Scottish Government reporter dismisses appeal over £3m plan to convert dilapidated Ladystone Steading near Inverness into rural retreat
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A proposed £3 million rural holiday retreat outside Inverness has been turned down following a planning appeal.
The plan to convert the dilapidated Ladystone Steading near Bunchrew into 10 short-term holiday units, together with a spa, gym, bike hire, and car park, was rejected by Highland councillors in March.
The Scottish Government reporter has now dismissed an appeal by the applicant, businesswoman Christy Marshall, and also refused planning permission in principle, citing concerns about the proposed access.
The proposed venture – Blackstone Retreat – attracted responses of which 24 were opposed, four were in support and two were neutral.
Concerns raised include non-compliance with the development plan, the layout and design of the proposal, the inadequacies of existing infrastructure including access to the site, the adverse impacts on nearby residents, adverse impacts on protected species and the loss of habitat.
Reporter Chris Norman said the proposal could help in supporting the local economy by providing employment and promoting the use of local supply chains and sale of local produce to visitors.
But the reporter, who twice visited the site, shared concerns about access to Ladystone Steading via Leachkin Brae plus an old drove road incorporating the Great Glen Way, a designated long-distance footpath.
The decision notice stated: "Even with the implementation of the mitigation measures set out in the appellant’s transport statement, it is a matter of fact that works are required to facilitate the safety of the not insubstantial vehicular access to the proposed tourism development.
"Integral to the proposal would be the maintenance, drainage and snow clearance of the access route."
It was noted the old drove road was owned by Dochfour Estate, although the appellant had submitted legal evidence demonstrating that she had a right of access over this route.
The reporter continued: "I do not doubt the appellant’s intention to maintain the route.
"But my inability to control these matters through conditions is a significant concern given the length of the route, its use by other parties and the high importance of maintaining an adequate and safe access for visitors, staff and other vehicles at all times of the year.
"Similarly, I find the value of the route of the old drove road for passive outdoor recreation to be a significant consideration in my determination."
The reporter concluded the proposed development did not accord overall with the relevant provisions of the development plan, and that there were no real considerations which would still justify granting planning permission.
Responding to the decision, Ms Marshall said: "We had hoped for a positive outcome and are disappointed with the decision at appeal."
Highland Council rejects plan to turn steading into rural retreat
