Caravan park extension at Hillhead Caravan Park, Kintore

What was proposed

The application sought an extension with 13 holiday lodges, 12 mobile caravan pitches, an amenity building, play area, parking and internal roads.

“Agricultural land is located to the west. Along the southern boundary of the application site boundary, an access track leads to Daisyfield Croft, a dwelling situated on the south side of this track. The main caravan site office and the existing amenity building, which includes the current toilet facilities, are located within the original part of the caravan site, approximately 40 m east of the application site.”

“Play area and amenity building • 8no. car parking spaces and cycle rack • x12 touring caravan pitches • x13 holiday lodges • internal access road • landscaped area…”

Officer report

The site and surroundings

The 1.56-hectare site is in the countryside about 800 metres west of Kintore, beside existing caravans, agricultural land and Hillhead Croft.

“The mutual eastern site boundary with Hillhead Croft is separated by a line of trees and an existing post and wire fencing. There are also existing trees and vegetation along the southern portion bordering the neighbours garden ground. A drystone wall exists along both the west and southern site boundaries.”

Officer report

Earlier applications and appeal

An earlier, larger proposal was refused and its appeal dismissed, with concerns about amenity, transport, demand and landscape mitigation.

“The previous application (APP/2023/1266) for extension to caravan park, erection of 18 holiday lodges, amenity building and formation of mobile caravan pitching sites was previously refused in October 2024 by the Garioch Area Committee. The subsequent appeal made by the applicant (PPA-110- 2460) was also dismissed in April 2025 by the DPEA.”

“PPA-110-2460- Appeal for Extension to Caravan Park, Erection of 18 Holiday Lodges, Amenity Building and Formation of Mobile Caravan Pitching Sites Appeal dismissed 23 April 2025”

Officer report

What officers recommended

Officers recommended approval because the revised layout, buffer planting and one-way system addressed earlier concerns and the proposal complied with planning policies subject to conditions.

“The revised application has made a number of amendments to respond to the reason for refusal of the earlier application (APP/2023/1266) and has taken cognisance of the Reporters appeal decision. The number of holiday lodges has been reduced and the layout has been amended to re-site these away from Hillhead Croft.”

“The Planning Service acknowledges the positive measures now incorporated into the proposal. Whilst, the residents of Hillhead Croft may notice some increased patronage of the site, this will be mitigated by the reinforcement of the one-way system and the now increased landscape buffer. Subject to application of appropriate planning conditions, technical issues relating to access and parking, drainage, and waste will be satisfactorily covered.”

Officer report

Who spoke

The applicant described the existing one-way system and offered a passing place, while an objector questioned the site history and enforceability of conditions.

What members debated

Members debated the buffer planting, access arrangements, passing places, traffic safety, sustainable transport and the impact on Hillhead Croft.

“Some Councillors considered that the amendments made by the applicant following the previous application and appeal, alongside the willingness to consider the provision of a passing place, would reduce the impact on the residents of Hillhead Croft. They were keen to see the inclusion of evergreen trees in the landscaping buffer to ensure that privacy screening was maintained year-round.”

“However, other Councillors remained significantly concerned about the impact of the proposals on the residents of Hillhead Croft, who would be completely enclosed by the development. They were concerned about the mix of one- and two-way traffic being proposed onsite and considered that there was not sufficient space for two- way traffic at the west entrance.”

Minutes

The committee’s decision

The committee refused full planning permission because the development would unacceptably affect Hillhead Croft through enclosure, traffic arrangements and potential access conflicts.

“As an amendment, Councillor Gifford, seconded by Councillor Lonchay, moved that Full Planning Permission be refused on the grounds that there is considered to be a significant unacceptable impact on the amenity of the residents of Hillhead Croft because of the total enclosure of Hillhead Croft by the development, the impact of a one way system and potential conflict with the movements to and from Hillhead Croft would have an adverse impact on amenity of the residents.”

“Therefore the amendment was carried and the Committee agreed to refuse Full Planning Permission on the grounds that there is considered to be a significant unacceptable impact on the amenity of the residents of Hillhead Croft because of the total enclosure of Hillhead Croft by the development, the impact of a one way system and potential conflict with the movements to and from Hillhead Croft would have an adverse impact on amenity of the residents.”

Minutes