One-and-a-half storey dwelling at Land 50 Metres South West Of Tigh Na Ba Bridge Of Cally

What was proposed

The application proposed a one-and-a-half storey dwelling with dormers, rooflights, a glazed link and an existing garage/workshop.

“This report recommends approval of the application as the residential development is considered to comply with the relevant provisions of the Development Plan and there are no material considerations apparent which outweigh the Development Plan.”

“The proposal is for a one-and-a-half storey dwellinghouse with dormer windows on the south elevation and rooflights providing light into the roof space. Finishing materials include white wet dash render and a natural slate roof. A glazed link between the proposed dwellinghouse and an existing garage/workshop is proposed.”

Officer report

The site

The site is a plot with an existing garage/workshop within a small group of buildings, with access from the A93 through an existing shared track.

“The application site is a plot with an existing garage/workshop located within a small cluster of houses at Craigton, 6.5km north of Bridge of Cally, on the west side of the A93 Old Military Road. The boundary with the Cairngorms National Park is 5.5km to the north at Glenshee. The site is bound to the south and west by a field access and beyond this to the south is an area of dense woodland.”

Officer report

Earlier permissions

An earlier permission in principle for a dwelling was approved in 2016 and renewed in 2019, while a later full application was withdrawn in 2023.

“In late 2016 an application for planning permission in principle was approved for the erection of a dwellinghouse within the plot. This permission was renewed in 2019.”

“23/01018/FLL Full Planning Permission application was withdrawn on 11 October 2023 for Erection of a dwellinghouse…”

Officer report

Officers’ recommendation

Officers recommended approval because the proposal complied with the Development Plan and no material considerations outweighed it.

“Conclusion and Reasons for Recommendation…”

“To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to comply with NPF4, and the adopted Local Development Plan 2 (2019). Account has been taken account of the relevant material considerations, and none have been found that would justify overriding the Development Plan.”

Officer report

Main planning issues

Officers considered the dwelling suitably scaled, designed and located, with no unacceptable effects on amenity, access, flooding, drainage or biodiversity subject to conditions.

“NPF4 Policy 17 Rural Homes supports proposals for new homes in rural areas where the development is suitably scaled, sited and designed to be in keeping with the character of the area and the development meets one or more of eight criteria listed. From a review of historical records, and from the presence of the existing buildings, the site is brownfield and as such the proposal meets NPF4”

“It is therefore considered that the development is suitably scaled, sited and designed to be in keeping with the character of the area. The proposal satisfies NPF4 Policy 14 Design, Quality and Place and NPF4 Policy 17 Rural Homes and LDP2 Policy 1 Placemaking and LDP2 Policy 19 Housing in the Countryside.”

Officer report

Consultation responses

Consulted bodies raised no objections, while transportation, flooding, ecology and community greenspace matters were addressed through conditions or informatives.

“As part of the planning application process the following bodies were consulted:”

“Transportation and Development - No objection subject to conditions.”

Officer report

Residents’ concerns

Nine objections cited the dwelling’s height, privacy effects, parking, density, drainage, water supply, wildlife, flooding and road safety.

“Nine (9) representations objecting to the proposals were received. The main issues raised within the representations are:”

“Height and scale of the proposed dwellinghouse • Negative impact on residential amenity – overlooking and loss of privacy • Lack of parking • Inappropriate housing density • Inappropriate land use • Out of character with area • Over intensive development • Plans show a staircase to an upper floor which could become additional rooms • Planting scheme on boundary • Flood risk • Foul drainage – capacity for dwellinghouse and proximity to private boundary • Private water…”

Officer report

Who took part

The applicant was present and answered members’ questions.

The committee decision

The committee granted permission subject to the listed conditions and informatives, with the proposal justified as complying with the Development Plan.

“Conditions 1. This planning permission will last only for three years from the date of this decision notice, unless the development has been lawfully started within that period. Reason - This is a Planning Permission in terms of Section 58 of the Town and Country Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act 2019. 2.”

“Informatives 1. Under Section 27A of the Town and Country Planning (Scotland) Act 1997 (as amended) the person undertaking the development is required to give the Planning Authority prior written notification of the date on which it is intended to commence the development. A failure to comply with this statutory requirement would constitute a breach of planning control under Section 123(1) of that Act, which may result in enforcement action being taken.”

Minutes