West Riverside and Woodbank House (Lomond Banks)
Update: 4th February 2025
On 31st of January 2025, Loch Lomond and The Trossachs National Park Authority has submitted its full response to the appeal lodged by the Appellant (Flamingo Land Ltd) against the unanimous decision by the Park Authority Board on the 16th September 2024 to refuse planning permission for this major tourism development in Balloch.
The appeal is being considered by the Scottish Government’s Planning and Environmental Appeals Division (DPEA), and it is for the Appointed Reporter to advise of how he intends to conduct the Appeal in due course, following our response submission.
Loch Lomond and The Trossachs National Park Authority’s response to the Appeal is available in full here on DPEA website.
The DPEA has extended the deadline for public comments until 17th February 2025.
You can view all of the documents for this Appeal on the DPEA website.
More details about the appeal process can be found here – A guide to planning appeals in Scotland – gov.scot
Previous updates
Flamingo Land Ltd has submitted an appeal to the Scottish Government’s Planning and Environmental Appeals Division (DPEA) following the decision by the National Park Authority Board on 16 September 2024 to refuse the application for the ‘Lomond Banks’ mixed-use tourism and leisure development. The appeal was submitted on 20 December 2024. The appeal is being handled by the Scottish Government’s Planning and Environmental Appeals Division (DPEA). You can find details of the appeal and associated documents here on the DPEA website. More details about the Appeal Process can be found here A guide to planning appeals in Scotland – gov.scot Representation and participating in the appeal Everyone who previously submitted a representation directly to the National Park Authority (‘interested parties’) will receive notification from the National Park Authority that an appeal has been made. This notification will be issued in early January and will invite any further comments to be made directly to the DPEA. All formal representations to the application from interested parties will be passed to the Scottish Government. All these representations will be considered by the Appointed Officer (known as a Reporter) who will decide the appeal. Please note that there is no requirement or expectation for those who have already submitted a representation to re-submit this to the DPEA, unless they wish to raise any additional matters. Individuals who submitted comments via The Scottish Greens website will not be notified of the appeal directly however Ross Greer MSP’s office will be notified as representative of all those who sent comments via that channel. Opportunities for people other than the appellant (Flamingo Land) and the planning authority (Loch Lomond & The Trossachs National Park Authority) to participate in the appeal will depend on the type of appeal and the procedures being followed by the Reporter. The Reporter may invite some interested parties to participate further in the appeal process if they deem it appropriate. The deadline for any further comments to be sent to the DPEA set out in the notice from the National Park Authority is 24 January 2025 however we understand that the DPEA has extended the deadline for public comments until 7 February 2025. Comments from those who did not previously make representations to the National Park Authority are also being accepted by the DPEA. The National Park Authority will not be accepting further comments. All representations relating to the appeal should be submitted directly to the DPEA at lomondbanksappeal@gov.scot or in writing to the Planning and Environmental Appeals Division, Ground Floor, Hadrian House, Callendar Business Park, Callendar Road, Falkirk, FK1 1XR. A timetable for the appeal will be confirmed by the DPEA in due course. Please continue to visit this page for further updates. The application includes the following: Flamingo Land Ltd has submitted an appeal to the Scottish Government’s Planning and Environmental Appeals Division (DPEA) following the decision by the National Park Authority Board on 16 September 2024 to refuse the application for the ‘Lomond Banks’ mixed-use tourism and leisure development. The appeal was submitted on 20 December 2024. The appeal is being handled by the Scottish Government’s Planning and Environmental Appeals Division (DPEA). You can find details of the appeal and associated documents here on the DPEA website. More details about the Appeal Process can be found here A guide to planning appeals in Scotland – gov.scot Representation and participating in the appeal Everyone who previously submitted a representation directly to the National Park Authority (‘interested parties’) will receive notification from the National Park Authority that an appeal has been made. This notification will be issued in early January and will invite any further comments to be made directly to the DPEA. All formal representations to the application from interested parties will be passed to the Scottish Government. All these representations will be considered by the Appointed Officer (known as a Reporter) who will decide the appeal. Please note that there is no requirement or expectation for those who have already submitted a representation to re-submit this to the DPEA, unless they wish to raise any additional matters. Individuals who submitted comments via The Scottish Greens website will not be notified of the appeal directly however Ross Greer MSP’s office will be notified as representative of all those who sent comments via that channel. Opportunities for people other than the appellant (Flamingo Land) and the planning authority (Loch Lomond & The Trossachs National Park Authority) to participate in the appeal will depend on the type of appeal and the procedures being followed by the Reporter. The Reporter may invite some interested parties to participate further in the appeal process if they deem it appropriate. The deadline for any further comments to be sent to the DPEA is 24 January 2025. Comments from those who did not previously make representations to the National Park Authority are also being accepted by the DPEA. The National Park Authority will not be accepting further comments. All representations relating to the appeal should be submitted directly to the DPEA at lomondbanksappeal@gov.scot or in writing to the Planning and Environmental Appeals Division, Ground Floor, Hadrian House, Callendar Business Park, Callendar Road, Falkirk, FK1 1XR. A timetable for the appeal will be confirmed by the DPEA in due course. Please continue to visit this page for further updates.Update: 24th January 2025
What’s included in the Planning Application
Update: 9th January 2025
The National Park Authority Board has unanimously refused the application for Planning Permission in Principle for a major tourism development at West Riverside and Woodbank House. A Site Visit, Hearing and Board Meeting took place on Monday 16th September to determine (decide) the planning application. A Site Visit in the morning allowed Board Members to gain an understanding of the site and its surroundings. This was followed by a Public Hearing and Board Meeting at Lomond Parish Church in Balloch, where Board Members carefully considered the planning assessment report and heard from speakers in support of and in objection to the application. The application included proposals for a significant amount of development in an area of flood risk. It was concluded that no exceptions to national policy would apply which would allow the principle of new built development to be acceptable in these areas. As such, SEPA had objected to the application. It would also result in the removal and clearance of trees and woodland without appropriate compensatory planting and would not deliver the required significant biodiversity enhancements that would support wider outcomes to tackle the nature and climate crises as outlined in National Planning Framework 4 and the National Park Partnership Plan. The application was refused because it does not comply with Scotland’s National Planning Framework 4, the Local Development Plan for the National Park or the National Park Partnership Plan. The National Parks (Scotland) Act 2000 states that if it appears that there is a conflict between the first aim – conservation and enhancement of the natural and cultural heritage of the area – and the other National Park aims, greater weight must be given to the first aim.Update: 16th September 2024
Update: 2nd September 2024 The officer report and recommendation for the major planning application at West Riverside and Woodbank House Balloch has been published today (Monday 2nd September). The report, from the National Park Authority’s Director of Place, outlines a recommendation to the National Park Authority Board that the application for Planning Permission in Principle be refused. The report has been published following a detailed assessment and consideration against key documents, policies and statutory requirements. It takes account of consultation responses from local and national public bodies, other statutory consultees, and representations from members of the public that identify relevant planning considerations. The report is a recommendation only – the decision on whether to approve or refuse the application for a proposed development at West Riverside and Woodbank House in Balloch will be taken by the National Park Authority Board on Monday 16th September. The report is comprehensive in addressing all matters relating to the major planning application and as a result runs to more than 150 pages. It concludes that the proposal would result in a significant amount of development that would be in an area of flood risk where no policy exceptions support it. It would also result in the removal and clearance of trees and woodland without appropriate compensatory planting and would not deliver the required significant biodiversity enhancements that would support wider outcomes to tackle the nature and climate crises as outlined in National Planning Framework 4 and the National Park Partnership Plan. Following a detailed assessment, the scale of the proposal overall is considered to be in conflict with the site’s capacity for development. The report states that: You can read the full report here here. The report will be considered by the National Park Authority Board when they meet to determine the planning application on Monday 16th September. Timings for the Site Visit, Hearing and Board Meeting are: Anyone, or any organisation, that has submitted a formal representation on the application directly to the National Park Authority, before this report was published, will be notified and given details on how they can request to speak at the Hearing. The normal restrictions on numbers of speakers will not be applied in this case given the significant public interest and the number of representations. However, depending on the number of requests to speak, a limit may have to be applied. For comments received via The Scottish Greens website, the author of that site will be notified on behalf of those who sent responses via that channel. A Framework document sets out more detail about the process to be followed on Monday 16th September. Below is