A former planning chief has told the News that he is opposed to a plush new housing development in Largs because it would restrict open space views of the town's seafront.
Plans for the site at 68 Greenock Road have been lodged with North Ayrshire Council (NAC) by Maurice McMillan.
Mr McMillan wants to build a new three or four bedroomed home in the garden in front of the existing residential property at the address.
The new building, if permission is granted, would be located next to the junction of Douglas Street and the A78.
Mr McMillan told the News that he believes that the development is in accordance with the local building lines, and does not reduce the outlook to the hills from Greenock Road.
He also pointed out that the site is within a zone marked by NAC as suitable for residential development.
In his application, Mr McMillan said that he had discussions with a North Ayrshire Council planning officer.
He said: "We looked at various designs and building orientations for each scheme to minimise any impact on surrounding properties.
"The final design is angled for this purpose and to enjoy the benefit of the views.
"Projected building lines from homes on Douglas Street and Greenock Road highlight a potential plot for a new dwelling within the grounds of 68 Greenock Road."
But North Coast councillor Tom Marshall, who was formerly chair of the planning committee at NAC, says he believes the proposed development is contrary to the development brief for Greenock Road.
He said: "The argument for the development brief, when you come into Largs from the north, is that you get a clear vista of the seafront and the back hills - and if there were to be buildings further forward that it would restrict the view of the esplanade.
"I would imagine that North Ayrshire planners would not recommend approval on that basis - but then it would have to be decided by the planning committee."
The planning committee does not have to make a decision in line with officers' recommendation - and Cllr Marshall pointed to a recent case where councillors reached a different decision to NAC officials, namely the controversial Cumbrae solar farm
The local authority's planning department recommended approval, but the planning committee decided to turn down the Cumbrae plans.
A spokesperson for North Ayrshire Council said: “A planning application has been submitted for a detached dwellinghouse on a site to the west of 68 Greenock Road, Largs. The application is currently in the consultation phase and the public can comment on the application until June 21, 2023.
“The siting of the proposed building, along with all other material considerations, will be taken into account as part of the determination of the application.”
The original development brief for Greenock Road states: "The sites on Greenock Road and Brisbane Street are the northern-most plots which are seen as part of the seafront.
"Coming from the north crossing Douglas Street effectively marks the arrival on the esplanade. The sites therefore have to be considered as part of the residential seafront townscape which runs north from Nardini’s.
"This seafront has a number of unique characteristics which give the esplanade a particular character and amenity value. The buildings to the east of the main Greenock Road are set back a variety of distances from the road.
"This has encouraged a cultivated landscape edge along the road, particularly at Moorburn and Brooksby House, where a parkland has developed.
"This cultivated landscape provides a foil to the flatter open esplanade and provides a sheltered hinterland to the seafront. This is a significant feature of this part of Largs.
"The buildings themselves then serve as a backdrop to this open space.
"The spaces between the buildings allow views from the esplanade of the hills behind - Largs is seen to sit between the sea and the hills."
Speaking to the News, Mr McMillan said he hoped his development would get the green light.
"I don't see how it is interfering with the seafront or the prom, and it is right opposite Vanduara," he said.
""We spoke to a planning officer and outlined various options including an annex but they actually advised us that we go for a detached house.
"I haven't spoken to Cllr Marshall so I am not aware of it being contrary to any planning procedures."
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