Three-storey office at The Crafty, Junction Road, Kirkwall

What was proposed

The application proposed a three-storey office for financial, professional and other services at The Crafty.

“Item: Planning Committee: December 2025. Proposed Erection of Three-Storey Office at The Crafty, Junction Road, Kirkwall. Report by Director of Infrastructure and Organisational Development. 1.Overview 1.1.This report considers an application for the proposed erection of a three-storey office (Use Class 1A – financial, professional and other services) at The Crafty, Junction Road, Kirkwall.”

Officer report

The site and surroundings

The site is in Kirkwall town centre, beside a supermarket car park, within walking distance of services, public transport and car parks.

“Page 10. 8.2.The surrounding area is characterised by a mixed-use town centre environment, including retail units, offices, civic buildings, hospitality premises, and residential properties, as well as private and public car parking. Properties in the immediate environs are masonry-built, of two to three storeys fronting directly onto the street.”

“Supporting this, Policy 26 ‘Business and industry’ supports proposals for new or expanded business premises where they are located in sustainable, accessible locations and contribute positively to the economy. 8.4.Policy 3 ‘Settlements, Town Centres and Primary Retail Frontages’ of the Local Development Plan encourages office, commercial, and community uses within town centres where these do not adversely impact the character, function, or retail role of the area.”

Officer report

What officers recommended

Officers recommended refusal because the development lacked dedicated parking and safe, adequate service access, contrary to transport and road network policies.

“1.3.Notwithstanding submission of additional information and some matters being satisfied, Roads Services has objected to the application owing to a lack of dedicated parking, and inadequate service vehicle access and therefore impacts on manoeuvring at the car park entrance and the hyperbaric chamber, adverse impacts arising from increased pressure on public car parking facilities in the vicinity of the development, and the specification of a proposed additional disabled…”

Officer report

What people raised

Five valid objections raised concerns about daylight, noise, parking, privacy, design and scale.

“Page 5. Scottish Environment Protection Agency (SEPA) 3.18.SEPA requested evidence to demonstrate that the development avoids areas of flood risk below 2.2 metres Above Ordnance Datum (m AOD). An updated site plan (dwg. 1679/2/P) was provided, confirming that the site lies largely above 2.2 m AOD, with only isolated boundary levels at 2.03 m AOD. 3.19.The adjacent site to the east, which is generally below 2 m AOD, is shown as fully inundated on SEPA flood maps.”

“4.2.One late representation was also received. On that basis, it is not a ‘valid representation’ as defined in the Scheme of Delegation for Planning Committee. Whilst not listed above therefore, the matters contained in the representation have been included in the consideration of the application. 4.3.Valid representations are on the following grounds: • Impact on daylight. • Noise. • Parking. • Privacy. • Design and scale.”

Officer report

Who spoke

The agent representing the applicant addressed the committee during consideration of the application.

What members debated

Members supporting approval considered the site accessible, parking nearby and the practical safety concerns addressed, while others proposed refusal for the officer’s reasons.

“After hearing representations from Stephen Omand, agent representing the applicant, [the applicant], Councillor James R Moar, seconded by Councillor Owen Tierney, moved that planning permission be granted for the proposed erection of a three-storey office at The Crafty, Junction Road, Kirkwall, as, in their opinion, the proposed development: • Was within the 20 minute walking distance of town centre facilities.”

“Page 2025. • Would have no material impact on the operation of the public car park. • Was well served by sustainable transport modes. • The practical and safety concerns regarding the absence of manoeuvring space for vehicles at the site had been addressed. • Benefits of the development outweigh any impacts on existing infrastructure as there is adequate car parking in close proximity.”

Minutes

The decision

Planning permission was granted against the officer recommendation because members considered nearby parking, sustainable transport and the development’s benefits outweighed infrastructure impacts.

“That, notwithstanding the recommendation of the Director of Infrastructure and Organisational Development, planning permission be granted in respect of the proposed erection of a three-storey office at The Crafty, Junction Road, Kirkwall. 1.5.”

Minutes

Conditions

Powers were delegated to issue the consent with standard conditions.

“Page 2026. That powers be delegated to the Director of Infrastructure and Organisational Development to issue the consent, referred to at paragraph 1.4 above, incorporating standard conditions. Planning Application…”

Minutes