Transformation of Former Gas Works

Thirteen Conditions but a positive recommendation for propsed

Residential, Retail & Restaurant Complex

Hotels International plans to form an internal, landscaped courtyard, four retail units and a ground floor residential flat. Two more retail units, a restaurant/bar area and another flat are proposed for a mezzanine level. The upper floor would feature a ‘scenic’ lift and viewing area over the internal, partially glazed courtyard area.

Ian Sleith added “The plans show that, as far as practicable, the main features and fabric of the buildings are being retained in their original form, while the new build element is confined largely to the internal, upper floor quadrant.

“A distinct and contemporary finish of timber cladding and metal roof sheeting, similar to that on neighbouring developments, is proposed for the new floor space created, to architecturally separate the old and new phases of the complex.

“Additional neighbouring uses within the vicinity of the site reinforce the predominance and reliance upon leisure, tourism and mixed retail/commercial purposes as a source of income and employment.”

That included the recently constructed brassérie and retail complex known as the Court Yard, the Kenmore (timeshare) Club and the nearby golf course.

Historic Scotland and Scottish Natural Heritage were both consulted but neither has objected to the proposals. Kenmore Community Council, however, has asked that the development be refused on the grounds that it will be in competition with, and to close to, the Court Yard development.

Objections

It is also concerned about the viability and servicing of the scheme and over-dominance – “like parts of the Lake District” – on tourism, to the detriment of other employment opportunities and the natural environment.

Four letters of objection were also received from various individuals connected to adjoining commercial enterprises. The points raised included a dispute over ground ownership and access arrangements, parking, drainage, contamination of the site, its affect on existing businesses and compliance with structure and local plan policy.

Mr Sleith noted that agents for Hotels International did appear to own the site, together with land to the east which would be used as overspill parking.

Other technical aspects, including previous site contamination, could be covered by planning conditions.

The planning chief concluded in his report: “The main material considerations to judge the proposal against, in my opinion, are Policies 28 and 29 of the Local Plan which states that the Council will encourage and there will be a presumption in favour of the sympathetic restoration of a listed building.

“Business competition is not a valid planning reason to refuse a development, whether or not one can sympathise with the sentiments expressed. I would have thought in any event, however, that the existing and proposed uses could co-exist and support one another without obvious detriment, given the well-known level of investment being undertaken by the applicants elsewhere at Kenmore and the obvious increase in – and standards of facilities – required by new visitors to the area.”

Mr Sleith stated he was “happy” to support the plans, subject to a total of 13 conditions.