an extract: Site Visit A Site Visit will take place on Monday 16th September (9.30am). The sole purpose of the Site Visit is for Board Members to gain information relating to the land or buildings relative to the proposed development, which allows them to gain a greater understanding of the site and its surroundings. No discussion on the merits of the proposal will take place at the Site Visit, and no decision on the application will be made, whilst at the site. Anyone with an interest in the application is welcome to attend to observe the proceedings but there is no opportunity to speak or to ask questions – a Site Visit is an important part of the decision-making process and it is vital that it is carried out in an orderly and respectful manner to allow Board Members to receive the relevant information from the National Park Authority staff conducting the Site Visit. Public Hearing and Board Meeting A Public Hearing and Board Meeting will take place on Monday 16th September (1.15pm) at Lomond Parish Church in Balloch. During the Hearing, the National Park Authority’s planning staff will present the planning assessment of the proposal and the recommendation to Board Members. Those who are confirmed speakers and on the agenda will then be invited to address the Board. Board Members will then have the opportunity to ask each speaker questions. Once all the speakers have been heard, the Convener will close the Hearing and after a short break, re-convene the formal determination Meeting. This is the meeting where the decision whether to approve or refuse the application will be taken by the National Park Authority Board. During the formal Determination Meeting, Board Members will debate the proposal and may ask questions of the Planning Case Officer, the Director of Place and specialist advisors. Members of the public are welcome to observe as the application is discussed but only the National Park Authority Board and staff members are able to take part in the debate. A decision will then be made to either approve or refuse the application. Members will confirm their position by a show of hands. The Proper Officer or Legal Clerk will then confirm the final decision of the Board. Observing the Hearing & Meeting Given the significant public interest in the application, the National Park Authority has opted to hold the Hearing and Board Meeting at Lomond Parish Church in Balloch to ensure that as many observers as possible are able to attend while the decision-making process remains in the local community. This venue has a capacity of over 200. We have prepared this guide to meetings in public. The Hearing and Board Meeting will be livestreamed for those unable to attend on the day. A link will be posted on the National Park Authority website and highlighted via the Park Authority’s social media channels. Whilst we have tested this equipment in advance, if there is a technical issue with the livestream before or during the Hearing and Meeting, the determination process will still continue.
Balloch Rd, Balloch, G83 8SS.
Update 22nd August 2024 More detailed information has been published on the timeline and process that will be used for the determination of this application for planning permission in principle. A framework document with more detail on the key dates and processes relating to the determination of this application, is available here. The report recommending whether Board Members should approve or refuse the application (from the National Park Authority’s Director of Place) is expected to be published on Monday 2nd September on the National Park Authority website. Whilst this report will contain detailed technical language and refer to planning legislation, every effort is being made to make the paper as easy to understand as possible. This report is a recommendation only. The final decision whether to approve or refuse the application will be made by the National Park Authority Board on Monday 16th September. Once the report has been published any person or organisation that has already submitted a formal representation on the application directly to the National Park Authority will be notified and given details on how they can request to speak at the Hearing. The normal restrictions on numbers of speakers will not be applied in this case given the significant public interest and the number of representations. However, to ensure that the time taken for the hearing is manageable for everyone taking part, it may not be possible to accept all applications to speak. A Site Visit will take place on Monday 16th September. The sole purpose of the Site Visit is for Board Members to gain information relating to the land or buildings relative to the proposed development, which allows them to gain a greater understanding of the site and its surroundings. No discussion on the merits of a proposal will take place at the Site Visit, and no decision on the application will be made, whilst at the site. Anyone with an interest in the application is welcome to attend to observe the proceedings but there is no opportunity to speak or to ask questions – a site visit is an important part of the decision-making process and it is vital that it is carried out in an orderly and respectful manner to allow Board Members to receive the relevant information on the planning application proposals from the National Park Authority staff conducting the Site Visit. The starting location and time of the Site Visit will be published here on the National Park Authority website on Monday 2nd September 2024. The Hearing and Determination Meeting to consider the application will take place on Monday 16th September (following