now been converted to a total of 5 residential units. Woodland is set to the east and north east with the village public car park adjacent to the north and west boundaries. The western boundary also now faces towards the Balmaha Visitor Centre. The frontage of Montrose House to the public highway is of a traditional form with a retaining random rumble stone wall behind which are set a row of rhododendrons.

The proposal

4.2 The proposal seeks detailed planning permission for a building of a height no greater than 1.5 storeys, elongated in form, which would house 17 holiday apartments plus a managers house. The site presently enjoys outline planning permission for the construction of 12 chalets granted in April 1996 subject to a section 50 agreement to ensure the chalets were occupied for holiday and tourism purposes only.

Planning Considerations

4.3 Although the site is generally well contained on its south and west boundaries by a mix of coniferous and poplar trees, it is located within the heart of the National Scenic Area and views of the site can be enjoyed from the nearby Conic Hill. Accordingly, the design and of the built form requires to be of the highest standards, reflecting new buildings in Balmaha, namely the visitor centre and the new restaurant diagonally across the road from the public car park. In this instance the applicants have already been advised that the use of natural slate would be a prerequisite for the roofing of the structure and that the walls would require to be finished in traditional harling with window styles sympathetic to the surrounding area. The massing of the building has been considerably reduced since the initial submission which proposed a two storey structure with three storey sections. The holiday apartment numbers have been reduced by three with the scale of the entire structure now reduced to single storey with dormers and veluxes in the roof space with limited gable presentation of two full storeys. As a consequence of this reduction in scale from the initial submission the building has also been moved further north on site away from the nearest residential properties to the south. Indeed the southern most corner of the proposed building is now in excess of 45 metres from the nearest building (Conic View), set within the environs of Montrose House. Subject to specific conditions regarding the use of materials, it is considered the scale of the building as now proposed is generally acceptable.

4.4 Landscaping on such a sensitive site is a key issue, particularly when the proposal envisages the removal of the mature poplar treebelt. Again, provided that appropriate replacement screening is incorporated there should be no issues relative to the setting of the building. A 5 metre planted shrub/hedge boundary is to be established between the western boundary of the site and the adjacent car park with suitable reinforcement of the key boundary to the south towards Montrose House, again through additional planting. The applicants have proposed native species for both boundaries.

4.5 One of the key issues raised by the Residents Association in nearby Montrose House is the issue of access. It has been established that while a suitable access can be achieved, there is an issue as to whether the required visibility splays can be achieved on land within the applicants control. These splays were a planning condition attached to the outline planning permission for 12 -3-

chalets. The applicants have responded to this issue by preparing two plans, one seeking to upgrade the existing access (with restricted visibility to the east), the second new access, involving more substantial engineering works on the frontage of Montrose House (which would permit visibility to the east to be achieved). The applicants have stated they have legal right to form the required visibility splay to the west. This has been challenged by the residents of Montrose House.

4.6 Of the two plans, it is considered the plan proposing the upgrading of the existing access has less of an impact on the grounds of Montrose House which are well established. Changes to these grounds would have a material impact on the character of Montrose House itself in view of the nature of engineering works required. However, the upgrading of the existing access would leave a shortfall in visibility to the east.

4.7 Therefore the new western access is the best option to meet the terms of the condition previously imposed although the impact will be greater. On this bases therefore, it is recommended that support be given to this submission subject to amendments of the existing Section 50 (75) Agreement to ensure that the holiday apartments are genuinely used for holiday accommodation.

5 POLICY IMPLICATIONS

5.1 No policy implications envisaged.

6 CONSULTATIONS

6.1 Buchanan Community Council - the Community Council highlight the concerns expressed by residents from Montrose House who felt the extent of the proposal will create increased traffic and disruption of their amenity. A suggestion that some units be identified for local needs housing was also made. Further key issues highlighted were that natural finishes should be used on the exterior of the building, that a reduction to 12 units in total would be more appropriate, that the required visibility splays at the entrance may not be achievable; the Community Council also highlighted that local businesses support the application since it was felt the project would extend the tourist season to their benefit.

6.2 Park Authority - while welcoming the reduction of 20 units to 17 units the Park Authority are still concerned that the detailing of the scheme is too urban in character both in terms of the building design and the landscaping proposal.

6.3 Friends of Loch Lomond - the Friends are of the opinion the building would be out of keeping with the existing pattern of development and that the building would be injurious to the view from Conic Hill enjoyed by visitors.

6.4 Scottish Environmental Protection Agency - no objections

6.5 East of Water - No objections provided that the building complex is not occupied until the new sewage treatment plant is operational - this plant is now complete. -4-

6.6 Objections - Eight letters of objections have been received to the application relative to the increase in scale of the development from that which already enjoys planning permission; access and potential traffic congestion; impact of access proposals on Montrose House; inadequate visibility splays; and the imbalance of holiday population to existing residents. In addition correspondence has been entered into over a considerable period of time with the Montrose House Residents Association who, notwithstanding their concerns about the principal of the development have indicated various issues which they would wish to be taken on board were planning permission to be granted. These relate to such matters as phasing, location of footpaths, closure of an existing track, fencing and additional tree planting. These comments are entirely appropriate and would be taken on board in conditions to be attached to the eventual decision. Three letters of support have also been received on grounds that this proposal would increase the high quality accommodation on the east side of Loch Lomond. A recurring theme in the objections has been that the site might be better used for low cost housing. However, the Local Plan does not allow for such provision within Balmaha, the nearest low cost housing being in Drymen. In view that the scale, massing and numbers of units have all been reduced since the initial submission of this application, that the site already has permission for a chalet development in a tourist village, it is considered that the submission merits support. It is therefore recommended the application be approved subject to the modifications to the existing legal agreement.

7 RESOURCE IMPLICATIONS

7.1 None

8 BACKGROUND PAPERS

8.1 Planning application reference S/97/0339 -5-

Author(s) Name Designation Tel No/Extension

Jay Dawson Planning Officer 442747

Approved by Name Designation Signature

Mick Stewart Head of Environmental Strategy

Date 10 October, 2000 09:45 Reference

PP061JD.DOC -6-

STIRLING COUNCIL

TEXT RETRIEVAL

Subject: DETAILED PLANNING APPLICATION FOR THE CONSTRUCTION OF 17 HOLIDAY APARTMENTS AND MANAGERS HOUSE ON GROUND TO THE REAR OF MONTROSE HOUSE, BALMAHA - TLC LIMITED - S/97/0339

Committee: Planning Panel

Date: 8 DECEMBER 1998

The plan relating to the report cannot be archived.

If you would like a copy of this document please contact:

PLANNING OFFICER, ENVIRONMENTAL SERVICES TEL: 442747