Guesthouse roof alterations at Greencourt Benvoullin Road, Oban

What was proposed

The application proposed roof lights, a dormer, a Velux Cabrio window and gable glazing to convert existing loft space into ancillary owner’s accommodation.

“(i) Development Requiring Express Planning Permission • The installation of two small roof lights to the west and north roof planes. • The installation of a mono pitch dormer window to the east roof plane. • The installation of a double Velux cabrio roof window to the west roof plane. • The installation of gable glazing to the projection to the west roof plane.”

“(ii) Other specified operations • Conversion of existing loft space to form owner's accommodation (ancillary internal works forming part of the lawful use of the property as a Class 7 Guest House)”

Officer report

Earlier applications and lawful use

Earlier applications covered loft conversion proposals, and a certificate of lawfulness for the existing guesthouse use was granted in 2020.

“25/01490/PREAPP – Pre Application Enquiry - loft conversion, new glazing, roof lights and/or dormer windows Pre-app closed.”

“00/00168/CLAWU - Certificate of lawfulness - existing use Granted: 10.05.2020”

Officer report

Why officers supported it

Officers considered the alterations minor, policy-compliant and proportionate, with no material increase in bedrooms, building footprint, access, parking, water or drainage requirements.

“It is noted that the guest house already contains ancillary owner’s accommodation and the proposal to move this into the roof void will free up space within the existing building for dining room and storage purposes with no net increase to the number of bedrooms (either for guest house or ancillary guest house manager’s use) within the building.”

“It should be noted that the proposals are limited to the external alterations described above and do not involve any further modifications to the existing building. No extensions or increases in the building's footprint are proposed. The alterations are confined to the existing roof structure and are considered appropriate in scale and design, ensuring that the character and appearance of the building and the surrounding area are preserved.”

Officer report

What people said

Eleven objections raised concerns about traffic, parking, safety, noise, privacy and other matters, while fifteen supporters backed the proposal and business.

“OBJECTIONS Parking, Traffic and Access, Road and Pedestrian Safety • Concerns regarding insufficient parking provision and increased parking demand arising from the proposal. • Concerns that the proposal would result in additional vehicle movements and increased traffic along the narrow access lane. • Concerns regarding congestion, obstruction and parking pressures, including parking associated with larger vehicles and tour buses.”

“The concerns regarding noise from vehicle movements, visitor activity and motorcycles being left idling are noted. However, the proposal does not involve a material change of use or intensification of the site's lawful use and is therefore not considered likely to result in additional noise or disturbance that would adversely affect neighbouring amenity.”

Officer report

What was said at committee

The planning officer explained the proposal, its ancillary accommodation use, the existing guesthouse arrangement and the representations received.

The committee’s decision

The committee agreed to grant planning permission subject to standard conditions, approved details and permanent obscure glazing to the dormer windows.

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

“The development shall be implemented in accordance with the details specified on the application form dated 06.03.2026, supporting information and, the approved drawings listed in the table below unless the prior written approval of the planning authority is obtained for an amendment to the approved details under Section 64 of the Town and Country Planning (Scotland) Act 1997.”

Minutes