the site visit) at: Lomond Parish Church [https://g.co/kgs/4ictUjx] 1 Lomond Rd Balloch Alexandria G83 8SJ The Hearing and Determination Meeting will also be livestreamed and the link for that livestream will be published on the day of the meeting on this page. The time of the Hearing and Determination Meeting will be published here on the National Park Authority website on Monday 2nd September 2024. During the Hearing, the National Park Authority’s planning staff will present the planning assessment of the proposal and the recommendation to Board Members. Those who are confirmed speakers and on the agenda will then be invited to address the Board. Board Members will then have the opportunity to ask each speaker questions. Once all the speakers have been heard, the Convener will close the Hearing and after a short break, re-convene the formal determination Meeting. This is the meeting where the decision whether to approve or refuse the application will be taken by the National Park Authority Board. During the formal Determination Meeting, Board Members will debate the proposal and may ask questions of the Planning Case Officer, the Director of Place and specialist advisors. Members of the public are welcome to observe as the application is discussed but only the National Park Authority Board and staff members are able to take part in the debate. A decision will then be made to either approve or refuse the application. Members will confirm their position by a show of hands. The Proper Officer or Legal Clerk will then confirm the final decision of the Board.Report of Recommendation
Speaking at the Hearing
Site Visit
Public Hearing and Determination Meeting
Update 16th July 2024 The decision on whether to approve or refuse Planning Permission in Principle for a major development at West Riverside and Woodbank House, Balloch, will be taken on Monday 16th September. Members of Loch Lomond and The Trossachs National Park Authority Board agreed today (16th July 2024) that the decision on the application will be taken at a Special Board Meeting on Monday 16th September, following a site visit and a public hearing held at a suitable venue locally in Balloch. Board papers are available to view. A site visit is standard procedure for Major Planning Applications. A site visit provides the best opportunity for Board Members to fully understand the context and characteristics of the site and how the development proposals relate to these. Given the high level of public interest, careful consideration is being given to the arrangements for the hearing. Further details will be published on this page in advance. Officers now have all the information required to assess the application and that assessment will continue between now and September. All submitted documents, consultee responses and representations from the public are being considered as part of the assessment. Once the assessment phase has concluded, a report will be published that includes a recommendation to Board Members that they either approve or refuse the application. The officers’ report of recommendation on this application will be published on the National Park Authority website in early September. A link to the report of recommendation will be provided on this page and it will also be available to view on the planning portal. Once the report has been published, those who have submitted formal comments on the application will be notified and given details on how they can request to speak at the public hearing. More detailed advice to the public on the precise timings of these steps will be published closer to the time of the hearing and Special Board Meeting. List of Supplementary Environmental Information Received and Published Lomond Promise Unilateral Voluntary Undertaking Further advice on how to comment on a planning application can be found in the How do I comment on a planning application blog on our website.
Traffic Survey Technical Note
Traffic Survey Technical Note – Junction Analysis
EIA Report – Vol.2 – Appendix 10.2 Floor Risk Assessment
Active & Sustainable Travel Technical Note
Stantec Information Note to SEPA Consultation Response
Summer Traffic Assessment 2023
Letter of Undertaking – Transport Scotland (dated 10 Oct 23)
Letter of Undertaking – Flamingo Land (dated 12 June 2023)
Ecology Re-validation Survey November 2023
Stantec Information Note 05 11 23
Stantec Information Note 05 11 23 Appendix A
Transport Technical Note – Feb 24
Section 48 Signed Minute of Agreement
Stantec Response to SEPA feedback of 5 April 2024 (dated 11/04/24)
Update 18 June 2024 The 30-day re-consultation and re-notification process initiated on 29th April has now concluded. Although the deadline on all statutory notices (30 May 2024) has now passed The National Park Authority will continue to accept representations while continuing and concluding the assessment phase. At this stage in the process (stage 5), all submitted documents, consultee responses and representations from the public in favour of and objection to the application will be considered as part of that assessment. Once the assessment is complete, a report will be published that includes a recommendation to the National Park Authority Board. We do not yet have a timeline for when that will be. Please note that all comments previously provided about this planning application remain on the application file and will be taken into account. This step follows the receipt and publication of a package of supplementary environmental information from the applicant and recent responses from Statutory Consultees. An advertisement will also appear in the Edinburgh Gazette and the Lennox Herald.
