Plans for a controversial tourist development on the banks of Loch Lomond have been rejected by the Scottish Government.
Lomond Banks – which is owned by the theme park operator Flamingo Land – had sought permission to build two hotels, a water park, and more than 100 lodges at the site near Balloch.
The plans resulted in widespread public backlash, with more than 150,000 people signing a Scottish Greens-organised petition against the resort.
After a revised set of proposals were rejected by the Loch Lomond and Trossachs National Park authority in September 2024, a Scottish Government Reporter overturned the verdict on appeal.
However, Scottish Ministers reversed that decision on Tuesday, disagreeing with the government’s previous conclusions that the development would create a conflict with Scotland’s National Park Aims.
A report says that the rejection was "a finely balanced decision" and concedes that allowing the resort reap economic benefits for the area.
However, ministers said that "significant concerns relating to flood risk and woodland loss” had been identified.
They added: “When taken together with the other development plan conflicts identified, the proposed development does not comply with the development plan overall".
The ministers’ formal decision reads: “The material considerations do not outweigh the identified policy conflicts with the development plan in this instance.
“Accordingly, for the reasons given above, the Scottish Ministers hereby dismiss the appeal and refuse planning permission in principle for the proposed development.”
Read more:
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- Almost 100,000 against Flamingo Land resort at Loch Lomond
- Date set for decision on controversial Flamingo Land proposals for Loch Lomond
Taking to X to celebrate the dismissal, Scottish Greens co-leader Ross Greer wrote: “Flamingo Land has finally been rejected!
“For the last decade we have fought to save Loch Lomond from this destructive mega-resort plan.
“Thank you to the 155,000 people who joined our movement. This is your victory.”
Greer had been critical of the government’s stance on Flamingo Land, telling The Herald last summer that they had made “deeply questionable decisions”.
A Scottish Government spokesperson previously said: “Ministers decided to recall the Lomond Banks appeal as the proposed development raises issues of national significance in view of its potential impact on Loch Lomond and the Trossachs National Park.”
Heather Reid, Convener of Loch Lomond & The Trossachs National Park Authority, said: "In September 2024, our Board voted unanimously to refuse the Lomond Banks planning application. Today, Scottish Ministers confirmed their decision to dismiss the appeal against that decision. This means the National Park Authority’s refusal of planning permission in principle stands.
"We very much welcome this decision, which largely vindicates and aligns with key conclusions reached by both our Planning Officers’ recommendation and our Board in its unanimous refusal of this application. It also provides welcome clarity as to how National Planning Framework 4 policies on flooding, woodland protection and biodiversity should be applied. This is a successful outcome that recognises the statutory aims of the National Park and supports the long-term vision for the National Park set out in our National Park Partnership Plan - a vision where people and nature not only coexist, but thrive together.
“Our Planning Officers will now review the Ministers’ decision in full and consider all accompanying report details. There remains a six-week period during which the applicant or a third party may seek a legal challenge to the decision. Meanwhile, our long-term commitment to working with the local community in Balloch continues, ensuring their voices and priorities help shape future land use, including through the current preparation of its Local Place Plan and the Balloch Pierhead Improvement Action Plan.”
Jim Paterson, the development director for Lomond Banks, said it was “extremely disappointed” by the decision, adding the plans “represented a transformational investment in Balloch and the wider area, delivering significant employment, regeneration and long-term economic benefits to one of Scotland’s most disadvantaged communities”.
Mr Paterson said: “The independent reporter appointed by the Scottish Government carefully assessed the application and was still minded to recommend approval, recognising the substantial socio-economic, tourism and heritage benefits the project would bring.
“Today’s outcome is dismissive of the reporter’s recommendation and flies in the face of what this area was ear-marked to accomplish, which is bad news for Scottish business and tourism as a whole, not to mention the local people who will now miss out on jobs, local supply chain opportunities and wider investment as a result.”
He continued: “We note that the ministers’ reasons for refusal relate primarily to flood risk modelling and ancient woodland impacts.
“We remain confident that these matters can be fully addressed through detailed design, further technical assessment and appropriate mitigation, as is standard practice at the planning permission in principle stage.
“We will now carefully review the decision in full and consider our options.”
