The Loch Lomond & the Trossachs National Park authority has published a report recommending that Flamingo Land’s Lomond Banks planning application be refused.

The report, which is issued by the Loch Lomond and the Trossachs National Park Authority (LLTNPA) Board Director of Place, however, is not the final decision and only outlines a recommendation to the park authority board.

The decision on the application, said to be the "most objected to" in Scottish history, with 150,000 signatures objecting to it through a petition portal, is due to be made by the board on September 16. Campaigners described the recommendation as "a huge victory". 

Locals at Balloch and Haldane Community Council said that they "welcome" the decision  to recommend refusal. The community council is behind a new community development trust which hopes to develop parts of the site itself.

The report follows a detailed assessment and consideration of key documents, policies and statutory requirements. It also 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, which runs to more than 150 pages, addresses all matters relating to the major planning application. 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.

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“It would also,” says the press release accompanying the report, “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 also states that the application does not comply with the Local Development Plan for the National Park, National Planning Framework 4 or the National Park Partnership Plan.

"It presents a conflict," it says, "between the first National Park aim (‘to conserve and enhance the natural and cultural heritage of the area’) and the fourth National Park aim (‘to promote the sustainable economic and social development of the area’s communities’), meaning the National Park Authority must give greater weight to the first aim (this is known as ‘the Sandford Principle’).

The proposal would see 104 woodland lodges, two hotels, a waterpark, monorail, 372 car parking spaces, shops, staff accommodation built on the banks of Loch Lomond at Balloch. 

This is the second application Flamingo Land has made for the development at the site - in this case via its subsidiary Lomond Banks. In the run-up to the decision on the previous application, the LLTNPA, similarly published a report recommending it be refused. On that occasion, in 2019, Flamingo Land withdrew their plans ahead of the scheduled hearing.   

The decision will be made following a site visit on September 16. 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.

Site of planning applicationSite of planning application (Image: Archive)

Jim Paterson, Development Director for Lomond Banks said: “We are extremely disappointed with the recommendation made by the case officer. We believe we have met all technical criteria set out for the site in the Local Development Plan and have exceeded requirements in terms of our legally binding promises to the local community.

“We remain committed to our plans, which we believe would bring about huge benefits to the Balloch community and beyond. These include £40million of sustainable investment and jobs shaped by the feedback from key stakeholders.

“We would urge the National Park board to consider the many merits this application presents.

“As this is a PPiP (Planning Permission in Principle), the next detailed planning stage gives ample opportunity to ensure all specific concerns relating to the development are met and acknowledged far in advance.” 

Ross Greer, the West of Scotland Scottish Green party MSP who spearheaded the petition against the development said, “This devastating report is surely the end of the road for Flamingo Land’s ludicrous plans. After dragging this sorry saga out for a decade, they now need to withdraw the proposal and leave Loch Lomond alone. Today is a huge victory for our campaign.

“For almost a decade I’ve worked with residents of Balloch to stop Flamingo Land from wrecking their community. This mega-resort would simply overwhelm the local area and scar one of Scotland’s most iconic natural landscapes. I’m incredibly proud that the detailed objection we submitted has clearly influenced this report and the recommendation to reject.

“Over 151,000 people have already joined us in saying no to these daft plans, with hundreds more doing it every day. It is utterly staggering that Flamingo Land has spent years ignoring the clear opposition of the local community and of people across Scotland. They have chosen to inflict so much stress and misery on local people. Now it is time for them to walk away and accept that they have lost.”

Chair, of Balloch and Haldane Community Council,  Lynne Somerville said: "LLTNPA, in  line with their statutory aims, and objectives as a national park and in adherence to NPF4 have recommended refusal on a number of points.

"The campaigners of BHCC, Save Loch Lomond and Nick Kempe of Parkswatch Scotland consider the reasons for rejection should be strengthened to include the following  Climate change (impact of transport and parking);  landscape (size and height of aparthotel on the loch shore); impact on outdoor recreation; impact on local amenity."

Balloch and Haldane Community Council has been behind the setting up of a new community development trust which has already registered interest in parts of the site.

Ms Somerville said: "Balloch and Haldane Community Council would like to reaffirm that its position remains the same, in that we will continue in the set-up of the Loch Lomond South Community Development Trust, and by working with the local communities and Scottish Enterprise within the scope of the Community Empowerment Act Scotland 2015 ensuring that the areas earmarked for development, be transferred into community ownership."

"Loch Lomond South Community Development Trust will guarantee that the sites that the developer has earmarked are utilised not just for the betterment of the health and wellbeing of the local communities and those who visit the area, but to ensure economic regeneration, protection of the environment, biodiversity, and the cultural heritage of the area in keeping with NPF4, NSET and the aims of the LLTNPA."