The National Park Planning Authority has today initiated the statutory process of re-notification and re-advertisement of this planning application. This means that statutory consultees, neighbouring landowners and anyone who has already made comment on the application will be officially re-notified (by email/letter) that additional environmental information has been received for this application and that they have the opportunity to comment on this additional information if they so wish. The statutory deadline for further comment is 30th May 2024 (this being 30 days from the date that the statutory adverts were published.) Please note that all comments previously provided about this planning application remain on the application file and will be taken into account. This step follows the receipt and publication of a package of supplementary environmental information from the applicant and recent responses from Statutory Consultees. An advertisement will also appear in the Edinburgh Gazette and the Lennox Herald.Update: 29th April 2024:
There has been ongoing consultation in recent months with SEPA and West Dunbartonshire Council Roads Authority, who are statutory consultees for this planning application. Having received further advice from these consultees in recent days we are now in a position to publish an updated package of information principally related to flooding and traffic matters. This is now available to view on the public planning portal (under application ref. 2022/0157/PPP). To assist the public in finding and viewing the additional information, a list of the documentation is provided below. Please note that documents are listed on the planning portal in order of date received so not all documents are at the top of the list. New documents: The National Park Authority is under a duty to publish, consult and re-notify on this additional information before we conclude our assessment of the planning application. In due course, we will formally notify the public (including everyone who has already made representations to the application) and further consult with statutory consultees. This will provide an opportunity for people to comment on the additional information if they so wish. All comments previously provided about this planning application remain on the application file and will be taken into account. Further advice on how to comment on a planning application can be found in the How do I comment on a planning application blog on our website. An updated Flood Risk Assessment for this application was submitted by the applicant in June 2023 and The Scottish Environment Protection Agency (SEPA) responded to this submission in early July 2023. The assessment process for this application was paused while we waited to receive further information from the applicant to allow the assessment to be completed. That information has now been received and has been published on the public planning portal (reference 2022/0157/PPP). All representations already received will be considered as part of the planning assessment. However, there is now a further opportunity to comment, in light of the new information received. Further advice on how to comment on a planning application is contained within the How do I comment on applications blog on our website. A planning application for a major development (known as Lomond Banks) at West Riverside and Woodbank House, Balloch, was registered as valid on 26 May 2022. The assessment process for this application is continuing. An initial assessment of all the information provided so far has been carried out. This includes the Environmental Impact Assessment Report, supporting plans and documents, as well responses from statutory consultees and representations from other parties and members of the public. Further information has now been requested from the applicant to allow the assessment to be completed. Once received, this information will be published on the public planning portal There will be further consultation with statutory consultees on this new information. Anyone who has already commented on the application will also be notified, allowing them to comment on any new information received. Due to its scale, this planning application is classed as a ‘major development’ and the planning process for major developments is being followed. You can find a step-by-step overview of this process in our major developments explained blog All of the documents for this application can be viewed on the public planning portal using reference 2022/0157/PPP. A planning application for a major development (known as Lomond Banks) at West Riverside and Woodbank House, Balloch, was registered as valid on 26 May 2022. Since then a range of consultations have been undertaken with agencies such as Transport Scotland, SEPA and West Dunbartonshire Council departments. The advice from these consultees is being assembled and considered. Individuals have been submitting representations to the application, whether in objection or support. These are being collated and considered. Consultees and individuals comments are available to view on the e-planning portal. Update: 26th May 2022 A planning application for a major development (known as Lomond Banks) at West Riverside and Woodbank House, Balloch, was registered as valid on 26 May 2022. Also published on this date is the information currently in the 20th July 2022 update. Update: 3rd February 2022 The prospective applicant for the proposed development at Woodbank House and West Riverside, Balloch (Lomond Banks) has notified the National Park Authority that they intend to submit a planning application at the end of April 2022. This is later than the previously indicated date of February 2022 and the applicant has indicated this is to allow further time for