Visitor accommodation and leisure development at The Former Torpedo Factory Site, Arrochar

What was proposed

The application proposed holiday homes, lodges, a budget hotel, play area, parking, landscaping, glamping pods, showers and motorhome pitches.

“PROPOSAL: Erection of mixed-use visitor accommodation and leisure development comprising 14 no. holiday homes, 34 no. holiday lodges, 34-bedroom budget hotel, outdoor play area, associated parking and landscaping and temporary change of use of land to caravan site for the siting of 20 no. glamping pods, shower block and 6 no. motorhome pitches…”

Officer report

The site

The approximately 11-hectare site lies beside Loch Long and is a partially derelict former Ministry of Defence torpedo testing station.

“March 2026 3. Background 3.1. Site Description 3.1.1. The application site, delineated in red in Figure 1, is located on the western shores of Loch Long, opposite Arrochar & Succoth. The site projects into the loch and views southwest. It is accessed from the A83 trunk road from two access points at the eastern and western edges of the site. An adopted public two-way road runs through the site.”

“Figure 1 Location Plan 3.1.2. The application site is approximately 11 hectares and was a former Ministry of Defence torpedo testing station (operational from 1912 to 1986). At the current time, the site is partially derelict with roads and hardstanding left on site and the frame of the pier building on the southwest shore remaining. A longer timber pier and platform project from the southeast directly out into the loch. 3.1.3.”

Officer report

Earlier permissions and enforcement

Earlier permissions covered homes and tourism development, while an amenity notice requiring removal of waste and closure of accesses was complied with.

“March 2026 3.2.9. The pier structure is to be retained, with the remnant of the building removed. This would then form part of the landscaping of the overall site. Around the pier area would be overspill parking. 3.2.10.”

“The proposal also included a pedestrian walkway along the loch edge to Arrochar & Succoth which was stepped away from the trunk road. A further permission at the same time permitted the demolition of 14 dwellinghouses on the site. In 2016 an amenity notice was served on the land requiring demolition materials and fly tipping to be removed from the land and to close off the two vehicle access points. This was complied with by 2017. 3.3.4.”

Officer report

Main planning issues

Officers assessed woodland loss, biodiversity, flooding, drainage, transport, landscape, design, contamination and archaeology, with mitigation secured through conditions and legal obligations.

“March 2026 8. Planning assessment 8.1.1. The key issues for consideration in the determination of this application are: • Principle of Development • Trees and Woodland • Ecology and Biodiversity Enhancement • Flood Risk • Water Supply and Drainage • Road Access and Parking • Landscape • Sustainable Design and Amenity • Contaminated Land • Archaeology 8.1.2.”

“Given the scale of the development and the mixture of accommodation types, Visitor Experience Policy 2 supports the use of a long-term management and maintenance plan for the communal and woodland areas of the site as a whole, which should also be secured by a legal agreement. This would ensure it is managed as a single entity in the long term. 8.2.14.”

Officer report

Who spoke

The case officer presented the report and presentation, while two architects representing the applicant were available to answer members’ questions.

Members’ questions

Members questioned water supply, asbestos, the pier, biodiversity, flood policy, mitigation conditions, holiday homes, accessibility, healthcare and play-area safety.

“- Is it a private water supply and has it been investigated for peak demand and resilience in drought periods. - Which type of asbestos may be on the site. Who would be doing the assessment of this and would the applicant cover the cost. - Can the Pier be used for berthing. - How can we be certain that the biodiversity enhancement will be maintained offsite.”

“- If the holiday homes don’t sell, would the applicant need to apply for a change of use for the site. - Describe the existing Pier structure. Will this be used for tourism attraction. - Children from the village will presumably be using the proposed play park. Should a safety assessment have been carried out.”

Minutes

The vote

Members approved the application unanimously, with the recommendation proposed and seconded before the committee decision was confirmed.

“DECISION: Members APPROVED the application by unanimous vote subject to the imposition of the conditions set out in Appendix 1 of the report and the conclusion of a section 75 agreement/planning obligation incorporating the Heads of Terms summarised in Appendix 2. DM proposed recommendation and ME seconded. CD confirmed the decision of the committee.”

Minutes

The decision

The application was approved subject to the report’s conditions and a Section 75 agreement, and the description was amended to remove the word temporary.

“2023/0374/DET - Proposed tourism development at The Former Torpedo Factory Site, Arrochar BC stated that there was an error in the report and under Section 1.1 it should not read ‘temporary’ in the description. It is a permanent change to the use of the land. Members should therefore discard ‘temporary’, and the report will be amended. BC handed to AU who presented the officer’s report, alongside a PowerPoint presentation.”

Minutes