Tod Head Lighthouse Station
Proposed Planning Application: 2025
Hi Sylvia,
As promised, here is a substantive progress report about the nascent planning application.
The received wisdom from 3 architects I have employed ~ each of whom has secured planning permissions above and beyond the expected application parameters for projects I have owned and/or managed over the past 30 years is that we are…
“Seeking to overdevelop the site at Tod Head Lighthouse Station and the combined application is not likely to pass pre-planning.”
This general and initial response happens in over 50% of cases. It is not necessarily administratively fatal to our efforts. Especially as a cure for insomnia had me watching a House of Lords repeat (25-6-25) in which the noble ladies and gentlemen were becoming agitated about the abolition of “pre-planning” (click here). This was very helpful, albeit in a tangential way to the planning process at hand.
Sylvia, with respect to what you and I are seeking at Tod Head Lighthouse Station, I prefer to submit planning applications that are likely to be GRANTED. Hence this somewhat convoluted sequenced narrative.
A good measure in my own process is fact-based evidence that can be studied. So here is the detail of an application I made that was GRANTED and for much more than we originally asked (which, in planning terms is a modest miracle)…
Pertinent Example: Planning Permission Granted
Owner/Project Manager: Russ McLean
^^ This Planning Application Asked For A Lot ^^
Remarkably ALL of the application was granted without the usual surrender of a few matters by the applicant in order that the (ideally “delegating”) planning officials can/could have a defensive rejoinder if one or two objectors complained.
This “Objection” Scenario
Is Best Avoided & Can Be Achieved
By Speaking & Listening To Neighbours & Stakeholders
^^ Source Archived: Click Here ^^
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Pertinent Example: Building Warrant Granted
Owner/Project Manager: Russ McLean
The key to this (and to much relief on “DELEGATED POWERS” was the 100% community support. The designated planning officer deferred to the Chief Planning Officer as we had asked if 107 messages of locals supporting our Planning Application on the community Facebook page could or would be taken into account…
^^ Twin Villages Have 784 Members ^^
107 of whom... virtually every adult in Sannox
supported our planning application.
This is/was very important to the success.
To my astonishment, the Chief Planning Officer said “yes” absolutely the 107 messages of support would count towards the Planning Application.
Moreover, they would give the Planning Department and delegating officials a significant amount of comfort that all 100% of the 107 folk who supported our planning application were positive in nature.
Crucially this also gave the planning staff confidence that there was such a level of support, that the “pre-planning” extras we mentioned could and would also be accommodated with a YES from the planning department…
^^ Extra Elements Have Been Granted In This Example ^^
The additional parking was not required by the planners. It was our wish. From experience there can never be enough parking! The High street Rescue Initiative has shown two extra parking places in front of re-opened shop can increase turnover by 18% to 24%.
^^ Successful Planning Application Example
Sannox Hotel, Island of Arran, KA27 8JD
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Tod Head Lighthouse Station
Nascent Planning Application
What we are asking Aberdeenshire Planning Authority for is:-
A]. Permission for overall site renovation.
B]. Transformation of the ground floor Flat~1 into a larger unit and also into two lettable units.
C]. Head title owner’s permission to demolish dilapidated buildings and build a single-storey, disability enabled home on a similar area/footprint to the demolished parts.
The fly in the ointment appears that Tod Head Lighthouse Station has already had a “fair share” of site increase and development when Rohan Beyts submitted her planning application to convert and industrial structure to a residential dwelling; plus double the size of her floorspace (the title deeds still appear to lack the appropriate permissions)…
From This Diminutive Structure & Parking Area
(Russ McLean took the next photo in 2011)
^^ Tod Head Lighthouse Tower (Industrial Class) ^^ ^^ & Car Parking ^^ ^^ Photograph Taken In 2011 By Russ McLean ^^
A very imaginative firm of architects (whom we may consider employing given their forensic understanding of the Tod Head Lighthouse Station site), secured this award winning conversion…
^^ Tod Head Lighthouse Tower ^^ ^^ After Residential Planning Permission Was Granted ^^ ^^ A Single Car Parking Place Cleverly Incorporated ~ Plus A Roof Garden ^^ ^^ Photograph Taken In 202024 By Russ McLean ^^
An excerpt from that planning permission is provided here…
^^ Tod Head Lighthouse Tower ^^ ^^ After Residential Planning Permission Was Granted ^^ ^^ Extra Space Added ~ As Outlined In Red ^^^ ^^ Plan Excerpt Copyright: Moxon Architects ^^ ^^ Please Do Not Reproduce ^^ ^^ Moxon Architects Are Shortlisted As Architect ^^ ^^ For The 2025 Planning Application ^^
The fascinating and forensic detail of a full planning application can be studied by following this QR code to the main, official local planning department’s archives. The include a full set of plans, from origination to full permission being agreed…
^^ Lighthouse TOWER Conversion ^^
^^ Planning Permission Process of 2013 ^^
^^ QR Code Access Above ^^
Or: Click Here
When asked about the three elements that constitute our nascent planning application, the general view of our three architects, all of whom I have deployed and trust is summarised here…
“You are asking for far too much on the back of the 2013 planning permission granted and completed at this site by neighbour Rohan Beyts and her family/joint-owner.”
“Most likely we will have the application turned down. Primarily due to reasons of “site overdevelopment.”
It should be noted that one of our architects has retired, one is about to retire and sadly, the third is now a hostile witness in a case relating to a person/defender at Noss Head Lighthouse Station.
Consequently, we have two NEW “candidate” architects in prime position to submit the “pre-planning” element and then on response from Aberdeenshire Council, the FULL planning application.
