Three houses at Merlehaven (Land Near), Herston

What was proposed

Planning permission in principle was sought for three houses and two accesses near Merlehaven, South Ronaldsay.

“Item: Planning Committee: December 2025. Proposed Siting of Three Houses and Creation of Two Accesses on Land Near Merlehaven, South Ronaldsay. Report by Director of Infrastructure and Organisational Development. 1.Overview 1.1.This report considers an application for planning permission in principle for the siting of three houses and creation of two accesses on land near Merlehaven, South Ronaldsay.”

Officer report

Earlier application

An earlier application for the same proposal at the site was withdrawn in August 2025.

“Page 3. 5.Relevant Planning History Reference Proposal Location Decision Date 25/227/PIP. Siting of three houses and create two accesses Merlehaven (Land Near), South Ronaldsay, Orkney. Withdrawn. 13.08.2025. 6.Relevant Planning Policy and Guidance 6.1.The full text of the Orkney Local Development Plan 2017 and supplementary guidance can be read on the Council website here. 6.2.National Planning Framework 4 can be read on the Scottish Government website here.”

Officer report

Consultation and objections

Roads Services supported the proposal subject to conditions, while Scottish Water, Engineering Services and planning policy raised no objections.

“Page 2. 3.Consultations Roads Services 3.1.Roads Services has confirmed no objection subject to planning conditions regarding public road widening, introduction of a passing place and access construction. Scottish Water 3.2.Scottish Water has confirmed no objection. Engineering Services 3.3.Engineering Services has confirmed no objection.”

Officer report

Concerns raised

Two objectors raised concerns about overlooking, local demand, road safety, access, infrastructure and potential wastewater flooding.

“Road safety issues due to more traffic on the existing single-track public road. • Impacts of the Roads Services initial suggestion to provide access via the shared road behind Newhouse, as that could create access issues to existing properties, particularly during construction stage. • Potential foul water flooding due to the poor soakaway capacity of the existing heavy clay soil type.”

Officer report

Who spoke

The applicant made representations to the committee during consideration of the application.

Main conditions

Conditions require detailed matters, safe accesses, road improvements, a passing place, surface-water drainage and restricted construction hours.

“Details of the proposed water supply arrangements. vii. Details of the foul drainage disposal. viii. Details of the management of surface water. ix. Details of refuse and recycling bin storage, including for collection. x. Full details of biodiversity enhancement measures in pursuance of Policy 3 of National Planning Framework 4. Reason: Planning permission is granted in principle only and these specified matters must be approved prior to commencement of development. 3.”

“In accordance with Condition 2, surface water drainage provision within the application site shall accord with the principles of Sustainable Drainage Systems (SuDS) and shall be designed to the standards outlined in Sewers for Scotland Fourth Edition (or any superseding guidance prevailing at the time) prior to the first occupation of any part of the development hereby approved in principle, and no part of the development shall be occupied until the development is connected…”

Minutes