35 affordable homes at Site East Of St Cedd's Road, Ballinluig

What was proposed

The application proposed 35 homes, associated works, access, drainage, amenity space and low-carbon technologies on allocated housing site H40.

“Erection of 35 dwellinghouses and associated works (allocated site H40 in the Perth and Kinross Local Development Plan 2 (2019))”

“Collectively, the proposal provides a good variance of different bedrooms and occupancy options from small 1 bed/2 persons units up to large family homes comprising 3 bed/6 person offerings. All of the units are to be affordable and the site has been identified with Council’s current Strategic Housing Investment Plan (SHIP) as a priority site for affordable housing.”

Officer report

The site and its setting

The site lies within Ballinluig’s settlement boundary, slopes upwards eastwards and would include lowered building levels, retaining structures and a SUDS basin.

“The natural slopes of the site slopes upwards west to east, away from the existing dwellings on St Cedd’s Road and the slope continues past the boundary of the site to the east. The current ground levels have areas of bunds and raised soils which is a result of recent drainage works, archaeological investigations and early site investigation activities.”

“The eastern portion of the site, as well as the north and south will be regraded from the development site back up to existing levels. A number of retaining walls (approx. 0.5m-1.8m in height) and ‘cuts’ are proposed across the principal part of the site to stabilise the ground, and these will replace the formerly approved retaining structure which ran across the site north to south. At the proposed SUDS area, a more substantial engineered retaining structure of approx.”

Officer report

Earlier permissions and construction

Earlier permissions allowed residential development, engineering works had begun, and three homes had been built before construction stalled.

“Detailed permission was initially granted on this site in 2009 for 15 residential dwellings, and that permission has subsequently been amended over the years, including an extra 4 dwellings being added in 2018. Initial engineering operations have occurred on site, and 3 of the dwellings have been built out at the southern end of the site before further construction stalled.”

Officer report

Why officers recommended approval

Officers considered the proposal compliant with the Development Plan, with no material considerations justifying departure, subject to conditions and a greenspace contribution.

“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 has been found that would justify overriding the Development Plan.”

“The proposal is in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan.”

Officer report

What consultees said

Transport, water, flooding, environmental health and roads consultees raised no objections subject to specified measures, while NHS made no specific comment.

“Structures and Flooding have commented on the proposal and raised no objection subject to clarification on mitigation measures being agreed and that surface water is managed in accordance with current standards. They also have no objection to the retaining structures but ask that further contact is made direct with the team if any of the structures are proposed for adoption by the Council.”

“Environmental Health have commented on the proposal in terms of noise and construction matters, and have no objections subject to appropriate conditions and informative notes being attached to the permission.”

Officer report

What residents said

Eight initial objections and four further objections raised concerns about policy, character, density, flooding, privacy, traffic, infrastructure and services.

“Eight letters of representations were received during the initial consultation period, all of which are objecting to the proposal. Further information was submitted by the applicant in response to both the initial consultations and representations, and included improved visuals and minor changes to the layout. After reconsultation, four of the initial eight interested parties opted to make a further comment, all of which were again objecting to the proposal.”

“Proposal is contrary to the Development Plan • Out of keeping with the area • Excessive numbers / density • Flooding concerns • Overlooking / loss of privacy • Traffic and access concerns • Lack of infrastructure and public services…”

Officer report

Who spoke

The committee heard a statement from an objector, followed by the applicant and the agent, who answered members’ questions.

The committee decision

The committee resolved to grant permission subject to the listed conditions, informatives and financial contribution requirement.

“Resolved: Grant, subject to the following terms, conditions and informatives:”

“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.”

Minutes