Braehead, Banchory Explained

Braehead, Banchory[1] is a proposed major housing development to the south of Banchory, Aberdeenshire, Scotland. The site is home to Braehead farm, formerly part of the historic Banchory Lodge estate[2] situated to the south of the River Dee, between the Falls of Feugh and Scolty Hill.

The farm has been owned by the former Chairman of Grampian Country Foods Alfred J Duncan CBE[3] [4] [5] [6] [7] since 1990[8] and has been the centre of a number of development proposals submitted to Aberdeenshire Council since 2013, varying in size from between 230 and 700 homes.[9] [10] [11] [12]

Braehead farm

Braehead farm is located to the south of Banchory, Aberdeenshire, in the rural community of Auchattie.[13] [14] The farm was part of the wider Banchory Lodge estate until 1950 when it was sold to Col. Reginald Pepys De Winton [2] as part of the smaller Riverstone estate. Braehead farm itself was separated and sold to Permanent Homes in 1980.[15] Between 1980 and 1990 the farm was owned by a succession of property developers including Select Builders and Leigh Estates until Mr Duncan purchased the farm in 1990.[16] [17] [18] Farming was finally stopped in 1996 since which time many fields have remained empty, with others used for grazing horses and as parking for the annual Banchory Show.

Planning history

Following the 2006 Planning Act and the introduction of the new Local Development Plan (LDP) system, in 2009 a proposal was submitted to Aberdeenshire Council for the inclusion of the Braehead site as part of the first Aberdeenshire LDP. This bid was rejected at the time with the Council noting "As regards Auchattie (Banchory south of the River Dee), this area constitutes a visual asset to Banchory as a whole, which has developed in a traditional low density semirural manner, which any redevelopment would destroy. In consequence of this none of the development bids for this area is preferred".[19] Following the adoption of the first Aberdeenshire LDP (2012),[20] Aberdeenshire Council once again began accepting bid sites in order to prepare the succeeding development plan (2016 LDP). In 2013, as part of this process, Sandlaw Farming submitted a bid for a 230 home development on part of the Braehead site. Again this bid was not accepted, the Council noted "this site along with those proposed around Auchattie nearby ‘would result in a major intrusion of development into the countryside south of the River Dee…the view from Scolty Hill…would be significantly affected by these developments. Major investment in roads and drainage infrastructure would be required to deliver these proposals. The deliverability of any development within the timescale of the proposed Plan is uncertain’".[21] In response, the community submitted 244 objections[22] to the Braehead farm bid that were discussed at a meeting of the local Marr Area Councillors on 3 June 2014.[23]

In parallel to the Local Development Plan process, on 27 June 2014 Sandlaw Farming submitted a separate proposal for a 700 home multi-phase development on a larger site encompassing Braehead and adjoining westerly fields.[24] [25] [26] [27] The proposal was followed by two days of public meetings in Banchory on 22 and 23 August 2014.

Following the public meetings, on 28 January 2015 a formal application was submitted for a 400 home single phase development on the Braehead farm site.[28] During the 6 week public consultation period a record 525 objections were submitted to Aberdeenshire Council.[29] On 7 May 2015, at a meeting of the Marr Area Committee of local Councillors, officials from the Aberdeenshire Planning Department set out 7 'reasons for refusal' for the Braehead application. Local Councillors revised this to 10 reasons for refusal and passed this recommendation on to the full session of Aberdeenshire Council.[30] This recommendation was unanimously passed at a meeting on 18 June where the 400 home application was rejected on 10 counts.[31] [32]

During this period, on 12 March 2015, Aberdeenshire Council also published the 2016 Proposed LDP.[33] The Braehead bid site was not included as part of this publication with the Council noting "The importance to the community of the area to the south side of the River Dee ... must be recognised".[34] Immediately following the unanimous rejection of planning permission by Aberdeenshire Council, Sandlaw Farming announced that they would be appealing the decision.[35] This appeal was formally lodged on 17 September 2015 and withdrawn prior to determination on 1 December.[36] During this period a revised planning application for 300 homes was being prepared simultaneously and was submitted on 1 December.[37] [38]

The revised application for 300 homes gathered another record number of objections, attracting 634 by the time the consultation period ended on 18 February 2016.[39] [29] [40] The Marr Area Committee again voted unanimously to recommend 10 reasons for refusal when they met on 29 March 2016, a recommendation that was accepted by Aberdeenshire Council when they voted unanimously to reject planning permission on 28 April 2016.[41] [42] [43] [44] The rejected application was appealed on 28 July 2016 and the appeal thrown out by the Scottish Government on 9 November 2016.[45] [46] [47]

