Controversial plans to build Ardrossan holiday park near castle ruins thrown out

Controversial plans to build a holiday park close to a castle ruins and former oil storage depot have been booted out by councillors amid concerns about access to the site by emergency vehicles.

Permission was sought for the creation of a holiday park at the former Montfode Oil Storage Depot in Ardrossan.

The plans were for 160 holiday chalets with facilities hub, access, landscaping, open space and associated works.

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.

North Coast Independent Councillor, Ian Murdoch, said: “I am concerned about the size of the project for such a poor access and the amount of potential pedestrian vehicle movement. It is a really difficult site to access and I do not see how we can accept it.”

Kilwinning Cllr Scott Davidson said: “I like the look of the plan and we are usually jumping at the chance for a contaminated area to be cleaned up. It is still a significant area of history and heritage.

“It is very tight extended in terms of width and height and gridlock cold stop emergency vehicles getting in and every second counts when anyone is in dire needs of help.”

The plans would see an access road approximately 1.35m in length formed from the existing access road to Montfode Farm. It would form a loop, with a spur on the western side, with chalets sited on either side.

A visitor’s office and chalet described as a show home would be sited at the entrance.

The facilities hub, open space and recreation facilities would be sited within the middle of the road loop, as would the SUDs pond. Landscaping would be created throughout

The chalets would be sat on their own decks and be some 12.2m by 3.7m and 3.2m in height, with a hot tub and parking space.

Each two-storey chalet would have two bedrooms, a bathroom and a lounge/kitchen area.

The facilities hub would contain a restaurant, swimming pool, play area and gym/beauty therapy suite.

The EIA indicates that the site is a moderate risk in terms of contamination. This is due to the former use as an oil depot with potential contamination from chemicals associated with the storage and infrastructure.

A Phase 2 intrusive ground investigation is recommended prior to any development.

The site is considered suitable for badgers and nesting birds. Pre-construction surveys are recommended. The Biodiversity Report was subsequently submitted and claims the site contains grassland, heathland, peatland and coastal habitats.

The report mentions two badger setts and says the development should be planned to avoid disturbing the setts but gives no further details.

The accuracy of the Biodiversity Report has been questioned by commentators on the application. It is noted the Biodiversity Report makes several references to East Ayrshire’s Flood Risk and Drainage Assessment. This states the site has a negligible or less risk of flooding.

Allan Finlayson, Chief Planning Officer, outlined the reasons for recommending refusal.

He said: “The proposal would have inadequate access which does not prioritise the need for 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.

“The setting of the Montfode Castle scheduled monument would be significantly adversely affected on the higher ground to the north and west.

“No exceptional circumstances have been demonstrated to justify the proposed impacts. The proposal is contrary to Policy 12 of the LDP and Policy 7 of NPF4.

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

“The proposal has not demonstrated an understanding of the biodiversity characteristics of the site, nor that the development would conserve, restore and enhance the site.

“It is not compatible with the surrounding area, does not provide appropriate opportunities for sustainable travel, accessibility measures to minimise carbon emissions and opportunities to access the natural environment.

“For the reason given above the proposal is not considered to constitute sustainable development. It is not compatible with the surrounding area, does not provide appropriate opportunities for sustainable travel, accessibility measures to minimise carbon emission and opportunities to access the natural environment.”

Cllr Davidson proposed rejected the application and this was seconded by Cllr Ronnie Stalker and unanimously agreed by the committee.