consideration of ecological survey information. This is not a planning application at this stage. A decision can only be taken on these development proposals once a formal planning application is submitted and a detailed planning assessment is carried out following consultations. We cannot comment on the merits of any proposals until the forthcoming planning process is completed. We will continue to follow the standard process for handling any major planning application. This process is set out in detail in our Major Planning Applications Explained blog. More information on the proposals for the site can be found on the Lomond Banks website. The prospective applicant for the proposed development at Woodbank House and West Riverside, Balloch (Lomond Banks) is planning a second public consultation event to be held in Balloch. This in-person event will take place on Thursday 25th November from 2pm to 7pm at Lomond Parish Hall, Balloch. To manage Covid risk, you are asked to pre-register your attendance via the Lomond Banks website though limited drop-in spaces may also be available on the day. The online portal will also re-open from Monday 22nd November for two weeks, allowing the community to view and comment on the updated plans. The purpose of these consultation events is to show the ongoing progress on the development proposals and to allow the community to provide feedback ahead of the anticipated planning application in February 2022. You can sign up for the in-person consultation (now) and view the updated plans (from 22nd November), at the Lomond Banks website. This consultation event is led by the applicant, not by the National Park Authority. Anyone with an interest in this proposed development should take part in the consultation and provide feedback directly to the prospective applicant and not to the National Park Authority. This event forms part of the Pre-Application Consultation (PAC) process. This is a statutory requirement for proposals relating to major developments. The prospective applicant for the proposed development at Woodbank House and West Riverside, Balloch (Lomond Banks), has launched their initial public consultation event online. You can access the virtual event at the Lomond Banks Website. The consultation will run until Friday 15 October. The web link also contains details of how to sign up for a live event which will be held at 7pm on Thursday 7th October. This consultation is led by the applicant, not by the National Park Authority. Anyone with an interest in this proposed development should take part in the consultation and provide feedback directly to the prospective applicant and not to the National Park Authority. You can contact them via the Lomond Banks Website This event forms part of the Pre-Application Consultation (PAC) process. This is a statutory requirement for proposals relating to major developments. The overall aim of the PAC is for communities to be better informed about major development proposals and to have an opportunity to share their views with the prospective applicants before a formal planning application is submitted to the planning authority. The PAC process requires that the prospective applicants submit a Proposal of Application Notice (PAN) to the National Park Authority setting out their plans for consultation with the local community and other stakeholders before submitting a planning application. There must be a period of at least 12 weeks between serving the PAN and the submission of the planning application. The initial PAN was submitted to the National Park Authority on 8th June 2021. The planning team checked this and responded on 29th June 2021. An updated PAN was submitted to the National Park Authority on 9th August 2021. You can view these documents by entering the reference number 2021/0212/PAC on our planning public access website. This is not a planning application at this stage. No new planning application has been submitted at this stage. A decision can only be taken on these development proposals once a formal planning application is submitted and a detailed planning assessment is carried out following consultations. We cannot comment on the merits of any proposals until the forthcoming planning process is completed. We will follow the standard process for handling any major planning application. This process is set out in detail in our Major Planning Applications Explained blog. The prospective applicant has also requested an Environmental Impact Assessment (EIA) ‘Screening and Scoping Opinion’. This is a preliminary step in preparation for a potential future planning application for this site and is typically a requirement for proposals relating to major developments. The request for an Environmental Impact Assessment (EIA) ‘Screening and Scoping Opinion’ consists of two parts: The Screening Opinion request asked the Planning Authority whether an Environmental Impact Assessment Report (EIA Report) is required with any future planning application. A Screening Opinion stating that an EIA report is required was issued on 22 June 2021. You can view the Screening Opinion by entering the reference number PSC/2021/0005 on our planning public access website. The purpose of the Scoping Opinion request is to agree with us, as the planning authority, the scope of the environmental information and assessment that would need to be included in the EIA Report. The National Park Authority’s planning team sought the advice of external consultees and expertise as needed for the scoping response. The Scoping Opinion was completed on 27th July 2021. You can view the Scoping Opinion by entering the reference number PSC/2021/0005 on our planning public access website. This is not a planning application and there is no opportunity for the public to make comment on this