Community objections

The development plan has generated multiple community objections since they were first submitted to the Council in 2013.[48] [49] [50] [51] [52] The two most recent applications have received the highest number of objections on record by Aberdeenshire Council.[29] The local community strongly values the landscape south of the River Dee, including Braehead farm and the neighbouring attractions, the falls of Feugh and Scolty Hill.[53] The community have also expressed concerns about the impact of any development on the River Dee Special Area of Conservation in addition to local services and infrastructure.[54] [55] [56] In addition the site is outwith the 2012 Aberdeenshire LDP and has not been recommended for inclusion in the Proposed 2016 Aberdeenshire LDP, many in the local community believe this to be sufficient enough reason for the applications to be rejected.[57] Further controversy surrounds Sandlaw Farming’s use of repeated planning applications[58] and their employment of sitting government advisors as consultants.[59] [60]

External links

57.0453°N -2.496°W

Notes and References

  1. Web site: Register your interest in a home at Braehead,Banchory . 18 April 2016 . https://web.archive.org/web/20160531025104/http://www.braehead-banchory.co.uk/ . 31 May 2016 . dead .
  2. Registers of Scotland, Sasine Register, Search Sheet 11523, Page 1.
  3. Web site: Grampian Country Food Group - Fast Track. dead. https://web.archive.org/web/20160531213022/http://www.fasttrack.co.uk/company_profile/grampian-country-food-group-3/. 2016-05-31.
  4. Web site: Farming New Year honours. 9 January 1998. 18 April 2016. 5 May 2016. https://web.archive.org/web/20160505025729/http://www.fwi.co.uk/news/farming-new-year-honours.htm. live.
  5. Web site: New Year Honours: The Prime Minister's List. Independent.co.uk. 22 October 2011. 25 August 2017. 13 August 2016. https://web.archive.org/web/20160813224904/http://www.independent.co.uk/news/new-year-honours-the-prime-ministers-list-1291209.html. live.
  6. News: Grampian Loses £33m . Scotsman News . 2 June 2007 . 18 April 2016 . 28 April 2016 . https://web.archive.org/web/20160428051035/http://www.scotsman.com/business/markets-economy/grampian-loses-163-33m-but-pension-is-plugged-1-749987 . live .
  7. News: Who led Grampian to slaughter. Scottish Herald. 12 April 2008. 18 April 2016. 26 April 2016. https://web.archive.org/web/20160426134400/http://www.heraldscotland.com/news/12758975.Who_led_Grampian___to_the_slaughter_/. live.
  8. Registers of Scotland, Sasine Register, Search Sheet 11523, page 2
  9. Web site: Marr Area Committee Report, para 2.8 . Aberdeenshire Council . 29 March 2016 .
  10. News: Traffic concerns 400 home Aberdeenshire development. Aberdeen Press and Journal. 3 February 2015. 18 April 2016. 13 August 2016. https://web.archive.org/web/20160813223132/https://www.pressandjournal.co.uk/fp/news/aberdeenshire/477629/traffic-concerns-400-home-aberdeenshire-development/. live.
  11. News: Objections raised over plan for North East homes. Aberdeen Evening Express. 15 December 2015. 18 April 2016. 20 April 2016. https://web.archive.org/web/20160420055430/https://www.eveningexpress.co.uk/fp/news/local/objections-raised-over-plan-for-n-east-homes/. live.
  12. News: Plans for 700 new homes. Aberdeen Evening Express. 3 July 2014. 18 April 2016. 20 April 2016. https://web.archive.org/web/20160420023416/https://www.eveningexpress.co.uk/news/local/plans-for-700-new-homes-and-health-centre/. live.
  13. Web site: Auchattie Archives. 18 April 2016. 14 August 2016. https://web.archive.org/web/20160814032807/https://www.pressandjournal.co.uk/tag/auchattie/. live.
  14. Web site: Auchattie, Grampian Scotland United Kingdom (UK) Parish Village Community Auchattie. dead. https://web.archive.org/web/20160506184125/http://www.any-village.com/UK/Scotland/Grampian/Auchattie/home.aspx. 2016-05-06.
  15. Registers of Scotland, Sasine Register, Search Sheet 11523, Page 1, ref 01371.
