Latest news with #NationalPlanningFramework4
Edinburgh Live
2 days ago
- Business
- Edinburgh Live
Edinburgh car park to be replaced by four-storey block of flats despite objections
Our community members are treated to special offers, promotions and adverts from us and our partners. You can check out at any time. More info Plans to build a new block of flats on an existing Edinburgh car park are set to be granted, despite objections. In September 2023, proposals were submitted to the council for the erection of a four-storey block between 36 and 37 Clovenstone Drive. A resident's car park is currently occupying the site. The application has been referred to the council's development management sub committee as more than 20 objections were received from locals, but the recommendation from officers is to grant permission. They say the development would make good use of the brownfield site and both the design and scale of the proposed building is appropriate, providing "appropriate levels of amenity." The existing site comprises 20 vehicle parking bays between number 36 and 37. Both buildings are end-of-terrace four-storey blocks with small garden plots to the front and rear. The proposed development would deliver eight two-bedroom flats accessed via a communal stair. Public open space in the form of communal gardens are proposed to the rear while private gardens for two ground floor flats would be provided at the front. Justifying their decision to recommend permission be granted, planning officers wrote: "The proposal complies with National Planning Framework 4 and the Local development Plan. The principle of residential development is acceptable on this site and the re-use of a brownfield site is supported by the development plan. Join Edinburgh Live's Whatsapp Community here and get the latest news sent straight to your messages "The design and scale are appropriate, and the development would provide appropriate levels of amenity. The landscape proposals will contribute positively to a sense of place and deliver biodiversity enhancement. "Parking levels are in line with the Council's guidance. The proposal is acceptable and there are no material considerations which outweigh the conclusion." The application is to be discussed among councillors next Wednesday, June 25.
Daily Record
5 days ago
- Business
- Daily Record
Plans for Perthshire solar farm the size of 140 football pitches refused
Perth and Kinross Council felt the "excessive" scale had not been fully justified for such a "significant" loss of prime agricultural land A planning application for a massive 49.9 MW Perthshire solar farm - the size of around 140 football pitches - has been unanimously refused by Perth and Kinross councillors. Perth and Kinross Council's (PKC) Planning and Placemaking Committee met to consider the application - submitted by Solar 2 Ltd - on Wednesday, June 11. Elected members upheld the reasons recommended for refusal by council planners that it would result in a "significant" loss of prime agricultural land and its "excessive" scale had not been fully justified. Atmos Consulting submitted plans to PKC, on behalf of Solar 2, to develop Collace Solar Farm on around 100 hectares of land 500m north west of East Saucher House, Kinrossie. Presenting officers' report of handling on the application to councillors, PKC's Major Applications and Enforcement team leader Sean Panton said: "Unfortunately we are recommending refusal of the application before you. "Whilst National Planning Framework 4 and the Perth and Kinross Local Development Plan 2 offers support for renewable energy proposals, on this occasion the loss of prime agricultural land at this scale is not considered to have been suitably justified." He added: "The site is located approximately one kilometre north of the Sidlaw Hills Special Landscape Area and is also in close proximity to a number of historical assets including a number of listed buildings and the Kinrossie Conservation Area. "There are 82,000 solar panels proposed." Mr Panton said Solar 2 was questioned as to why "so many solar panels were required when this amount of panels would exceed a 49.9MW output". He told councillors: "The response was that it was commonplace to overplant solar farms. Consequently, we're of the view that 82,000 panels is an overprovision and this number of panels could be reduced obtaining the same output but with less prime agricultural land intake." The solar panels would reach a maximum height of just over three metres above ground level, as they tilt. They would be supported by an aluminium frame mounted vertically into the ground to a depth of around two metres with the edge of the solar arrays varying in height above the ground but with a minimum clearance of about one metre. The panels would rotate vertically towards the sun from about 60 degrees below the horizontal when the sun is at its lowest to horizontal when the sun is at its highest. As well as the solar panels, the proposal included plans for inverters, a substation, a substation compound, two containers, fencing, CCTV and access tracks. There were 89 letters of objection and four letters