Four-bedroom dwelling at Land At Aden Walk Cottage, Mintlaw

What was proposed

Full permission was sought for a four-bedroom, two-level house with a single garage, accessed from the A950 and served by private drainage.

“Full planning permission is sought for the erection of a dwellinghouse at Land at Aden Walk Cottage, Mintlaw.”

“The proposal seeks full planning permission for the erection of a four- bedroom dwellinghouse, with accommodation over two levels, and includes a single garage. The house largely comprises a rectangular footprint with a gable projection to the west and east, forming effectively a ‘T’-shape.”

Officer report

The site and surroundings

The site lies within Mintlaw, beside the Formartine and Buchan Way, opposite a listed house and within the Old Deer Conservation Area.

“The Formartine and Buchan Way runs along the southeastern boundary of the application site, whilst the A950 runs along the northern boundary. The site lies within the Mintlaw settlement boundary, and is designated as P3 (to protect Aden Country Park as a significant contribution to the character of the place and forming part of the green-blue network) within the Aberdeenshire Local Development Plan Buchan Settlement Statement.”

“The site lies opposite the Category ‘B’ Listed ‘Cartlehaugh’, which is a dwellinghouse, and the site also lies within the Old Deer Conservation Area.”

Officer report

Why officers recommended approval

Although the proposal conflicted with protected-land policies, officers considered the site no longer usable open space and found limited impact on the park and green-blue network.

“The site lies within the settlement boundary, but lies within designated land, identified as P3 in the settlement statement, to protect Aden Country Park as a significant contribution to the character of the place and forming part of the green-blue network) within the Buchan Settlement Statement. Policy PR1 states that development will not normally be permitted on any areas of open space, unless the new use is ancillary to the use as open space.”

Officer report

Design and heritage effects

Officers considered the house’s layout, materials and landscaping acceptable, with planting required to prevent views between it and the listed building.

“Built Heritage team acknowledges that the site is significantly lower than the carriageway which would suggest the proposed residential dwelling will sit significantly lower than Cartlehaugh and that the new house could therefore be conceded subject to the introduction of strategic landscaping to ensure that it will not be intervisible with the listed building and so no impact on its setting or on the Old Deer Conservation Area.”

Officer report

Consultation responses

Roads, flood, heritage, natural environment, contaminated land, developer obligations and Scottish Water raised no objection or required conditions and further details.

“Environment and Infrastructure Services (Contaminated Land) initially advised that the proposals involve the redevelopment of agricultural land. Contaminated ground may be present within agricultural land due to a variety of activities such as the use of chemicals or through the disposal of waste. To evaluate whether contamination is likely to be present at this site further information on the activities undertaken is required.”

“Environment and Infrastructure Services (Flood Risk and Coast Protection) noted that drainage details have not been provided and sought additional information with regards surface water drainage and associated flood risk. On receipt of additional documentation provided, specifically the…”

Officer report

Public representations

No valid letters of representation were received.

“No valid letters of representation have been received.”

Officer report

Who spoke

The committee heard first from the Senior Planner and then from the agent, who described the design, materials and relationship with the other houses.

The committee decision

The committee granted full planning permission subject to conditions covering access, landscaping, biodiversity, energy, water, drainage and boundaries.

“Having considered the report and having heard the representation, the Committee agreed to Grant Full Planning Permission subject to the following conditions –”

“The dwellinghouse hereby granted shall not be occupied unless the proposed foul and surface water drainage systems have been provided in accordance with the approved plans and the Drainage Statement submitted by [the agent] and illustrated in the approved plans and the supporting drainage statements and reports. The foul and surface water drainage systems shall be permanently retained thereafter in accordance with the approved maintenance scheme.”

Minutes

Main conditions

The conditions require road visibility and access works, four parking spaces, strategic landscaping, an electric-vehicle charge point and approved energy and drainage measures.

“No development in connection with the permission hereby granted shall commence and the access hereby approved shall not be brought into use unless visibility of 215 metres in both directions along the channel line of the public road has been provided from a point 2.4 metres measured at right angles from the existing edge of the carriageway surface along the centre line of the approved new access in accordance with the Council's Standards for Road Construction Consent and…”

Minutes