Subterranean four-bed dwelling at Tonderghie Road, Isle of Whithorn

What was proposed

The application sought a single-storey subterranean four-bedroom house with solar panels, an air source heat pump, access, parking and a turning area.

“This application for full planning permission is for the erection of a single storey subterranean four-bed dwellinghouse with ground mounted solar panels to the rear of the site and installation of an air source heat pump. Finishes would include anthracite grey windows and doors, green roof and facing stone sourced from the site itself. A new hardcore access road would be formed that would terminate at a turning area with two car parking spaces within the site.”

Officer report

The site and surroundings

The site is untended grassland in an open paddock on the edge of the village, within a conservation area and several environmental designations.

“The proposal relates to a site which extends to approximately 0.10 Ha of currently untended grassland within an open paddock on the outer periphery of the Isle of Whithorn. The site benefits from some defined boundaries comprising of dry stone dykes and mature hedging with newly planted conifer hedging within and is accessed by an informal track taken from the U77w which terminates at other properties beyond.”

“In terms of planning constraints, LDP2 designates the Isle of Whithorn as a Village in the Mid-Galloway Housing Market Area. The site itself and the extensive areas of open land to the east, north and south towards the coastline and harbour are included within the Isle of Whithorn Outstanding Conservation Area and also designated as an Archaeologically Sensitive Area.”

Officer report

Earlier applications

Previous proposals for housing on the site were refused or withdrawn, appeals were dismissed, and officers had earlier advised against a subterranean dwelling there.

“12/P/1/0300 - Application for planning permission for erection of three dwellinghouses - refused by Planning Applications Committee in July 2013. Reasons for refusal: The proposed development would neither preserve nor enhance the special character and appearance of the Isle of Whithorn Outstanding Conservation Area of which it forms a part, would have a material adverse effect on an Area of Local Environmental Importance and would not conform with or enhance the inherent…”

“21/0516/HLE – Pre-application enquiry relating to erection of dwelling. Officers advised on 11 November 2022 that they would be unable to support the principle of a subterranean dwellinghouse at this location as it would not comply with policies.”

Officer report

Why officers advised refusal

Officers considered the development unacceptable in principle because it would erode the open landscape, conflict with the village pattern and introduce an alien design.

“Principle of Development 4.4 The principle of the proposed dwellinghouse falls to be considered under LDP2 Policy H2 (Housing Development in Villages) and associated Supplementary Guidance. As the site is located with existing residential development to the north (Braefoot) and south (Port Briar Croft), it may, at face value, appear that there would be support in principle for a single house on this site.”

“However, based on the planning history of the site (see paragraph 1.4 above) with particular regard to the two refused applications (12/P/1/0300 and 15/P/1/0253), the decisions on both of which were upheld on appeal (PPA-170-2076 and PPA-170 2116), it is clear that development on this site has been previously regarded as unacceptable in principle and contrary to Council Policies H2, HE2 and OP2, adopted guidance on housing development in villages and design quality and…”

Officer report

What consultees said

Roads officers objected, while Scottish Water and the archaeologist raised no objection, subject to archaeological directives.

“Council Roads Officer - Objection The proposed dwellinghouse would be served via an existing shared access off an existing private road from the U77w Cutcloy Road (Tonderghie Road) public road. Previously raised concerns include:- 01/P/5/0146 for the erection of dwelling now known as Millers Byre, this application required the access junction to be improved so as to be 5.5m wide with 7.5m radius kerbs.”

“Council Archaeologist - No objection subject to directives.”

Officer report

Who spoke

The committee heard from an elected member and the applicants.

The committee’s decision

The committee refused the application on the grounds set out in the officer report.

“REFUSED application 25/2070/FUL on the grounds as detailed in the report.”

Minutes