Planning application
25/01725/NMA
Clamshell Cave Staffa Argyll And Bute
Proposal
Non Material Amendment relative to Planning Permission 21/01929/PP - Proposed new stairway and replacement handrails, formation of new visitor platform at the top of existing jetty and over previous walkway - Following the completion of the jetty works on the Isle of Staffa, a new team has developed plans for a less complex and less intrusive staircase structure than was originally planned. The original plans included substantial breaking out of the natural rock strata in order to accommodate the stairs which brings significant risks to the stability of the rock. The original plans included steps made of pre-cast concrete set into steel runners and supported on concrete foundations. The revised plans now include a lighter superstructure made of mild steel and Glass Reinforced Plastic (GRP) which is more than sufficiently durable and will be coloured dark grey to blend with the surrounding rock. Concrete foundations will be coloured dark grey and will be supported by hidden dowels drilled into the rock. An advantage of the new plan is that, once installed, the stairs can easily be removed in the future and simply replaced. The location of the stairs has not changed. The positioning of the stairs has been modified very slightly in order to minimise any need for breaking out existing rock. The gradient of the stairs varies but the new plan incorporates a continuous, flowing, single structure with steps all of the same width (900mm). Overall this amendment will greatly improve the accessibility, safety and visual appearance of the existing Staffa staircase.
As published by the council, reference 25/01725/NMA
Timeline
Dates from the published record
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15 Oct 2025
Received by Argyll and Bute
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20 Oct 2025
Decision issued: Application Approved
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28 Jul 2026
Added to PlanIndex
What a grant of permission means
The process from here
Permission has been granted, usually subject to conditions listed on the decision notice, some of which must be discharged before work starts. The decision notice on the council portal sets out exactly what was approved.
Work must normally begin within three years of the decision or the permission lapses. Neighbours cannot appeal a grant; challenging one means judicial review of how the decision was made, within tight time limits.
About amendments applications
How this application type works
An amendment application changes a permission that already exists. Non-material amendments cover small adjustments with no wider effect, while minor material amendments, usually made by varying a condition, allow modest design changes without a fresh application. Anything beyond that needs a new permission, so the scope here is deliberately narrow.
Other amendments applications
In Argyll and Bute
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26/01236/NMA Granted
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26/01260/NMA Awaiting decision
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26/01249/NMA Awaiting decision
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26/01256/NMA Awaiting decision
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26/01246/NMA Awaiting decision
Plot 1 Barone Park Farm Rothesay Isle Of Bute Argyll And Bute
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