Two houses and garage at Keldroseed, Lyking Road, Sandwick, Wasbister

What was proposed

The application proposed replacing a redundant house, demolishing the existing building, and erecting an additional house and garage.

“Item: Planning Committee: March 2026. Proposed Erection of House, Demolition of Redundant House and Erection of Replacement House and Garage at Keldroseed, Lyking Road, Sandwick. Report by Director of Infrastructure and Organisational Development. 1.Overview 1.1.This report considers an application for the erection of two houses at Keldroseed, Lyking Road, Sandwick.”

Officer report

Earlier advice

There was no recorded planning history, and officers had advised that the proposal could be split so the replacement house could proceed separately.

“Page 3. 5.Relevant Planning History 5.1.There are no records of planning history of the site. 5.2.No pre-application advice was provided prior to submission of the application. However, given the uncertainty regarding the additional house proposed, advice was provided at the validation stage as follows: “...To be absolutely fair to any applicant before a fee is taken and the application validated, we try to be clear on the implications.”

“Therefore, please (1) confirm the policy provision proposed for each house, and (2) provide any evidence that the building was ever occupied as a house. If nothing can be provided, as you know the application would have to be determined on that basis. And you would choose to proceed with the submission based on this clear advice.”

Officer report

Main planning issues

The replacement house was acceptable in principle, but the additional house met none of the countryside housing criteria and removing scrub would not enhance biodiversity.

“8.7.In cases where the redundant former house has no architectural and/or historic merit, as is the case, the building may be demolished as part of the development, with the replacement house located on the same site. That is the nature of the development as proposed. The principle of the replacement house is therefore acceptable.”

“Page 9. • (iv) The proposed additional house is not on brownfield land (noting the definition of a brownfield site as land where contaminants are present or suspected of being present and including man-made features exceeding 2m in height). • (v) The additional house does not comprise the subdivision of an existing house or its residential curtilage.”

Officer report

Consultation responses

Roads Services and Scottish Water raised no objection, while environmental advice highlighted protected wildlife and requested diverse wildlife-supporting planting.

“Replacing scrub and long grass with managed lawns would not constitute biodiversity enhancement. To achieve genuine enhancement, the landscaping scheme should clearly specify diverse, wildlife-supporting planting, including native species and flowering plants that benefit pollinators across seasons.” Scottish Water 3.3.No objection. 4.Representations 4.1.No valid representations (objections) have been received.”

Officer report

Who spoke

The applicant’s representative made representations to the committee during consideration of the application.

The decision

Planning permission was refused for the two-house proposal and associated demolition, replacement house and garage.

“25/368/PP Proposed Erection of House, Demolition of Redundant House and Erection of Replacement House and Garage at Keldroseed, Lyking Road, Sandwick Councillor W Leslie Manson declared an interest in this item, in that he was an occasional walking companion of the applicant’s representative, and was not present during discussion thereof. Stephen Kemp, representing the applicant, [the applicant] (Contractors) Ltd, was present during consideration of this item.”

Minutes