Short-term letting pod at 11 Etive Park, North Connel

What was proposed

The application sought to change an existing private-use pod into short-term letting accommodation for up to two guests.

“Reference No: 26/00161/PP Planning Hierarchy: Local Applicant: [the applicant]: Change of use of existing private/family use pod to short term letting accommodation Site Address: Etive Park, North Connel, PA37 1SJ”

“(i) Development Requiring Express Planning Permission • Change of use of existing accommodation pod to short-term-let use…”

Officer report

The site and accommodation

The pod is in the rear garden of a detached home, with a patio, one parking space and a path beside the boundary with No. 12.

“The pod is sited in the rear garden of the detached dwelling 11 Etive Park, North Connel. Etive Park terminates in a cul-de-sac of approximately 11 detached dwellings, with a central grassed area towards which the dwellings are orientated.”

“The pod comprises a kitchenette, sleeping area, and shower room and accommodates up to two guests. Externally, an enclosed patio area serves as a semi-private amenity space for occupants of the pod. A parking space is provided forward of the host dwelling, with a connecting footpath along the boundary fence with No. Etive Park.”

Officer report

Officers recommended approval

Officers considered that conditions for screening and management would prevent unacceptable harm to residential character, amenity and road safety.

“As the unit is already in situ and there are no proposed physical alterations, this assessment is primarily concerned with whether the proposed development is acceptable in terms of its impact upon residential amenity and road safety, and whether it is in accordance with the relevant LDP Policies.”

“In summary, given the specific circumstances of this application, it is considered that the development would not lead to unacceptable harm to residential character and amenity that would warrant the refusal of planning permission in this case.”

Officer report

Main concerns raised

Neighbours raised concerns about overlooking, transient guests, noise, antisocial behaviour, traffic, communal land, woodland and inaccurate plans.

“Antisocial Behaviour • There is a strong likelihood of antisocial behaviour by holiday makers who will be using the pod during unsociable hours. • Neighbours will be reliant on the host to manage behaviour • This is a Bad Neighbour Development for the local community and a Bad Neighbour Development in reverse for guests. Officer Comment: It is unlikely that antisocial behaviour would be typical given the nature and scale of the development.”

“Communal Land • The proposed development would place unanticipated pressures on shared communal land and infrastructure • The development relies on communal land not intended to support visitor accommodation…”

Officer report

People who spoke

The planning officer presented supplementary reports, including the Operational Management Plan and further objections from a councillor and a resident.

Committee decision

The committee agreed to grant planning permission subject to the stated conditions and reasons.

“The Committee agreed to grant planning permission subject to the following conditions and reasons:”

Minutes

Conditions imposed

The permission requires increased fencing, limits occupancy, keeps an arrivals register and requires an approved Operational Management Plan before use.

“Notwithstanding the provisions of Class 9 of the Town and Country Planning (Use Classes) (Scotland) Order 1997 the residential accommodation hereby approved shall be used for short-term holiday occupancy or ancillary accommodation related to the main dwellinghouse 11 Etive Park and not as a main residence and shall not be occupied by any family, group or individual for a cumulative period of more than three calendar months in any one year.”

“Prior to the short-term-let accommodation being first brought into use, a detailed Operational Management Plan is to be submitted and approved in writing by the Planning Authority. The Management Plan shall include, but is not limited to, the following:”

Minutes