aspect of the process. The prospective applicant for the site at West Riverside, Balloch, have notified the National Park Authority of their intention to begin the planning application process for this site by requesting an Environmental Impact Assessment (EIA) ‘Screening and Scoping Opinion’. This is a preliminary step in preparation for a potential future planning application for this site and is typically a requirement for proposals relating to major developments. This is not a planning application at this stage. No new planning application has been submitted at this stage. The prospective applicants have also submitted at ‘Pre-Application Consultation Notice’ (PAN) setting out the proposed strategy for the required Pre-Application Consultation. This initial consultation is led by the applicant, not by the National Park Authority. Anyone with an interest in this proposed development should take part in the consultation and provide feedback directly to the prospective applicant and not to the National Park Authority. You can contact them via the Lomond Banks website. A decision can only be taken on these development proposals once a formal planning application is submitted and a detailed planning assessment is carried out following consultations. We cannot comment on the merits of any proposals until the forthcoming planning process is completed. We will follow the standard process for handling any major planning application. This process is set out in detail in our Major Planning Applications Explained blog. The Screening Opinion request is asking the Planning Authority whether an Environmental Impact Assessment Report (EIA Report) is required with any future planning application. We have 21 days to issue the Screening Opinion (however this period can be extended with the agreement of the applicant) and the Screening Opinion will be made available to the public once it has been issued. If the Screening Opinion confirms an EIA report is required then the purpose of the Scoping Opinion request is to agree with us, as the planning authority, the scope of the environmental information and assessment that would need to be included in the EIA Report. The National Park Authority’s planning team will seek the advice of external consultees and expertise as needed for the scoping response. We have 35 days (from the date of the Screening Opinion) to issue the Scoping Opinion (however this period can be extended with the agreement of the applicant) and the Scoping Opinion will be made available to the public once it has been issued. You can view the scoping request by entering the reference number PSC/2021/0005 on our planning public access website. This is not a planning application and there is no opportunity for the public to make comment on this aspect of the process. The PAC process requires that the prospective applicants submit a Proposal of Application Notice (PAN) to the National Park Authority setting out their plans for consultation with the local community and other stakeholders before submitting a planning application. There must be a period of at least 12 weeks between serving the PAN and the submission of the planning application. The PAN has been submitted to the National Park Authority and our planning team now has 21 days to check it and notify the applicant if it is acceptable or not. You can view the PAN by entering the reference number 2021/0212/PAC on our planning public access website. Under normal circumstances a public consultation event must be held as part of PAC. However, due to the COVID-19 pandemic, the Scottish Government have during the “emergency” period (ending on 30 September 2021) made formal regulations which suspend temporarily the requirement for holding a public event. The National Park Authority will be discussing with the prospective applicants their proposals for undertaking this important aspect of PAC online. The Scottish Government have provided guidance on their expectations for alternatives to a holding a public event as follows: This is a preliminary step in preparation for a potential future planning application for this site and is typically a requirement for proposals relating to major developments. This is not a planning application at this stage. No new planning application has been submitted at this stage. It is expected that this will be followed by the prospective applicants undertaking the required “Pre-Application Consultation” This initial consultation is led by the applicant, not by the National Park Authority. Anyone with an interest in this proposed development should take part in the consultation and provide feedback directly to the prospective applicant and not to the National Park Authority. You can contact them via the Lomond Banks website. A decision can only be taken on these development proposals once a formal planning application is submitted and a detailed planning assessment is carried out following consultations. We cannot comment on the merits of any proposals until the forthcoming planning process is completed. We will follow the standard process for handling any major planning application. This process is set out in detail in our Major Planning Applications Explained blog. The request for an Environmental Impact Assessment (EIA) ‘Screening and Scoping Opinion’ consists of two parts: The Screening Opinion request is asking the Planning Authority whether an Environmental Impact Assessment Report (EIA Report) is required with any future planning application. We have 21 days to issue the Screening Opinion (however this period can be extended with the agreement of the applicant) and the Screening Opinion will be made available to the public once it has been issued. If the Screening Opinion confirms an EIA report is required then the purpose of the Scoping Opinion