52 affordable homes at Land To The East Of Syme Road/Findlater Court/Riddell Avenue And West Of Glasgow Road, Lochside

What was proposed

The application proposed 52 homes in three clusters, with landscaping, public-realm works, improved paths, parking and a support hub for independent living.

“Proposal 1.3 Planning permission is sought for the erection of 52 dwellings to be grouped in three separate clusters throughout the site with associated public realm works including landscaping and re-routing of pedestrian linkages in the remaining open space.”

“The housing proposed would be a mix of semi-detached and terraced houses, bungalows, and cottage flats, all of which would be either 1 or 2 storey and accommodating between 1-5 bedrooms. The dwellings would have their own amenity space, both private and communal, along with dedicated areas for bin storage and parking.”

Officer report

The site and surroundings

The site was 3.9 hectares of protected open space with grass, play equipment, trees and footpaths, surrounded by housing, open space and the A76.

“The site is an elongated and irregular shaped area of protected open space, as identified within LDP2, extending to some 3.9 Ha, within the Lochside neighbourhood of Dumfries. It is made up predominantly of open grass with some play equipment in the northern end and trees scattered throughout, most notably a cluster in the central section, footpaths cut through the site with relatively flat topography.”

Officer report

Earlier planning history

Before the application, a Proposal of Application Notice was submitted because the development was classed as major.

“Planning History 1.6 Prior to the lodging of this application, related submissions were received. A Proposal of Application Notice was made (25/1139/PAN) due to the proposal being a Major development.”

Officer report

Why officers supported it

Officers considered the affordable housing, retained and enhanced open space, improved green infrastructure and wider regeneration benefits sufficient to support approval despite a slight policy departure.

“Although the area of protected public open space in this location would be reduced it is recognised that the area was underutilised and without meaningful purpose, ecological or amenity value and so, whilst providing a large area in terms of quantity of open space, it fails to meet the quality criteria of successful areas.”

“Taking all of the above into consideration, the reduction in the quantity of open space in this location can, therefore, be accepted through the beneficial development of part of the site for affordable housing and the retention and enhancement of the remaining areas of open space and green infrastructure.”

Officer report

Traffic and other impacts

Officers concluded that traffic, parking, road safety, flooding, drainage, ecology, contamination and archaeology could be acceptably addressed, including through conditions.

“Traffic Generation, Access, Parking and Road Safety 4.16 LDP2 Policies OP1 and T2 require developments to prioritise and be well served by the most sustainable modes of travel available, minimising the need for travel by car and encouraging active and other more sustainable forms of travel whilst avoiding or mitigating any adverse impact on the transport network or road safety.”

“Although a matter of concern, as raised by the objector, the findings of the Transport Assessment conclude that there would be no material adverse impact on the local road network as a result of the development. Neither Transport Scotland nor the Council Roads Officer disagree with these findings. As a result, officers conclude that the development can be accommodated without any unacceptably adverse impact on the existing road infrastructure or road safety.”

Officer report

What consultees said

Council services and consultees raised no objections in principle, while some requested conditions or detailed changes concerning roads, contamination, archaeology and design.

“Council Roads Team Leader – No objections in principle, observations made and clarification sought on a number of minor detailed design issues such as extent of adoptable roads, boundary treatment, pedestrian/parking conflict, reorientation of individual spaces, parking allocation.”

“Council Contaminated Land Officer – No objections subject to conditions securing a site investigation given historical records of waste disposal in the vicinity.”

Officer report

Who spoke

The committee heard from the agent and the applicant.

The committee decision

The committee approved application 26/0526/FUL subject to the conditions set out for the development.

“APPROVED application 26/0526/FUL subject to conditions as detailed in the report.”

Minutes