of support for the proposal. Objector Ian Thoms was born and raised in the area and has spent the past 11 years back there with his wife. He said the proposal was "poorly sited" and there were "better alternatives near where the energy is actually required". Mr Thoms cited a petition - with over 300 signatures - launched by Collace Solar Objection Group. The group is calling for Perth and Kinross Council to "protect rural Perthshire" and "pause all solar development approvals until a robust, location-sensitive, and proportionate planning framework is in place—one that prioritises rooftop and brownfield solar, protects agricultural land, and mandates solar recycling measures". He told councillors: "Walking along the core paths near our home, I often meet neighbours and strangers out enjoying the landscape. People come here for the peace, the view of the hills and the living countryside. "This would all be fundamentally altered by an industrial-scale solar installation with at least 40 years of high fencing, CCTV and metal infrastructure blighting the countryside. "The development would directly dominate the outlook from our homes, core paths and adjacent roads turning a living, working landscape into an industrial one." He added: "This project is one of 11 similar proposals in the Strathmore area alone. We need a more coherent, balanced approach." Fellow objector Jonathan Simpson said: "Scotland has over 9000 hectares of vacant and derelict land, yet this developer proposes to industrialise actively farmed prime land. "Before turning to ground-mounted panels, we should prioritise solar on rooftops, brownfield sites and existing industrial infrastructure followed by poor quality soils." Solar 2 project manager John Moisey argued it was a "temporary condition" and the land could continue to be used for "grazing beneath the panels". The report of handling stated it was anticipated the solar farm would operate for up to 40 years then all infrastructure would be removed and the site reinstated to its former condition. Mr Moisey said the 40-year set-aside could potentially "enhance" the soil by allowing it to "rest and regenerate" through a reduction in ploughing and ground disturbance. He told councillors the energy generated would meet the energy demand of "over 11,000 homes" and be fed directly back into the local grid via a distribution connection at Coupar Angus. Independent councillor Dave Cuthbert moved for refusal. It was seconded by Conservative councillor Keith Allan. The proposal was unanimously refused.
Glasgow Times
07-06-2025
- General
- Glasgow Times
Residents against 'devastating' loss of trees for Paisley development
Planning permission for the construction of more than 600 homes on the site off Grahamston Road was initially declined by Renfrewshire Council in 2021 but was then granted with conditions in 2021 by a Scottish Government Reporter. Another planning application went in last year to remove trees on the site that was again refused by the council twice, before being granted by a Scottish Government Reporter. Grounds of Dykebar Hospital (Image: Colin Mearns, Newsquest) Clare says she is concerned that because planning permission has been given to remove the trees before all planning conditions for the development have been met, they could be felled unnecessarily. The 50-year-old said: 'I thought the original one [planning proposal] intended to preserve the trees but apparently not. "The most recent application was to allow the developer to remove the trees before any construction starts. "This again was refused by the council, the developer appealed to the council, and they refused again and then the developer has appealed to the Scottish reporter who has then approved it. "I've been told it effectively means they could remove all the trees before meeting the conditions of the original planning application. "It seems so devastating to potentially lose all or any of those trees unnecessarily before they've met all the conditions of the plans." (Image: Colin Mearns, Newsquest) Cala Homes, Bellway House and Barrett Homes will be building 603 houses with Cala Homes stating on their website they expect the first residents to move in in 2027. Mum-of-two Clare has lived near the site for around 12 years, but as she resides in Barrhead she feels 'powerless' to do anything about it. She said: "There are a lot of people who feel strongly about it. "It's wider than just the people who live right next to the site." She continued: "I'm not in the council area but it affects everyone who lives nearby but I'm powerless to say anything because I'm not a resident of Renfrewshire." (Image: Colin Mearns, Newsquest) Clare is also frustrated that despite the local council rejecting the plans, a Scottish Government reporter from "who lives out with the area" made the decision to approve the plans. Campaign group Save Paisley's Green Space (SPGS), who have been vocal in their opposition to the development, started a petition on two months ago calling for planning permission at Dykebar to be revoked. The petition states: "SPGS argues that the planning permission is erroneous and warrants