Plans for new Loch Rannoch apartments given go-ahead despite flood risk warning

Perth and Kinross Council has recommended councillors give planning approval for new holiday apartments at a popular Perthshire hotel despite 80 objections and an objection from the Scottish Environment Protection Agency (SEPA).

Loch Rannoch Hotel in Kinloch Rannoch has sought permission to demolish existing buildings at Loch Rannoch Marina and create four levels of accommodation on the site, enjoying views across the loch to Schiehallion.

Should Perth and Kinross Council’s Planning and Placemaking Committee approve the plans, a referral would have to be made to Scottish Ministers due to SEPA’s objection on the grounds of flood risk.

SEPA has objected in principle “because the proposed development is expected to put people or property at risk of flooding, which is contrary to the duties set out under the Flood Risk Management (Scotland) Act 2009”.

The statutory body has raised concerns over the modelling of flood risk from the culverted watercourse to the northwest.

The former Macdonald Hotel was bought by Loch Rannoch Estate Ltd in 2020. The new owners have carried out extensive renovations since taking over the hotel.

Proposed holiday accommodation units at Loch Rannoch Hotel Perth and Kinross Council

A supporting statement – provided to the council on Loch Rannoch Estate’s behalf – said: “After extensive investment and renovation of the main hotel building, post-acquisition, the applicant is now looking to upgrade remaining facilities and invest in the development of additional high-quality accommodation.”

The proposal is to demolish the existing marina buildings and replace them with a modern accommodation block spread over four floors over that footprint. It would include 14 one-bedroomed units, four two-bedroomed units, two three-bedroomed maisonettes and two one-bedroomed staff units.

The roofline would feature a series of gable roofs bridged by flat roof sections with a louvred wall finish.

While taller than the existing marina buildings, planning officers believe it will enhance the marina.

The report – going before councillors – states: “… it is considered the design and material finish, when combined with the rising existing timeshare development which steps up the hillside, results in a development which
complements existing buildings and enhances the marina.”

The report states: “The south elevation faces the marina; it incorporates a raised ground floor deck which, working with site levels, provides cycle storage underneath. This elevation also features balconies to all first and second floor units.

“The north elevation faces the public road, which sits at a higher level than the marina. Thus, from that public road the building has a two-storey building appearance.

“On the north elevation an access platform will provide entry to the accommodation and introduces an active frontage linking to the hotel, which lies elevated to the northeast. In addition to a timber finish the building has an anthracite standing seam roof, louvre and buff stone cladding.”

While SEPA has objected, the council’s Flood team has not objected but requested measures be put in place to address the flood risk including flood plans and flood resilient materials.

80 objectors raised concerns about flooding, density, excessive height, loss of light, noise and light pollution, and road safety. The majority also raised the issue of foul drainage smells and a lack of capacity.

One objector said: “The plant is struggling to cope with the existing buildings as is. The stench on site this year and last year indicates it’s not coping.”

The report of handling said “the submitted Drainage Impact Assessment (DIA) has confirmed that the smell experienced related to a specific problem that would be resolved with a full emptying and replacement of the ‘active sludge’”.

A drainage consultant has also recommended a new treatment plant for the proposed apartments, which would be located beside the existing system, east of the new building.

Councillors will meet on Wednesday to consider the plans.