request is to agree with us, as the planning authority, the scope of the environmental information and assessment that would need to be included in the EIA Report. The National Park Authority’s planning team will seek the advice of external consultees and expertise as needed for the scoping response. We have 35 days (from the date of the Screening Opinion) to issue the Scoping Opinion (however this period can be extended with the agreement of the applicant) and the Scoping Opinion will be made available to the public once it has been issued. You can view the scoping request by entering the reference number PSC/2021/0005 on our planning public access website. This is not a planning application and there is no opportunity for the public to make comment on this aspect of the process. The PAC process requires that the prospective applicants submit a Proposal of Application Notice (PAN) to the National Park Authority setting out their plans for consultation with the local community and other stakeholders before submitting a planning application. There must be a period of at least 12 weeks between serving the PAN and the submission of the planning application. Once the PAN has been submitted to the National Park Authority, our planning team has 21 days to check it and notify the applicant if it is acceptable or not. Once we have confirmed the PAN is acceptable it will be available to view online. Under normal circumstances a public consultation event must be held as part of PAC. However, due to the COVID-19 pandemic, the Scottish Government have during the “emergency” period (ending on 30 September 2021) made formal regulations which suspend temporarily the requirement for holding a public event. The National Park Authority will be discussing with the prospective applicants their proposals for undertaking this important aspect of PAC online. The Scottish Government have provided guidance on their expectations for alternatives to a holding a public event as follows: A previous planning application for a major development at West Riverside and Woodbank House, Balloch, was registered as valid on 21 May 2018. On 17 September 2019 this application was withdrawn by the applicants and the Pre-determination Hearing and Meeting to determine the application was cancelled. As the planning authority, we issued this statement on the withdrawal of the application. The previous planning application and planning report can be viewed online via our planning portal under reference 2018/0133/PPP. While we make every effort to ensure these links are accurate, up to date and relevant, the National Park Authority has no responsibility for pages maintained by external providers. The National Park Authority takes no responsibility for information contained on external links from this website. Views expressed by individuals on their own webpages or on external sites they link to are not necessarily those of the National Park Authority. These links are being provided for information purposes only; they do not constitute an endorsement or an approval by the National Park Authority of any of the products, services or opinions of the corporation or organsation or individual. The National Park Authority bears no responsibility for the accuracy, legality or content of the external site or for that of subsequent links. Please contact the external site directly for answers to questions regarding its content.Update: 11th April 2024:
Lomond Promise Unilateral Voluntary Undertaking
Traffic Survey Technical Note
Traffic Survey Technical Note – Junction Analysis
Active & Sustainable Travel Technical Note
Stantec Information Note to SEPA Consultation Response
Summer Traffic Assessment 2023
Letter of Undertaking – Transport Scotland (dated 10 Oct 23)
Letter of Undertaking – Flamingo Land (dated 12 June 2023)
Ecology Re-validation Survey November 2023
Stantec Information Note 05 11 23
Stantec Information Note 05 11 23 Appendix A
Transport Technical Note – Feb 24Update 29th November 2023
This additional information and SEPA’s response have been published on the public planning portal (under application ref. 2022/0157/PPP).
The assessment process for this application has been paused whilst officers consider this information and consult further with SEPA to determine whether any further information and consultation is required to inform our assessment of flood risk for this application.
Consultation is also ongoing with West Dunbartonshire Roads Authority in relation to traffic impacts.
We will advise on next steps once we have concluded these discussions.Update: 23rd February 2023:
Update: 12th December 2022
Update: 20th July 2022
Update: 16 November 2021
Environmental Impact Assessment (EIA)
Environmental Impact Assessment (EIA)
The request for an Environmental Impact Assessment (EIA) ‘Screening and Scoping Opinion’ consists of two parts:
Pre-Application Consultation (PAC)
The overall aim of PAC is for communities to be better informed about major development proposals and to have an opportunity to share their views with the prospective applicants before a formal planning application is submitted to the planning authority.
The prospective applicant for the site at West Riverside, Balloch, have notified the National Park Authority of their intention to begin the planning application process for this site by requesting an Environmental Impact Assessment (EIA) ‘Screening and Scoping Opinion’.
Environmental Impact Assessment (EIA)
Pre-Application Consultation (PAC)
The overall aim of PAC is for communities to be better informed about major development proposals and to have an opportunity to share their views with the prospective applicants before a formal planning application is submitted to the planning authority.
Previous application (registered as valid on 21st May 2018)