318-home residential development at Land To The West Of Hillbrae Way, Newmachar

What was proposed

The application sought 158 fully approved homes in Phase 1 and permission in principle for residential development and infrastructure in Phases 2 and 3.

“Planning Permission in Principle for Residential Development and Associated Infrastructure (Phases 2 and 3) and Full Planning Permission for Erection of 158 Dwellinghouses and Associated Infrastructure (Phase 1) at Land to the West of Hillbrae Way, Newmachar…”

Officer report

The site and surroundings

The site consists of agricultural fields within Newmachar, beside roads, existing homes, a cemetery, footpaths, a burn and Hillbrae Way.

“The site, at present, is a series of agricultural fields. The site rises from its lowest part on the eastern boundary to higher parts to the west. To the northern boundary the site is bound by the B979. On the opposite side of the B979 to the application site is the Formartine and Buchan Way. At the western boundary of the site there is a crossroads where the B979 meets Station Road. Station Road forms the site’s western boundary.”

“To the east the site is bound by Hillbrae Way and there are hedgerows on this boundary and a few trees. On the opposite side of Hillbrae Way to the application site there is a detached bungalow (Loch an Eilein) which has its main outlook to the south. To the south of Loch an Eilein and within the application site a new vehicle access has been formed along with the foundations of a housing plot. These works were carried out as part of the implementation of APP/2017/1399.”

Officer report

Planning history and land allocation

The site has housing allocations, earlier permissions and works already started, while land reserved for a primary school was proposed for housing and open space.

“The site is within the settlement boundary of Newmachar as defined by LDP2023 and is subject to two allocations. Most of the site is covered by OP1:Hillbrae Way for 340 homes. The OP1 allocation text in the Settlement Statement notes that, ‘A Masterplan for the site was also agreed by the…”

“The second allocation is R2 and this is land reserved for the development of a primary school. Within the extent of the whole site area (15.19ha) an area of 2.5ha makes up the R2 reserved land. Around half of the R2 land is within Phase 1.”

Officer report

What consultees said

Most consultees raised no objection, while contributions were agreed for healthcare, sport, recreation and waste, alongside affordable housing requirements.

“Business Services (Developer Obligations) – advises that the applicant has agreed to the developer contributions relating to sport and recreation, healthcare and waste. Affordable housing has also been agreed for Phase 1 including a commuted sum. The requirements for affordable housing provision will be secured in the Section 75 for future Phases and the subsequent MSC applications will consider their design and siting etc.”

“Environment and Infrastructure Services (Planning Policy) – acknowledges that previous application has discharged the Section 75 Agreement requirements to reserve the primary school site and primary school contributions. The R2 protected land does however remain in the extant LDP2023 and as such the principle of housing on land reserved in LDP2023 for housing constitutes a departure.”

Officer report

Who spoke to the committee

The committee heard from the applicant’s representative, who highlighted the site’s planning history and said the proposals mirrored the live permission.

Members’ discussion

Members asked about schools, drainage, open space, play equipment, transport, paths, health services, affordable housing, traffic calming and connectivity.

“secondary education provision (given the current rezoning) • the inclusion of SUDS within open space calculation • Provision of play equipment • Public transport arrangements • Provision of pavements around the perimeter of the site • Health provision pressures • Positioning of affordable housing • Land ownership for linked paths to the town centre • Traffic calming • Drainage…”

“The Committee was generally content with the proposals following reassurances provided in relation to open space, drainage and connectivity. However, there was an increasing concern about the pressure of new development on health services, in particular, on difficulties being faced in recruiting GPs for practices.”

Minutes