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What Next For The 2025
Tod Head Lighthouse Station
Proposed Planning Application: 2025?
The received wisdom form each of our three experienced (long-term relationship) architects in securing a positive (“yes”) outcome for our triumvirate is as follows.
A]. Permission for overall site renovation.
“The first request will, subject to due process and stakeholders such as Historic Scotland and Scottish Water, be approved as per the previous lighthouse renovations. Especially when supported by a proven track record.”
“The result is likely to be as with previous applications. We would expect a “yes” application GRANTED response”
B]. Transformation of ground floor Flat~1 into two lettable units.
“If the end-use is to go from “residential” to “short term let” (here), this would be a significant and challenging application on its own merit/demerit. Especially the future-proofing of the short-term-let status as there appears to be on ongoing post-legislative debate on closing down “nuisance” properties that fall within this category.”
“To add a planning application to convert ONE short-term-let into TWO short-term-let commercial dwellings is a ‘Bridge Too Far’ and not something we would recommend. It is precisely this type of application that has been a catalytic irritant that started the movement in Edinburgh to ban the ability of home owners to Airbnb their houses.”
“I (we) would recommend applying to enlarge the premises and apply for an short-term-letting licence for ONE unit first.”
“The workaround being as is done in the hotel industry: have the layout discreetly able to form an “adjoining suite” structure. Russ, I have amended your draft drawing to illustrate this. Also, you should ensure there is sufficient car parking as that has already arisen as a competent reason for neighbours in Edinburgh and Glasgow to seek revocation of C5 equivalents.”
C]. Head title owner’s permission to demolish dilapidated buildings and build a single-storey, disability enabled home on a similar area/footprint to the demolished parts.
“As a stand-alone application, swapping out the demolition of derelict structures for a newbuild should be fairly straight forward and obtain a qualified “yes” permission. Especially given the circumstances and Equality Act 2010 matters.
“However, if this whole effort is made into a single application for the renovation of the full lighthouse station, it may be wise to add an extra “sacrificial” element that can be surrendered to the planning officers as a fig-leaf in the event of third-party objections pre/during/post application.”
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What Does This Look Like?
For the purposes of preparing a pre-application presentation for Aberdeenshire Planning Officers, here are the DRAFT drawings (the architect will CAD the designs to be fit for purpose).
B]. Transformation of ground floor Flat~1 into two lettable units.
RECOMMEND that NO application be made to change ONE short-term-let unit into TWO.
Better chance of an application being granted for ONE unit (and arrange the internal design so that it is capable of use as “adjoining suites” in a hotel).
“In other words TWO lettable areas or ONE lettable are depending on whether the adjoining suite (usually double-doors) are unlocked or not.”
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^^ Recommended Layout For ONE Unit ^^
^^ Capable of Two Customers ^^
The "short-term-let" is a major planning hurdle in and of itself.
To add an extra C5 would likely prove fatal to the application.
This layout should solve the problem.
In reply to any issue raised by planners (and as part of the submission), one extra parking space can be created out of the front lawn rea (though check the title deeds as these sometimes contain specific caveats).
The demerit to this second car parking space is that it would block in and obstruct a second (separate-guest) car.
A third parking place should be explored if possible.
^^ This Illustration Shows How ^^
^^ An Extra Parking Place Can Be Created ^^
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C]. Head title owner’s permission to demolish dilapidated buildings and build a single-storey, disability enabled home on a similar area/footprint to the demolished parts.
“Sorry Russ, there is no room for a home-office study without obscuring your neighbours west-facing window. The recommendation is at a later stage to seek a minor planning application for a separate stand-alone office elsewhere within your grounds. Perhaps, the ruinous structure at the easterly side of the neighbour’s “Mess Room” building.
The home-office would/could be built at what is termed “Outbuilding 4” on the attached drone photograph…
For now, this footprint at demolished “Outbuilding 1” should be sufficient to fulfil the needs for ground-floor disability compliant dwelling caused by post-spinal surgery and the imminent spinal surgery of the client…
^^ Proposed Newbuild Design ^^
^^ Based on Northern Lighthouse Board Vernacular ^^
^^ Proposed Newbuild Location ^^
^^ Swapping Out Old Derelict Buildings ^^
^^ For Similar Newbuild Footprint ^^
Reduction In Size
Example In The Oblique
Reduction In Size
Example In The Oblique
Reduction In Size
Example In The Oblique
These latter photographs are of an existing Northern Lighthouse Board “newbuild” at Noss Head Lighthouse Station near John O’Groats in Caithness.
The planning application for To Head Lighthouse Station, Aberdeenshire is to propose a newbuild of the latter (smaller) single-storey structure as photographed from an oblique angle.
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Precedent
If push-back is experienced from the council planning department (or more likely) stakeholders, the following precedent is worthwhile studying and may assist with progression of the application or parts thereof.
^^ Our Engine House Structure At Noss Head Lighthouse Station ^^
Original Planning Permission was GRANTED…
Click Here
Russ McLean offered a full refund to the original buyer/owner of the Engine House, plus £10,000 towards her costs as she had clearly had a change of heart and “buyer’s remorse.”
This offer was declined.
A reader of our Lighthouse Bulletin website subsequently bought the Engine House and we assisted as best we could.
As happens in these cases, the NEW owner had their own design preferences. So a NEW planning application for this Noss Head Lighthouse Station Engine House was made and GRANTED…
^^ The Old Engine House, Noss Head Lighthouse Station ^^
New Application
Click Here
New Applicants PHOTOGRAPHS of the complete project…
Click Here
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