Vehicle repair business at Mains Of Park, Lonmay, Fraserburgh

What was proposed

The application sought retrospective permission to change an agricultural building into a Class 5 vehicle repair business.

“Full Planning Permission for Change of Use from Agricultural to Vehicle Repair Business (Class 5) (Retrospective) at Mains of Park, Lonmay, Fraserburgh, AB43 8RX”

“This application seeks full planning permission for the change of use of an agricultural building to a vehicle repair business (Use Class 5) at Mains of Park, Lonmay, Fraserburgh. This is a retrospective application.”

Officer report

The site and building

The site is beside agricultural buildings and two homes, with the existing shed set beside an unclassified road off the A952.

“The site is located approximately 10 kilometres south of Fraserburgh and 8 kilometres north of Mintlaw. It is accessed via an unclassified road off the A952. Adjacent the application site are a number of agricultural buildings, and there are two dwellinghouses located to the east of the application site.”

“The agricultural shed subject to this application measures approximately 32 metres in length, 12 metres in width, and 7 metres in height. A lean-to extension is attached to the western elevation, which houses a biomass boiler. The lean-to measures approximately 22 metres in length, 5.7 metres in width, and 4.3 metres in height at its highest point.”

Officer report

What officers recommended

Officers recommended refusal because the proposal did not meet the tests for countryside business development or reuse of a redundant building.

“The site lies outwith a defined settlement boundary and is not allocated for employment or business use within the Aberdeenshire Local Development Plan 2023 (ALDP 2023). The principle of the proposed development requires to be assessed against policies relating to employment land, development in the countryside, and business and industrial uses.”

“The proposal also relies on the reuse of an existing agricultural building to support development in the countryside. While Policy R2 of the ALDP 2023 and Policy 9 of NPF4 support the reuse of redundant or derelict non‑domestic buildings in principle, such support is contingent on redundancy being demonstrated.”

Officer report

Other planning issues

Officers found no significant concerns about design, residential amenity, contamination, noise, access, parking, servicing or drainage.

“Accordingly, the proposal does not raise significant concerns in terms of layout, siting or design and is not in conflict with ALDP 2023 Policy P1 or NOF4 Policy 14 as outlined above, although it should be noted that impacts related to noise are discussed below.”

“Access, parking and servicing have been assessed by the Council’s Roads Development team. An initial objection was raised in relation to access arrangements and visibility splays; however, following the submission of additional information, no objection is raised, subject to conditions requiring the provision of a suitable access and visibility splays.”

Officer report

Consultation responses

Environmental Health sought operating-hour conditions, while Roads Development withdrew its objection after further access and visibility information.

“Environment and Infrastructure Services (Environmental Health) commented that it is noted that there is a biomass boiler on site. If this is to be used it shall adhere to the conditions on planning application APP/2019/1729. Additionally, seeks conditions on operating hours.”

“Environment and Infrastructure Services (Roads Development) initially objected to the proposal, requesting additional information regarding access arrangements and visibility splay. Following submission of the requested details, Roads Development advised that it has no objections subject to conditions, including the provision of paved access with appropriate visibility splays.”

Officer report

Public representations

No valid representations were received about the application.

“No valid representations have been received.”

Officer report

Who spoke

The committee heard from the Senior Planning Officer and the agent, who addressed alternative sites, redundancy and accessibility.

The committee’s view

The committee considered the former farm building redundant, the site sustainably located, and the search for alternative premises unsuccessful.

“(a) it has been demonstrated that the former farm building was redundant from its original agricultural purpose and has been successfully repurposed…”

“(b) the site is sustainably located and benefits from access to a regular bus service…”

Minutes

The vote

The committee unanimously agreed to delegate approval to the Head of Planning and Environment, subject to appropriate conditions.

“Following a full discussion, the Committee unanimously agreed:-”

“(1) that the application be delegated to the Head of Planning and Environment to Grant Full Planning Permission, subject to appropriate conditions; and…”

Minutes

The decision

Permission was delegated for approval because the proposal was considered policy-compliant, supported rural economic activity and had no suitable alternative site.

“(d) the proposal supports economic activity within the rural area, with the business employing three members of staff and having made a significant investment in the rural economy…”

Minutes