New boutique hotel approved in Loch Lomond National Park.

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Following an initial consultation with the applicants En-Plan completed a Planning Application that was subsequently submitted to and approved by the "Trossachs and Loch Lomond" National Park Authority. The council have been happy to approve the proposal with no amendments and the applicant was happy that they will have a new business approved in the small but the small but thriving town of Balloch.

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Balloch itself is a charming village located at the southern end of Loch Lomond in Scotland. It serves as a popular gateway to Loch Lomond and The Trossachs National Park due to its accessibility from Glasgow, which is just a short drive away. The village of Balloch offers a range of attractions and activities for visitors to enjoy. One of the main attractions is Balloch Castle Country Park, which surrounds the historic Balloch Castle. The park features beautiful gardens, woodland trails, and scenic views of Loch Lomond. Visitors can explore the castle grounds, have a picnic by the loch, or take a leisurely stroll through the park. Loch Lomond Shores is another notable attraction in Balloch, offering shopping, dining, and entertainment options. Visitors can browse shops selling local crafts and souvenirs, enjoy a meal at one of the restaurants or cafes, or catch a movie at the cinema. The Loch Lomond Sea Life Aquarium is also located within Loch Lomond Shores, showcasing a variety of marine life from the loch and beyond. For those interested in outdoor activities, Balloch provides opportunities for boating, kayaking, and paddleboarding on Loch Lomond. Boat tours and cruises depart from Balloch Marina, allowing visitors to explore the beauty of Scotland's largest inland waterway. Balloch is also well-connected by public transportation, with regular train services from Glasgow to Balloch Station, making it easy for day-trippers and tourists to access this picturesque village and the surrounding area of Loch Lomond.

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Loch Lomond and The Trossachs National Park is a stunning natural reserve located in Scotland, covering an area of approximately 720 square miles (1,865 square kilometers). It was established in 2002, becoming the fourth national park in Scotland. The park is named after its largest lake, Loch Lomond, which is one of Scotland's most iconic and picturesque bodies of water. The landscape of Loch Lomond and The Trossachs National Park is diverse and captivating, featuring rugged mountains, rolling hills, lush forests, and numerous lochs (lakes) and rivers. Ben Lomond, one of Scotland's most popular Munros (mountains over 3,000 feet), provides breathtaking views of the surrounding area from its summit. The park offers a wide range of outdoor activities for visitors, including hiking, mountain biking, boating, fishing, wildlife watching, and camping. There are also several quaint villages and towns within or near the park boundaries, such as Balloch, Callander, and Aberfoyle, where visitors can explore local culture, cuisine, and history. Loch Lomond and The Trossachs National Park is not only a haven for outdoor enthusiasts but also a vital habitat for various wildlife species, including red deer, golden eagles, ospreys, and otters. Conservation efforts within the park aim to protect and preserve its natural beauty and biodiversity for future generations to enjoy.

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Given the above it is no wonder the applicants wanted to convert the buildiong to a holidat let unit. The building, subject of this application, is a traditional detached 2-storey villa containing seven bedrooms. The property was previously known as ‘Avalon’.  The building fronts onto, and is accessed from, the south side of Balloch Road via an existing gravel driveway that wraps around the front, side and rear of the house.  The property is bounded to the north by the Lomond Park Hotel (bar, night club and accommodation rooms) and to the south by a semi-detached traditional built dwellinghouse.  On the north side of Balloch Road, opposite the property, is a range of uses including restaurants and a night club.  In the immediate vicinity there are also shops, a take away and bed and breakfast accommodation.   To the rear of the building is a private garden area and gravel parking area that can accommodate 7-8 vehicle parking spaces.  The property is bounded by 1.8m high timber fencing and beyond this, to the south, the adjacent uses are predominantly residential:  the nearest property being ‘Megeve’, accessed from Tullichewan Road, and further to the south are the rear gardens of nos. 7 & 8 Craiglomond Gardens.

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The approved change of use scheme will create seven new rooms for paying guests with on site parking and a hot tub. Planning permission is sought retrospectively for a change of use of the property from dwellinghouse (Class 9) to a ‘sui generis’ use as short stay visitor accommodation. The Planning Authority considered that the principle of the proposed development raises no policy issues as it is located within Balloch and is in a part of the village that has a mix of complimentary retail, leisure, and visitor accommodation and is well connected by all modes of transportation.  This small-scale proposal, which uses an existing property, is not considered to necessitate submission of a business plan to justify the proposal as it could easily revert to housing if the business was not to continue. 

 

It was considered that there would not be a significant amenity impact on the adjacent residential properties, to the east and south of the site, as any noise within the property would be largely contained therein and any exterior noise would be primarily concentrated within the private garden area close to the house and well separated from other private gardens, as detailed on the submitted plans.  It is acknowledged that there may be a greater level of activity from the proposed use, when compared to a house in single permanent occupation, however it is considered that the context of the property and separation from adjacent ‘sensitive’ residential uses renders this acceptable.  The potentially noise generating outdoor uses associated with the change of use (i.e. hot tub) is acceptable in its current location but, if relocated to the rear boundary nearest the other residential uses, could have a negative impact on amenity that could be more frequent than this type of facility in a permanent house.  Therefore it is recommended that the uses be restricted to the areas shown on the submitted plan and that this be controlled by planning condition. 

 

The Roads Officer’s request for parking requirements has been detailed on the submitted plan, and subject to this being addressed by planning condition to ensure it is implemented within a reasonable timescale that this would be acceptable, and there would be no highways and access issues.

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The planning officer has brought to the applicant’s attention that the 1.8m high boundary fence at the front of the property and shelter in the rear garden both require planning permission (due to their dimensions and/or location).  In addition, that the current level of signage would require express advertisement consent.  The applicant’s agent has provided assurances that these matters will be addressed.  It is considered that they do not have a direct bearing on the determination to justify delaying a decision on this application, but should be addressed nonetheless by the applicant and the situation will be monitored.

 

In conclusion, this proposal accords with Policy VEP1, does not raise any significant amenity issues with respect to Policy OP2, subject to condition, and, subject to condition, accords with Policy TP3 of the National Park’s Local Development Plan.  There are no other material considerations that would justify a departure from the Local Development Plan.  Therefore the Planning Authority recommended that permission be approved.

 

If you would like to find out more about how our Planning Consultancy and Architectural Design Services can work in perfect sync to achieve a successful outcome in the planning system please contact us and we will be only too happy to talk through any questions or development proposals you may have.

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