Perth and Kinross Planning reference number: 21/02159/FLL
Area: Abernyte
Submitted comment:
Erection of a dwelling house and garage (revised design) 50 metres south of Innfield Abernyte 21/02159/FLL
The Braes of the Carse Conservation Group (BCCG) was formed in 2009 to try and conserve the unique beauty, character and historical environment of the Braes of the Carse of Gowrie. Our Group's aim is to provide a voice for residents and interest groups in an area north of the Perth - Dundee dual carriageway (A90) approximately between Glendoick in the West and Knapp in the East.
As a Group we are not against development per se in the villages and we only comment on a small percentage of the planning applications that are lodged. We do so when our local members draw them to our attention and where we consider that the application may not fully comply with planning policy (frequently the Housing in the Countryside policy). BCCG contributed to the consultation process for the updating of the HICSG and was pleased with the updated Guidance which we feel gives added protection to the countryside and its villages, provided it is rigorously followed. As an organisation, BCCG has an award of excellence that can be awarded annually to recognise excellence in design in our area.
Please note that BCCG supports Abernyte School, and we also wish to see the family of the applicant remain in the village. However, it is part of our role to try to ensure new developments meet the criteria of the Housing in the Countryside policies. Based on planning considerations alone, in our view the application does not comply with the Local Development Plan 2 and in particular, the recently updated Housing in the Countryside Supplementary Guidance (HICSG).
This application relates to the same site as application reference 21/00156. As a Group we objected to that application and do so again for this present application on the same grounds. We believe the siting of the house in this current application is marginally better than in the previous one but maintain our view that the grant of planning permission for any development of this site runs contrary to the Housing in the Countryside policies so recently updated and adopted by the Council.
Housing in the Countryside
1. As defined in category 2 of HICSG, this application does not form part of an existing building group and is not infill as the school field is not necessarily permanent and therefore cannot be treated as part of the building group. Also, the site fall out with the previous settlement boundary around the village. See map 1 and 2 attached to our objection to 21/00156.
The site sits to the west of the building group close by and the land to the south is currently available to the school as a sports field. It was given "to the children of Abernyte to play football on, for as long as the school remained open". It was given by the then farmer of Abernyte Farm David Sinclair, but it was very clear that in the event of the school closing the land would return to being farmed.
2. The site does not have long established boundaries contrary to the requirements of the guidance. The field that the site is part of, was in cultivation and planted with cereals as recently as 2018, as demonstrated by an aerial image. The fence and recently planted hedge that now separate the site from the rest of the field postdates 2018 and would seem to have been planted in order to create the site. This is in direct contravention of a specific provision in the HICSG. See map 3 and photo 3 attached to our objection to 21/00156.
3. Section 51 of the 2019 Local Development Plan 2 states "The Council seeks to protect soils from damage such as erosion or compaction. Developments located on areas of good quality agricultural soils. Defined for the purposes of this policy as Land Capability for Agriculture (LCA) Classification 1, 2, 3.1 and 3.2." By reference to the Scotland's soils online mapping resource the soil at this site is class 3.2, and so section 51 rules would apply here.
4. No evidence of any building on the site is present on any Ordnance Survey map from the first series in the 1860s through to the current OS map. Although a narrow rectangular structure is shown on an OS 1:2,500 plan dated 1959, it had been removed by 1989. The structure in the 1970s was believed to be rabbit hutches. Therefore, under category 4, it is not a renovation or replacement house.
5. In answer to the "Existing use" question as part of description of the site the question, the answer given is "Rough Grassland". The term "Rough Grassland" as used here would appear to be used in a disparaging sense, implying an area of little value, and not the agricultural land that it is, only recently sown with grass when it was recently fenced off from the remainder of the field. The term Rough grassland as used correctly, is a habitat description for a species rich habitat that is listed in the Farmland Ecosystems Actions Schedule section of the Tayside Local Biodiversity Plan 2016-26, to "Encourage the retention or creation of foraging habitat close to farm buildings rough grass..."
6. The proposed house would have a visual dominance impact especially when approaching on the Kinnaird road and from the wider landscape viewed from the south. See photograph 1 and 2 attached to our objection to 21/00156.
Even if it were considered that the application complies with the HICSG in relation to its proposed location (which we consider it does not) we suggest that the following "Key Design Considerations" as set out in the Guidance have not been taken account of and it would not be a good fit with its surrounding environment:
Key Design Considerations
1. The proposed dwelling does not compliment or enhance the local vernacular and the proposed finish and materials are not appropriate to the context. The traditional style of architecture in Abernyte is stone buildings with a slate roof and the proposed design does not reflect the style of nearby dwellings. Recently built dwellings of more traditional design in the area are also energy efficient.
2. The proposed dwelling does not replace an existing farm shed or building which the proposed dwelling emulates.
3. The roof line lacks chimneys which are a characteristic of all the other dwellings in the vicinity.
4. The proposed walls conflict with the adjacent traditional farmhouse which is constructed predominately with local and red sandstone, and traditional dormer windows. See photo 4
We object to this application for all the above reasons and suggest that there are not sufficient material reasons to justify departing from the Local Development Plan even although we fully understand the desire for more young children to attend the local school. As stated previously however, we consider the current application to be an improvement on the permission granted in terms of application 21/00156 but that both contravene the terms of LDP2 and specifically the terms of HICSG.
Yours faithfully
Marilyn Webb
Secretary BCCG
Date submitted: 11th February 2022
Person submitting comment: Marilyn Webb, Secretary BCCG