Plans to develop a large holiday park on the site of a former oil storage depot near Ardrossan have been unanimously rejected by councillors, following concerns over site access, emergency vehicle movement, heritage impact, and environmental considerations.
The proposal, submitted for the former Montfode Oil Storage Depot, sought planning permission for the creation of a holiday park comprising 160 holiday chalets, a facilities hub, access roads, landscaping, open space, and associated works.
The site, which has reportedly been unused for more than 30 years, covers approximately 11.25 hectares in total, with the holiday park itself occupying around 10.1 hectares. The development area is located north-west and west of Montfode Farm and east of the Largs to Kilwinning railway line, with access proposed from the A78.
During deliberations, North Coast Independent Councillor Ian Murdoch raised concerns about the scale of the proposal relative to the site’s access constraints. He said: “I am concerned about the size of the project for such a poor access and the amount of potential pedestrian vehicle movement. It is a really difficult site to access, and I do not see how we can accept it.”
According to STV News, Kilwinning councillor Scott Davidson acknowledged some positive elements of the scheme but highlighted significant risks. He said, “I like the look of the plan, and we are usually jumping at the chance for a contaminated area to be cleaned up. It is still a significant area of history and heritage.”
He added: “It is very tight extended in terms of width and height and gridlock cold stop emergency vehicles getting in and every second counts when anyone is in dire needs of help.”
Plans indicated that an access road approximately 1.35 kilometres in length would be formed from the existing route to Montfode Farm, creating a loop layout with chalets positioned on either side.
A visitor office and a chalet described as a show home were proposed at the entrance, while the facilities hub, open space, recreation areas, and a sustainable urban drainage pond would be located within the centre of the loop.
Each two-storey chalet would be positioned on its own deck and include a hot tub and parking space, with internal layouts comprising two bedrooms, a bathroom, and a combined lounge and kitchen area. The facilities hub was to include a restaurant, swimming pool, play area, and gym or beauty therapy suite.
Environmental assessments submitted with the application identified a moderate risk of contamination due to the site’s former use as an oil depot, with a Phase 2 intrusive ground investigation recommended prior to any development.
Ecological reports noted the presence of grassland, heathland, peatland, and coastal habitats, as well as two badger setts, although the accuracy of the Biodiversity Report was questioned by commentators.
Chief Planning Officer Allan Finlayson outlined the reasons for recommending refusal, stating: “The proposal would have inadequate access, which does not prioritise the need for active travel over private vehicles.”
He added that the site “would not be adequately accessible to emergency vehicles” and that the setting of the Montfode Castle scheduled monument would be “significantly adversely affected.” He concluded: “For the reason given above, the proposal is not considered to constitute sustainable development.”
The planning committee unanimously rejected the application, following a motion by Councillor Davidson that was seconded by Councillor Ronnie Stalker.
For operators and developers in the outdoor hospitality and holiday park sector, the decision highlights the importance of early engagement on access design, emergency vehicle provision, heritage constraints, and the robustness of environmental and biodiversity assessments.
Proposals involving brownfield or contaminated sites may present opportunities, but local planning policy compliance and demonstrable mitigation measures remain critical factors in determining outcomes.