Holiday lodge at Land Adjacent To The West Of 33 Kirk Road, Newport-on-Tay

“Permission is sought for the siting of a single holiday accommodation unit together with associated decking, landscaping works, drainage infrastructure, service connections and ancillary development. The proposed unit would operate as commercial short-term holiday accommodation. The accommodation has been described by the applicant as a holiday lodge/cabin.”

“The application is accompanied by a Percolation Testing and Sustainable Urban Drainage Design Report, drainage details, a supporting planning statement, low carbon sustainability information and biodiversity enhancement proposals. The submitted drainage information includes proposals for both foul and surface water drainage.”

“The application site comprises an irregular parcel of land located to the west of No. Kirk Road, Newport on Tay and extends to approximately 0.14 hectares. The site is positioned towards the western edge of the established built-up area of Newport on Tay and lies within the settlement boundary as defined by the Adopted FIFEplan (2017).”

“The site contains evidence of previous development in the form of a substantial area of former hardstanding and foundations associated with a building that previously occupied part of the site. Remnants of this development remain visible on the ground and contribute to the previously developed character of the land. A small timber structure is also present within the site.”

“- 25/00591/FULL, change of use of land to allow siting of mobile sauna unit and associated works, approved December 2025.”

“The approved sauna development (Ref. 25/00591/FULL) is located on land adjacent to the application site and forms part of the planning context relevant to the assessment of the current proposal. The approval demonstrates that a tourism and recreational use has previously been found acceptable in this locality.”

“The proposal represents a small-scale tourism accommodation development within an established settlement where visitors would have access to existing services, facilities and public transport connections. The site is located alongside the approved Tay Retreats sauna facility and forms part of an area that already accommodates tourism and recreational uses.”

“While objections have questioned the adequacy of the submitted information and the acceptability of the proposal in policy terms, the Planning Authority is satisfied that sufficient information has been provided to enable a robust assessment of the development and its impacts.”

“Scottish Water No objections. TDM, Planning Services TDM Object. Whilst acknowledging that the proposal would generate a relatively limited level of traffic, concerns are raised regarding the suitability of the existing access arrangements and local road network, including restricted visibility and constrained road geometry, and the resulting impact on the safety and convenience of road users. Representation Summary…”

“18 Representations have been received, 1 making General comments and 17 objecting, including one from Community Council on the following grounds;”

“26/00368/FULL - LAND ADJACENT TO THE WEST OF 33 KIRK ROAD, NEWPORT ON TAY The committee considered a report by the Head of Planning, Climate and Sustainability Service relating to an application for the change of use of land to allow siting of commercial holiday let accommodation (Sui Generis).”

“Having received a majority of votes, the motion to refuse the application was carried.”

“Decision The committee refused the application on the grounds that the proposed development was contrary to Policies 13 and 14 of National Planning Framework 4 (NPF4) (2023) and Policies 1 and 3 of the Adopted FIFEplan (2017) - due to its detrimental impact on existing access arrangements and local road network, including restricted visibility and constrained road geometry, which would have a detrimental impact on the safety of road users.”