  16. Registers of Scotland, Sasine Register, Search Sheet 11523, Page 1, ref 03009.
  17. Registers of Scotland, Sasine Register, Search Sheet 11523, Page 2, ref 00505.
  18. Registers of Scotland, Sasine Register, Search Sheet 11523, Page 2, ref 03354.
  19. Web site: 2009 Main Issues Report, Marr Appendix, page M7, Bid Reference M94 . Aberdeenshire Council . 30 April 2009 . 18 April 2016 . https://web.archive.org/web/20160425125013/https://www.aberdeenshire.gov.uk/media/11226/mainissuesreport9marr.pdf . 25 April 2016 . dead .
  20. Web site: 2012 Local Development Plan . Aberdeenshire Council . 1 June 2012 . 18 April 2016 . https://web.archive.org/web/20160425160034/https://www.aberdeenshire.gov.uk/planning/plans-and-policies/The-Local-Development-Plan-2012/ . 25 April 2016 . dead .
  21. Web site: 2009 Main Issues Report, Marr Appendix, page M19, Bid Reference Ma016 . Aberdeenshire Council . 29 October 2013 . 18 April 2016 . https://web.archive.org/web/20160425102438/https://www.aberdeenshire.gov.uk/media/8718/marr.pdf . 25 April 2016 . dead .
  22. Web site: Responses to the Main Issues Report of the Local Development Plan 2016, page 149 . Aberdeenshire Council . 3 June 2014 . 18 April 2016 . 25 April 2016 . https://web.archive.org/web/20160425094145/http://committees.aberdeenshire.gov.uk/FunctionsPage.aspx?dsid=19936&action=GetFileFromDB . live .
  23. Web site: Marr Area Committee meeting details 03 June 2014 - 09:30AM . dead . https://web.archive.org/web/20160425111206/http://committees.aberdeenshire.gov.uk/committees.aspx?commid=10&meetid=10832 . 2016-04-25 . 2016-04-18 . Aberdeenshire Council.
  24. Web site: ENQ/2014/1816 Residential-Led Development Including Private Rented Housing, Assisted Living Units, Affordable and Mainstream Housing, Health Centre, Employment Uses (Incubator Units), Formation of Deeside Way Hub, Extension to Deeside Way, Realignment and Improvement to B974, Cycle Paths, Landscaping, Open Space and Ancillary Works Land At Braehead Auchattie Banchory . live . https://web.archive.org/web/20220323120445/https://upa.aberdeenshire.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=N7TQ7VCA01300 . 2022-03-23 . Aberdeenshire Council.
  25. https://upa.aberdeenshire.gov.uk/online-applications/files/7732FD0FF1F66E6E574911FD1CF425C0/pdf/ENQ_2014_1816-PROPOSAL_OF_APPLICATION_NOTICE-7139004.pdf{{dead link|date=November 2016 |bot=InternetArchiveBot |fix-attempted=yes }}
  26. https://upa.aberdeenshire.gov.uk/online-applications/files/E8AF7007A5AE033470F1F110CED04788/pdf/ENQ_2014_1816-PAN_BOUNDARY_SUBMISSION-6845392.pdf{{dead link|date=November 2016 |bot=InternetArchiveBot |fix-attempted=yes }}
  27. News: Bid to build 700 homes in the north east. Aberdeen Press and Journal. 4 July 2014. 18 April 2016. 14 August 2016. https://web.archive.org/web/20160814044028/https://www.pressandjournal.co.uk/fp/news/aberdeen/275717/bid-to-build-700-homes-in-the-north-east/_/. live.
  28. Web site: Planning Application APP/2015/0225 . Aberdeenshire Council . 28 January 2015 .
  29. Freedom of Information Request - AbdnShireIR:1606, 18 March 2016
  30. Web site: Meeting of Marr Area Committee . Aberdeenshire Council . 5 May 2015 . 18 April 2016 . 25 April 2016 . https://web.archive.org/web/20160425105356/http://committees.aberdeenshire.gov.uk/committees.aspx?commid=10&meetid=18063 . live .
  31. Web site: Planning Decision to Reject APP/2015/0225 . Aberdeenshire Council . 22 June 2015 .
  32. News: Councillors reject 400-home Banchory beauty spot development . Aberdeen Press and Journal . 19 June 2015 . 18 April 2016 . 14 August 2016 . https://web.archive.org/web/20160814040111/https://www.pressandjournal.co.uk/fp/news/aberdeenshire/614315/614315/ . live .
  33. Web site: The Proposed Aberdeenshire Local Development Plan 2016 - Shaping Aberdeenshire . dead . https://web.archive.org/web/20160419224628/http://www.aberdeenshire.gov.uk/planning/plans-and-policies/the-proposed-aberdeenshire-local-development-plan-2016-shaping-aberdeenshire . 19 April 2016 . 18 April 2016.
