Invergare Castle: Rhu holiday lets plan 'should be refused'

Officials from Argyll and Bute Council say the "change of use" plans for Invergare House in Rhu, seeking permission for the building to be used for groups of up to 24 guests at a time, should be turned down.

Applicant Graham Gardner, who owns the B-listed property, is seeking retrospective permission for a change of use at the property, from residential to exclusive visitor accommodation.

The home, originally known as Rowalyn and built in 1855, has been used periodically over the last two-and-a-half years for short term letting, and is the subject of ongoing complaints from nearby residents.

Consultations carried out in July and August resulted in Argyll and Bute Council's roads department recommending that "the application be refused in the interests of road safety", while the environmental health team raised an objection "unless suitable noise mitigation measures can be provided by the applicant".

Rhu and Shandon Community Council also objected, highlighting concerns over "loud music, signing and shouting from inside and outside the house", and stating: "It is hard to see how the proposal will benefit the local economy."

A similar planning application, submitted earlier this year, was withdrawn in July after it, too, was recommended for refusal.

READ MORE: Luxury Rhu mansion owners lodge new planning application – and say guests could be rated afterwards

Thirty-four objections have been received to the plans, with excessive noise levels coming from the property, inadequate local roads and car parking spaces, and ineffective mitigation measures among the foremost concerns raised.

In a report to go before a meeting of the council's planning, protective services and licensing (PPSL) committee, which will consider the application next week, it is stated that "the proposal would be severely detrimental to the residential amenities of residents".

The report says: "The applicant submits that the change of use will benefit the local economy in terms of direct employment opportunities and secondary spend in local shops, restaurants, cafes, attractions.

"It is not considered that the level of benefit to the local economy directly resulting from this exclusive use short term let accommodation will be of such significance to justify support of a proposal which is otherwise contrary to policy.

"It is considered that the proposed use will be out of keeping with the established residential character of the local area to the significant detriment to residential amenities of local residents by reason of undue intensification of activity; increased level and nature of noise; general disturbance; and the pattern, nature and volume of vehicular traffic all resultant from the proposed use."

Mr Gardner had promised to limit future bookings at the property to a minimum stay of two nights, to prevent party bookings, with no stag or hen parties allowed, no loud music and a review system for hosts and guests.

READ MORE: Guests at luxury mansion near Helensburgh 'still making our lives a misery', say angry neighbours

A 'good neighbour agreement' was also proposed as a way of dissuading guests from potential disruptive behaviour during their stay.

The PPSL report adds: "It is also considered that screening potential guests to stop stag or hen parties will be a crude and ineffective tool in practice, which is readily open to circumvention. It must also be noted that excessive noise and anti-social behaviour is not exclusive to stag or hen groups.

"Likewise, giving guests who break management rules regarding noise etc. a bad review in retrospect does not give a robust assurance that this control will be effective in protecting residential amenity."

The mitigation measures suggested by Mr Gardner have been described as "not realistically enforceable".

Mr Gardner previously told the Advertiser that he was "happy to engage with the council and discuss further steps and compromises that can be taken".