One dwelling at Torwoodhill Road, Rhu

What was proposed

The application proposed one dwelling, a vehicular access and associated works.

“Reference No: 25/00576/PP Planning Hierarchy: Local Application Applicant: [the applicant]: Erection of dwellinghouse, formation of vehicular access and associated works Site Address: Land Between Lagarie Lodge And Lagarie House Torwoodhill Road Rhu Argyll And Bute…”

Officer report

The site

The site is within Rhu, the Rhu Conservation Area, and beside a Category B listed building; it is covered by a Tree Preservation Order.

“The site is located within the settlement area of Rhu and lies within the Rhu Conservation Area and the residential property adjacent to the West “Lagarie House” which is a Category “B” listed building. Also within the vicinity is the Category “A” listed “Ardencaple Hotel”.”

“The site is covered by a Tree Preservation Order, however, the site is not located within or in proximity of any nature conservation sites, nor does it lie within NatureScot Ancient Woodland Inventory.”

Minutes

Earlier approvals

Earlier applications for one dwelling and access through the listed wall were approved in 2024 and remain extant consents.

“In 2023, a planning application (reference 23/01502/PP) for a single dwelling with proposed access from the A814 was submitted along with an accompanying listed building consent application in relation to the formation of the vehicular access through the listed wall (reference 20/0183/LIB). These applications were both approved on 23 May 2024 and remain extant consents.”

Minutes

Officers recommended approval

Officers recommended permission subject to conditions, and considered the proposal consistent with the Development Plan.

“RECOMMENDATION: It is recommended that planning permission be granted subject to the recommended list of conditions as appended to main report of handling.”

Officer report

Community council objections

The community council objected over the listed wall, road safety, trees, biodiversity, drainage, flooding, design changes and planning history.

“Classification: OFFICIAL 4.0 ADDITIONAL CONSULTATIONS: Members are advised that following the publication of the main report, officers have received a late consultation response from the Rhu & Shandon Community Council. It is confirmed that the Community Council were consulted on this application via the published weekly planning list in April this year, however, they have not provided a response until 13.11.25.”

“The lack of an accompanying Listed Building Consent application re the opening in the listed wall and the potential impacts on this wall. • Road safety with regards to conditions attached to previous approvals. • Concern with regards to the removal of trees and the potential impacts on bio- diversity. • Concern in regards to drainage and flooding. • Concern as to why a new planning application was not required due to the design amendment during determination.”

Officer report

Other objections

Objections were received from third-party representatives, and officers considered a pre-determination hearing would add no value.

“Objections have been received from 19 third party representatives. Officers are not recommending a pre-determination hearing as it is considered that there would be no added value as all material considerations have been taken into account within the report, including consultee responses, third party representations and planning history.”

Minutes

Who spoke

The Planning Officer presented the report and supplementary report, while late representations from a councillor and an objector were circulated.

The decision

Planning permission was granted subject to conditions covering approved details, drainage, landscaping, biodiversity, trees, access, parking and construction matters.

“Landscape - Notwithstanding Condition 1, Prior to the commencement of development, full details of both hard and soft landscape works to be carried out at the site shall be submitted to and approved in writing by the local planning authority in the form of a detailed landscaping plan.”

“Sustainable Design – Notwithstanding Condition 1, Prior to the commencement of development, details of the on-site micro renewable energy to provide heat or electricity to the property and details of the use of the final materials – including details of any re-cycled materials or local sourced materials and their embodied energy for each materials, shall first be submitted and approved in writing by the Local Planning Authority.”

Minutes