Café with four apartments at Former Susy's Tearoom, Tighnabruaich

“Erection of restaurant with 4 apartments on upper floors • Installation of bio disc treatment plant with connection to existing outfall pipe • Formation of vehicular access from public car parking area • Formation of five on-site parking spaces…”

“The application site, which is considered to be brownfield land, has an area of approximately 700m 2 and the plot historically was a tearoom (Susy’s Tearoom) which was single storey with a pitched roof (similar to the neighbouring houses). It sits on the Shore Road near to, but not within, the village centre and is close to the pier where the Waverly passengers disembark and embark. None of the adjacent buildings are listed and it is not a Conservation Area.”

“The immediately surrounding area contains a small single storey bungalow to the west (Roseville), a one-and-a-half storey dwelling to the north-east (The Firs) and another modern one-and-a-half storey dwelling further to the east (Lochee House). All of these houses have a white render external wall finish and concrete tiled roofs of varying profile. Directly adjacent to the site in a northerly and easterly direction is a large public car park.”

“Planning Permissions 98/01657/DET, 04/01680/DET and 08/02143/DET were approved on 05.02.2019, 08.10.2004 and 29.01.2009 respectively for the retention of a static caravan at the application site.”

“Planning Permission (ref: 22/00223/PP) was refused on 5 th February 2024 for the erection of a restaurant with 4 flats above; a separate building to the rear incorporating three staff studios; and the installation of a bio disc sewage treatment plant.”

“A previous application was refused due to overdevelopment and the scale not being appropriate. The current proposal involves a reduction in the scale of built development through the removal of the staff accommodation block and a significant number of design amendments have been made.”

“The revised scheme is considered to satisfactorily address the reasons for refusal on the previous application in relation to the overdevelopment of the site, the design detailing and the lack of in-curtilage car parking. The Roads Department have recommended refusal given the non-compliance with LDP2 Policy 40 but it is considered that the shortage of three parking spaces can be considered as a minor departure to policy given the other benefits of the proposal.”

“There are a number of objectors that are concerned about parking provision and general road safety. A summary of the key points includes:”

“There are concerns about biodiversity and that there have been no ecological surveys. There are no plans to enhance biodiversity given there is no room for landscaping.”

“This application is before Members as the Roads Department are recommending refusal as they do not consider the parking spaces in the large neighbouring car park to represent a suitable provision and are of the view that the number of proposed on-site spaces is insufficient to meet the increase in parking demand resulting from the proposed development.”

“It is the opinion of the Planning Department that the use of the public car park by patrons and members of staff of the proposed café/restaurant can be accepted as this was the situation that existed for decades in association with the previous Susy’s Tearoom.”

“It was recommended that planning permission be granted as a minor departure to Development Plan Policy subject to the conditions, reasons and advisory notes appended to the report of handling.”

“The Committee agreed to grant planning permission as a minor departure to Development Plan Policy, subject to the following conditions and reasons and the advisory notes appended to the report of handling:”