11 affordable homes at Former Ellon Academy Annex Site, Ellon

“The application site is a cleared area of brownfield land located within the centre of Ellon settlement, extending to approximately 2193 sqm in size. It forms part of the allocated OP2 site within Ellon which was allocated for ‘mixed use options including housing, affordable housing, community uses and office space’ as defined by the Aberdeenshire Local Development Plan 2023.”

“The application site is bounded by Bridge Street to the east and residential properties on the opposite side of Schoolhill/Gordon Terrace to the north. There are further residential properties to the east and more prominently, Aberdeenshire Council Office/library (Formartine House) which is a 2-storey building to the south of the site. At present, the site includes a bat barn towards the northeast as well as some smaller shrubs and growth along the eastern site boundary.”

“Policy H1 of Aberdeenshire Local Development Plan 2023 supports the development of housing on sites allocated for that purpose within the Local Development Plan and as shown in the Settlement Statements. This is supported by Policy 16 Quality Homes within NPF4 that confirms that there should be a plan-led approach to delivering local housing land requirements.”

“The proposed development would be for 100% affordable housing; specifically, social rented housing designed to be suitable for residents with accessibility issues. Affordable Housing have been consulted as part of this application and have confirmed that the proposal development meets the demand on the Council’s waiting list for housing (2025) and the Housing Need and Demand assessment (2023) housing need.”

“In assessing the potential overlooking impact on the existing residential properties to the east and north, regard has been given to the location of windows within the relevant elevations of the proposed development and the nature of the rooms they serve. The ground floor windows are anticipated to have a negligible overlooking impact due to its level and the proposed and existing boundary treatments.”

“The use of a variety of finishing materials particularly on the flats, would help to soften the overall appearance of the tallest building in the surrounding area especially being adjacent the sidewalk. The height of the flats would also have an additional benefit being consistent with the adjacent office block.”

“Environment and Infrastructure Services (Affordable Housing) advised that the application is supported by the Housing Service and confirms the proposal development will address a local housing need identified within both the Council’s waiting list for housing (2025) and the Housing Need and Demand assessment (2023).”

“Ythan Community Council have concerns regarding parking and privacy however do not object to the proposed development.”

“A total of 32 valid representations (all objections) have been received. All issues raised have been considered. The letters raise the following material issues:”

“Overdevelopment (excessive building height, scale and massing) • Overlooking / privacy impact • Increased strain on public services to serve development • Possible road safety impacts and traffic generation • Inadequate car parking provision on site / potential overspill parking pressure.”

“During discussion, Members asked about the maintenance of the proposed landscaping; asked if there were any visuals of the proposed development from Bridge Street; queried why flats were being considered at that location and if any alternative layouts had been considered to reduce overlooking; commented that masterplans were indicative; noted that the former school building had been missing from the streetscape for some time; queried whether trees on the current site were to…”