revocation to prevent huge environmental damage and to protect the community and remaining countryside amenity of Paisley South." At the time of writing, it has gathered more than 1880 signatures. (Image: Colin Mearns, Newsquest) Both the SPGS and Clare also say they believe the development goes against the Scottish Government's National Planning Framework 4 (NPF4) policy 6 which says: "b) development proposals will not be supported where they will result in: "i. Any loss of ancient woodlands, ancient and veteran trees, or adverse impact on their ecological condition; "ii. Adverse impacts on native woodlands, hedgerows and individual trees of high biodiversity value, or identified in the Forestry and Woodland Strategy." Clare says the green space is valuable to the local community, as well as being home to wildlife such as deer, foxes, buzzards and woodpeckers. She said: "When you walk around, you see a lot of people out walking their dogs or running. "It's used recreationally by a lot of people. "The thought of that space being lost forever is really sad and it's got to the point now where I almost don't want to go there because it's too upsetting thinking it's not going to be there anymore. "For people who appreciate trees and wild open space, it's a really special place." (Image: Colin Mearns, Newsquest) A Scottish Government spokesperson said: "An independent reporter from DPEA granted approval for the redevelopment of the former Dykebar Hospital in March 2023. "The reporter was required to make their decision on the planning merits of the case taking full account of all the information submitted by parties involved, including members of the local community. "Scottish Ministers appointed a reporter to consider the appeal of the decision of Renfrewshire Council to refuse tree works consent in respect of tree removal and pruning along the north and eastern boundary of the Dykebar Hospital grounds. "The reporter allowed the appeal and planning permission was approved at appeal."
The Herald Scotland
04-06-2025
- Business
- The Herald Scotland
Scotland's capital must protect it prime office stock
Protecting Edinburgh's office space The nature of work has evolved since the pandemic with hybrid and flexible working becoming more prevalent. Rather than diminish the need for office accommodation, for many occupiers these new ways of working have reinforced the need for a high-quality office environment to compliment hybrid working arrangements. Companies are now looking for well located, well-designed office space that fosters collaboration and innovation. Edinburgh's central business district (CBD) has long provided this, particularly in key locations such as St Andrew Square, Exchange District and the West End. Yet Edinburgh's office market remains constrained with a worrying shortage of prime Grade A space, which is subsequently impacting business expansion and relocation decisions. With a lack of new development, the case for refurbishment is strong with almost 40% of take-up in 2024 for refurbished office stock. One example is Ardstone Capital's refurbishment of 24 St Andrew Square, on behalf of CBRE Investment Management and the Ardstone Regional Office Fund, which was 60% pre-let at practical completion demonstrating the continued strength of demand for this type of high quality space. Significant competition Despite this, and even against a backdrop of positive sentiment, office developers in Edinburgh face a significant challenge. Essentially, they are struggling to compete when it comes to acquiring vacant offices to either refurbish or redevelop. Over the past 18 months, more than 220,000 square feet of prime office pipeline has been taken out of the market, all of which was sold for hotel conversion. While this demonstrates the significant appetite from hotel operators and enhances the city's tourism appeal, it also raises considerations about maintaining sufficient prime office stock to support a dynamic economic centre. Especially as recent sales were not for tertiary-located offices, but prime sites that, if developed, would command top-level rents. Savills sale of Edinburgh One, located on Morrison Street in the heart of the Exchange District, is a good example. It attracted strong interest from both office and hotel developers but ultimately sold unconditionally for hotel conversion. Other instances include Capital House, 28 St Andrew Square, and 9-10 St Andrew Square. These are all prime locations that cannot be easily replicated, meaning businesses may need to start looking elsewhere. Ultimately, this highlights the importance of creating a planning framework that supports a well-balanced approach to development. A Vision for the Future At present, there is currently no specific planning policy preventing the conversion of office buildings. Although the National Planning Framework 4 (NPF4) assumes the retention of office buildings and encourages alternative uses where office space is deemed unfit for purpose, there is no explicit protection of prime space. Introducing measures to safeguard strategically important office locations could help maintain a thriving business environment alongside the city's growing visitor economy. By fostering collaboration between local authorities, planners, developers and investors, Edinburgh can continue to evolve in a more balanced way that supports both tourism and business needs. Additionally, if exit yields tighten for office developers, this will make them more competitive when bidding for properties. After all, the issue isn't a lack of appetite, as evidenced by the aforementioned sale of Edinburgh One. Now, therefore, is the time for measures to be put in place to ensure Edinburgh remains a vibrant place to work, visit and invest. Mike Irvine is a director in the Edinburgh office agency team at Eilidh Levein and a surveyor in the Edinburgh investment team at Savills