  34. Web site: 2016 Proposed Local Development Plan, Marr Appendix, page 12 . Aberdeenshire Council . 12 March 2015 . 18 April 2016 . 3 October 2015 . https://web.archive.org/web/20151003042233/http://aberdeenshire.gov.uk/media/11098/localdevelopmentplan2016-proposedplan-appendix8-marr_006.pdf . live .
  35. News: Debate on rejected 400-home Banchory development goes on . Aberdeen Press and Journal . 27 June 2015 . 18 April 2016 . 14 August 2016 . https://web.archive.org/web/20160814023254/https://www.pressandjournal.co.uk/fp/news/aberdeenshire/621031/debate-on-rejected-400-home-banchory-development-goes-on/ . live .
  36. Web site: Appeal Reference PPA-110-2284 . Department of Planning and Environmental Appeals . 17 September 2015 . 18 April 2016 . 11 April 2016 . https://web.archive.org/web/20160411115741/http://www.dpea.scotland.gov.uk/casesearch.aspx . live .
  37. News: Revised bid for housing in north-east town. Aberdeen Evening Express. 21 September 2015. 18 April 2016. 20 April 2016. https://web.archive.org/web/20160420062854/https://www.eveningexpress.co.uk/fp/news/local/revised-bid-for-housing-plan-in-north-east-town/. live.
  38. Web site: Planning Application APP/2015/3663 . https://web.archive.org/web/20160426144331/https://upa.aberdeenshire.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=NYQ3AVCA01300 . dead . 26 April 2016 . Aberdeenshire Council . 1 December 2015 .
  39. News: Record number of objections to major housing plans. Aberdeen Press and Journal. 27 March 2016. 18 April 2016. 14 August 2016. https://web.archive.org/web/20160814101839/https://www.pressandjournal.co.uk/fp/news/872002/record-number-of-objections-to-major-housing-plans/. live.
  40. Web site: Planning Application APP/2015/3663, Public Comments . https://web.archive.org/web/20180102215457/https://upa.aberdeenshire.gov.uk/online-applications/applicationDetails.do?activeTab=neighbourComments&keyVal=NYQ3AVCA01300 . dead . 2 January 2018 . Aberdeenshire Council . 18 February 2016 .
  41. Web site: Minutes of Marr Area Committee, item 21A . Aberdeenshire Council . 29 March 2016 . 18 April 2016 . 25 April 2016 . https://web.archive.org/web/20160425191622/http://committees.aberdeenshire.gov.uk/committees.aspx?commid=10&meetid=18098 . live .
  42. News: Braehead development thrown out by full council. Aberdeen Press and Journal. 29 April 2016. 5 May 2016. 17 September 2016. https://web.archive.org/web/20160917175422/https://www.pressandjournal.co.uk/fp/news/aberdeenshire/904209/banchory/. live.
  43. News: Homes developer told 'listen to community' . Deeside Piper . 5 May 2016 . 5 May 2016 . 6 May 2016 . https://web.archive.org/web/20160506150414/http://www.deesidepiper.co.uk/news/local-headlines/homes-developer-told-listen-to-community-1-4118980 . live .
  44. News: 300-homes plan rejected by North-east councillors. Aberdeen Evening Express. 29 April 2016. 5 May 2016. 30 April 2016. https://web.archive.org/web/20160430111232/https://www.eveningexpress.co.uk/fp/news/local/housing-development-panned/. live.
  45. Web site: Scottish Government - DPEA - Document. 24 November 2016. 24 November 2016. https://web.archive.org/web/20161124221002/http://www.dpea.scotland.gov.uk/Document.aspx?id=401462. live.
  46. News: Plans to build 300 homes in Aberdeenshire town rejected. Aberdeen Press and Journal. 11 November 2016. 24 November 2016. 24 November 2016. https://web.archive.org/web/20161124160426/https://wpcluster.dctdigital.com/pressandjournal/fp/news/aberdeenshire/1081214/plans-to-build-300-homes-in-aberdeenshire-town-rejected/. live.
  47. News: Braehead appeal rejected. Deeside Piper. 9 November 2016. 24 November 2016. 24 November 2016. https://web.archive.org/web/20161124155006/http://www.deesidepiper.co.uk/news/braehead-appeal-rejected-1-4283328. live.
  48. News: Homes plan poses a threat to Banchory . Deeside Piper . 23 January 2014 . 18 April 2016 . 26 April 2016 . https://web.archive.org/web/20160426065918/http://www.deesidepiper.co.uk/news/homes-plan-poses-a-threat-to-banchory-1-3279752 . live .
