160 holiday chalets at Montfode Oil Storage Depot, Ardrossan

“Erection of 160 holiday chalets with facilities hub including access, landscaping, open space and associated works ___________________________________________________________________”

“Permission is sought for the creation of a holiday park comprising 160 holiday chalets with facilities hub, access, landscaping, open space and associated works.”

“The proposed site is the former Montfode Oil Storage Depot. It is vacant and is understood to have been unused for over 30 years. The application site is some 11.25ha in area, including access from the A78. The actual holiday park itself would be in an area of some 10.1ha siting north-west and west of Montfode Farm and east of the Largs to Kilwinning railway line.”

“The PAC report outlines the public consultation undertaken prior to submission of the application. Public exhibitions were held in Ardrossan and West Kilbride and the West Kilbride Community Council were notified as the site falls within their area. 21 people attended these events. Concerns were raised in terms of impact on the traffic and the A78 and the access underneath the railway bridge on the existing access to Montfode Farm.”

“The site has been subject to two previous applications for 228 chalets with facilities. Those applications (ref: 21/01226/PPM and 23/00219/PPM) were both withdrawn. This was because the required pre-application procedures had not been followed, and in the case of the latter application, because the applicant had identified the proposal as EIA development, but the required EIA procedures had not been carried out.”

“Reason 1. The proposal would have inadequate access which does not prioritise the need of active travel over private vehicles. It would not provide appropriate access to the wider area or sustainable active travel links, and use of the access could be to the detriment of users of public transport. The site would not be adequately accessible to emergency vehicles.”

“Reason 3. The proposal would have an adverse impact on local landscape character and on the on historic landscape features namely Montfode Castle. The proposal is contrary to Policy 15 of the LDP.”

“A revised Archaeological Desk-Based Assessment was produced. Having reviewed the updated information HES consider there will still be adverse impacts on the settings of the scheduled monuments. However, these would not be severe enough for HES to object. The non-objection should not be taken as support for the proposal.”

“West Kilbride Community Council (WKCC) - Development must have the infrastructure to support it. They consider the development is of a scale that requires infrastructure. The site is an old depot with many buildings still remaining. The site is also subject to settlement and cut and fill will mean the buildings will require significant foundations. Drainage is very important as the part of railway embankment washed away a few years ago.”

“Response: The concerns about the access are noted. The access road is considered to be inadequate and is considered more fully below. Transport Scotland, as Trunk Roads Authority, has been consulted. Their comments are below.”

“Response: The likely economic impact is considered below. It is acknowledged that road works on the A78 may impact on the wider area, but it is considered that in the long term the proposal would likely have a net positive economic impact in terms of jobs and local spend.”

“Submitted a report by the Chief Planning Officer seeking permission for the erection of 160 holiday chalets with facilities hub including access, landscaping, open space and associated works.”

“Officers responded to Members’ questions and Councillor Davidson, seconded by Councillor Stalker proposed that the application be refused based on the reasons outlined within the report. Accordingly, the Committee unanimously agreed to refuse planning permission.”