Eco-wellness leisure park at St Ninians O C C S, Kelty

“Planning Permission in Principle is sought, for a long-term masterplan led mixed use development comprising eco-wellness and leisure park with amenity buildings, short term accommodation, spa facilities, art/museum/education facilities, heritage memorials and associated infrastructure.”

“Southern part of the site at Loch Fitty, including arrival buildings, service buildings, wellness therapy centre, sports and leisure facilities on and around loch fittyincluding alido, boating centre, restaurants and aquatic wildlife centre and outdoor performance centre, 30 lodges and 70 hotel rooms.”

“St Ninians is currently popular for walking and bird watching. The site contains two water bodies suitable for a range of leisure activities and Loch Fitty has been operated as an international standard trout fishery. The Loch Fitty burn runs to the east of the site boundary ending into Loch Fitty. The other water body is in the northern part of the site, bordering the artificial hills created by Charles Jenks.”

“The site and the surrounding area contain a number of waterbodies, watercourses and drainage ditches. Thornton Wood Loch lies to the northeast of the site and was formed between 2010 and 2015 following opencast mining and subsequentrestoration works. Loch Fitty is located to the southwest of the Site. It is a natural waterbody that has been modified by historic coal mining activity. Along its southern boundary are three man-made lochs.”

“00/01896/WFULL - Extension of current operations to allow further extraction of coal and potentially other minerals by opencast methods with associated engineering works and final restoration to agriculture, woodland and wetlands habitat. Permitted with Conditions on 14/03/01”

“23/03410/PAN - Proposal of Application Notice for Planning Permission in Principle for a long term masterplan led mixed use eco-wellness and leisure park with amenity buildings, short term accommodation, spa facilities, ar/~museum/educations facilities, heritage memorials and mixed tenure residential accommodation including renewable energy production. PAN Agreed on 22/01/24”

“The application is recommended for: Conditional approval requiring a legal agreement…”

“Chapter7 ofthe ER includes an assessmentof archaeology and heritage. A Heritage Impact Assessment (HIA) has also been submitted, which provides a full archaeological and heritage baseline, and determines the impacts of the proposed developmenton archaeology and heritage.”

“Effects beyond a wider 1km radius have not been considered because likely impacts to setting as a result of the proposed development has not raised any concerns. The value or importance of each heritage asset identified within the 1km study area has been assessed on an individual basis, based on Very High (Very high importance and rarity, international scale and very limited potential for substitution), High (High importance andrarity, national scale, and limited…”

“Objections have been received which state that the site is allocated for tourism and recreation, not housing. Objection comments state that planning application 19/02140/PPP for a developmenton the Cuddyhouse Road on the edge of Kingseatwas declined on the grounds that the land was not allocated for housing and sat out with the settlement in the countryside, the proposed housing estate goes against the ethos of rural tourism and leisure development and does not sit…”

“A Viability Report has been submitted by the applicant, which contains a residual appraisal for Phase 1 excluding the 150 houses, a residual appraisal of the 150 houses in isolation, a comparison of the outputs of these appraisals to assess enabling viability to assess whether the additional land receipt from the houses cross subsidise the shortfall in Phase 1.”

“Decision The committee:- (1) approved the application subject to: (a) an amendment to Condition 23, relating to detail of works being submitted prior to the commencement of development and those works being completed prior to occupation of the development rather than the commencement of the development; (b) an amendment to Condition 42 to delete the second sentence from the reason for the condition.”

“(3) delegated authority to the Head of Planning, Climate and Sustainability Services, in consultation with the Head of Legal and Democratic Services, to negotiate and conclude the legal agreement referred to at 1 (d) above; and (4) delegated to the Head of Planning, Climate and Sustainability Services, in consultation with the Head of Legal and Democratic Services, to refuse the application should no agreement be reached within six months of the Committee’s decision.”