  49. News: Wrong development in wrong place Banchory residents tell developers . Aberdeen Press and Journal . 21 April 2015 . 18 April 2016 . 13 August 2016 . https://web.archive.org/web/20160813222653/https://www.pressandjournal.co.uk/fp/news/aberdeenshire/555565/wrong-development-in-wrong-place-banchory-residents-tell-developers/ . live .
  50. News: Residents group to fight outrageous Scolty development . Aberdeen Press and Journal . 19 September 2015 . 18 April 2016 . 13 August 2016 . https://web.archive.org/web/20160813233325/https://www.pressandjournal.co.uk/fp/news/aberdeenshire/699680/residents-group-to-fight-scotly-development-once-more/ . live .
  51. News: Developer accused of misleading facts on Aberdeenshire development . Aberdeen Press and Journal . 6 October 2015 . 18 April 2016 . 14 August 2016 . https://web.archive.org/web/20160814073640/https://www.pressandjournal.co.uk/fp/news/aberdeen/714512/developer-accused-of-misleading-and-misrepresented-facts-on-aberdeenshire-development/ . live .
  52. News: History repeats itself as more than 400 object to development at foot of Deeside hill . Aberdeen Press and Journal . 11 January 2016 . 18 April 2016 . 14 August 2016 . https://web.archive.org/web/20160814022357/https://www.pressandjournal.co.uk/fp/news/aberdeen/801142/history-repeats-itself-as-more-than-400-object-to-development-at-foot-of-deeside-hill/ . live .
  53. News: Traffic lights plan for Bridge of Feugh meets fierce opposition. Aberdeen Press and Journal. 23 April 2015. 18 April 2016. 13 August 2016. https://web.archive.org/web/20160813220859/https://www.pressandjournal.co.uk/fp/news/aberdeenshire/556561/556561/. live.
  54. News: River Dee and local wildlife both at risk by development . Aberdeen Press and Journal . 5 February 2015 . 18 April 2016 . 13 August 2016 . https://web.archive.org/web/20160813225049/https://www.pressandjournal.co.uk/fp/news/aberdeenshire/480209/bunkry/ . live .
  55. News: Scottish Natural Heritage among 500 objectors to Banchory housing development . Aberdeen Press and Journal . 5 March 2015 . 18 April 2016 . 14 August 2016 . https://web.archive.org/web/20160814033417/https://www.pressandjournal.co.uk/fp/news/aberdeenshire/507877/more-than-400-people-object-to-banchory-housing-development/ . live .
  56. News: Councillors reject 400 home Banchory development . Aberdeen Press and Journal . 7 May 2015 . 18 April 2016 . 13 August 2016 . https://web.archive.org/web/20160813220330/https://www.pressandjournal.co.uk/fp/news/aberdeenshire/570981/councillors-reject-400-home-banchory-development/ . live .
  57. News: 400-home development at foot of Scolty Hill to go before full Aberdeenshire Council . Aberdeen Press and Journal . 13 June 2015 . 18 April 2016 . 14 August 2016 . https://web.archive.org/web/20160814100521/https://www.pressandjournal.co.uk/fp/news/aberdeenshire/608642/400-home-development-at-foot-of-scolty-hill-to-go-before-full-aberdeenshire-council/ . live .
  58. News: Area Committee refuse second Braehead application . Deeside Piper . 29 March 2016 . 18 April 2016 . 26 April 2016 . https://web.archive.org/web/20160426051449/http://www.deesidepiper.co.uk/news/local-headlines/area-committee-refuse-second-braehead-application-1-4085143 . live .
  59. Web site: Housing Delivery Response . Aberdeenshire Strategic Development Planning Authority . 29 September 2015 . 18 April 2016 . https://web.archive.org/web/20160318013036/http://www.aberdeencityandshire-sdpa.gov.uk/News/2015/2015_09_29_HousingDelivery.asp . 18 March 2016 . dead .
  60. News: North-east in housing shortfall crisis. Aberdeen Press and Journal. 29 September 2015. 18 April 2016. 14 August 2016. https://web.archive.org/web/20160814121642/https://www.pressandjournal.co.uk/fp/business/north-of-scotland/707983/north-east-housing-shortfall-crisis/. live.

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