Holiday let to dwelling at The Coach House Gateside Steading, Lumphanan

What was proposed

Retrospective permission was sought to change an ancillary garage and holiday accommodation into a dwellinghouse and split the feu.

“Full Planning Permission for Change of Use from Ancillary Garage and Self Catering Holiday Accommodation (First Floor) to Dwellinghouse (Class 9) and Feu Split (Retrospective) at The Coach House, Gateside Steading, Lumphanan, Aberdeenshire, AB31 4RJ”

“Full planning permission is sought retrospectively for a change of use of a structure from an ancillary building and holiday accommodation to form a dwellinghouse (Class 9) and feu split at The Coach House, Gateside Steading, located approximately 3 km north of the settlement boundary of Lumphanan.”

Officer report

The site and surroundings

The 677-square-metre site contains a one-and-a-half-storey building beside converted steading units and is surrounded mainly by agricultural fields.

“The 677 m 2 site (excluding the access) is located to the northwest of Gateside Steading, a converted steading which contains 2 planning units: a holiday let known as The Bothy and a dwellinghouse known as The Hideaway. The site is accessed via a private track shared with Gateside Steading and is bound by agricultural fields to the north, east and west, with the curtilage of Gateside Steading to the southeast and Gateside, a detached dwellinghouse, further to the south.”

Officer report

Earlier permissions and enforcement

The building was approved as ancillary accommodation, but full-time occupation led to enforcement action and related breaches were later addressed through another permission.

“This proposal seeks a change of use for the structure from a short term holiday let to a dwellinghouse (Class 9) in response to a planning enforcement case (COMP/2023/0365) which was opened in response to evidence of this unit being occupied full time, amongst other potential breaches in planning involving the subdivision of Gateside Steading into 2 units.”

“COMP/2023/0365- An enforcement case was opened related to the alleged unauthorised change of use of building to short term lets and erection of ancillary buildings. Evidence was provided that the subdivision of the steading was carried out more than 10 years ago and therefore immune from enforcement action but the use of the Coach House as a dwellinghouse was in breach of planning permission and required retrospective planning permission to resolve the issue.”

Officer report

Consultation responses

Roads officers had no objection subject to parking, turning and bin-store conditions, Scottish Water confirmed public supply capacity, and other consultees raised no objection.

“Environment and Infrastructure Services (Roads Development) has reviewed the proposal and has no objection subject to conditions requiring the provision of parking spaces, a turning area, and a bin uplift store area.”

“Scottish Water has stated that there is public water supply in the area and capacity to serve the site.”

Officer report

Objection received

One valid objection raised concerns about enforcement-related applications and drainage adequacy; officers considered those matters addressed.

“A total of 1 valid representation (objection) has been received as defined in the Scheme of Governance. All issues raised have been considered. The letters raise the following material issues:”

“Enforcement case requires submission of additional planning application in relation to breaches in planning • Drainage system inadequacy…”

Officer report

Who spoke

The Senior Planner presented the application and responded to Members’ questions about the original holiday accommodation and drainage system.

Decision and conditions

The committee granted permission with requirements for three parking spaces, a turning area and a permanently retained refuse-bin store.

“(a) Off street parking for three cars, surfaced in hard standing materials must be provided within the site.”

“(c) A refuse bin uplift store area has been provided and surfaced in accordance with the details shown on the approved plan. Once provided, the refuse bin uplift store area shall thereafter be permanently retained as such.”

Minutes