Five rural homes at Land To South-East Of Carsluith Bridge, Carsluith

What was proposed

Planning permission in principle was sought for five houses, arranged mainly along the public road and served by one vehicle access.

“The site of the proposed development comprises a narrow and roughly triangular parcel of greenfield land extending to an area of approximately 0.58 hectares, and lies between the U279w public road and the A75 Trunk Road to the south-east of Carsluith.”

“Planning permission in principle is sought for the erection of a residential development comprising 5 dwellinghouses. An indicative site plan submitted with the application shows the dwellinghouses laid out in a largely linear pattern fronting onto the U279w public road, and being served by a single vehicular access.”

Officer report

Earlier applications

An earlier four-house proposal was refused after review, and a later repeat application was declined for consideration.

“The relevant planning history is noted as follows: 24/1667/PIP – residential development (4 dwellinghouses) – declined to consider under Section 39(1) of The Town and Country Planning (Scotland) Act 1997, which affords a planning authority discretionary powers to decline repeat planning applications where: 1) the Local Review Body has, within the previous 5 years, upheld a determination on review in respect of a similar application; and, 2) in the opinion of the planning…”

Officer report

What officers recommended

Officers recommended refusal because the site lay beyond Carsluith’s natural boundary, created unacceptable ribbon development and met none of the countryside housing circumstances.

“In considering the boundaries of villages, an assessment must be made on a case-by-case basis, as LDP2 does not define settlement boundaries or provide inset maps in such instances. With regard to Carsluith, there is a clear natural and defensible boundary on the south-eastern edge of the established village in the form of Carsluith Burn.”

“As it is considered that the application site falls outwith the natural village boundary of Carsluith, consideration must therefore be given to LDP2 Policy H3 in relation to Housing in the Countryside. Policy H3 only supports development for new residential development in the countryside where one or more of seven stated criteria are met.”

Officer report

Affordable housing did not outweigh concerns

Although five homes triggered affordable housing requirements, officers considered this did not overcome the unacceptable development principle.

“This application seeks planning permission in principle for five dwellinghouses on an area of land where the LRB refused four dwellinghouses. By increasing the number of dwellinghouses proposed, the development now meets the threshold where 20% of residential units are required to be affordable, or a developer contribution in lieu of affordable units be provided.”

“Developer Contributions 4.17 This application is for the erection of five dwellinghouses and, on that basis, the proposed development reaches the threshold for developer contributions in respect of affordable housing and open space provision.”

Officer report

Consultation responses

The roads team, Scottish Water and Transport Scotland had no objections; roads conditions were proposed for access, visibility and parking.

“Council Roads Team – No objections subject to conditions in respect of access layout, visibility splays and parking provision.”

“PUBLIC PUBLIC 2.2 Scottish Water – No objections.”

Officer report

Who spoke

Jackie McCamon, an elected member, addressed the committee.

The committee’s decision

The committee refused application 26/0521/PIP on the grounds detailed in the report.

“REFUSED application 26/0521/PIP on the grounds as detailed in the report.”

Minutes