Daily Record
30-05-2025
- Business
- Daily Record
Perth and Kinross councillor calls for urgent review of national planning policy on retail developments
The Planning and Placemaking Committee convener believes the current policy on retail developments "lacks coherence" and risks "stifling competition" Perth and Kinross Council's (PKC) planning convener has written to the Scottish Government saying there is an "urgent need" for a review of national planning policy regarding retail. SNP councillor Ian Massie - who wrote to Public Finance Minister Ivan McKee on behalf of PKC's Planning and Placemaking Committee - said the current policy "lacks coherence" and "will not strengthen town centre High Streets". Cllr Massie's committee requested he write the letter after councillors approved a new Lidl supermarket on Perth's Crieff Road, going against the council officers' recommendation of refusal which was based on national policy. On Wednesday, March 12 councillors voted by nine votes to two to grant Lidl permission to invest £10 million building a second Perth store and creating over 30 jobs. They rejected council officers' recommendation to refuse the application, arguing the development would give residents "more choice" and supported the National Planning Framework 4's (NPF4) 20-minute neighbourhoods. The only objector to the application was Tesco, which has a store on the other side of McDiarmid Park from the proposed Lidl site. At the March meeting, convener Ian Massie pledged to write to Scotland's Public Finance Minister raising the committee's concerns about the conflicting national planning policy. In response to a request from the Local Democracy Reporting Service, PKC this week shared both Cllr Massie's letter and the response he received from Ivan McKee MSP. In his letter, Cllr Massie said the current policy could result in "stifling competition". Referring to the committee's decision over the Lidl application, he wrote: "The officers' recommendation was for refusal on the grounds that it did not meet Policy 28: (a) and (c) as it was not located in an existing city, town or local centre, nor was it in an edge of centre area, or an allocated site within the LDP; (b) was not applicable as it did not meets the terms of (a); and also (c) Small scale neighbourhood development because the proposal could not be classed as small scale. "Whilst the committee agreed the criteria for Policy 28 (a) and (c) had not been met they went against officers' advice and granted permission stating that the application should be supported because it would provide over 30 jobs in the local area, help families on limited income afford more with what income they have and aligns with the Scottish Government's approach to 20-minute neighbourhoods , as outlined through Policy 15 of NPF4." He called for planning policy to meet the "specific needs of our communities". The Perth City North ward councillor added: "Currently, the framework for Policy 28 lacks coherence on several crucial aspects, including the balance between High Street regeneration, out-of-town developments, and the promotion of sustainable practices within retail. However fundamentally, there is the lack of a specific reference to what floorspace thresholds should be deemed to define what is small scale neighbourhood development. "Unless there is an early review of the retail policy of NPF4 the likelihood is that the current policy will result in the planning system in Scotland stifling competition in this sector. This will favour those operators who secured consents for out-of-town centre sites over the last 20 years to the detriment of newer and possibly more innovative operators. It will not strengthen town centre High Streets. This is not 'good planning'. " Ivan McKee thanked Cllr Massie for his letter and said the intent of the national planning policy was "to encourage, promote and facilitate retail investment to the most sustainable locations that are most accessible by a range of sustainable transport modes". The Minister for Public Finance said there were a "range of factors" which need to be considered in planning assessments and there were no plans to review the policy. Mr McKee said: " There is no scheduled review of NPF4 at this time, however it is helpful to have your input on the effectiveness of NPF4 policies and I am grateful to you for sharing your thoughts and experiences with us."
