The existing homes in the area surrounding the Braehead proposals have been built slowly over the last 150 years. The area, locally known as Auchattie, is largely farmland and woodland providing a diverse and untouched area for some of the region’s most loved and endangered species. The area is surrounded on two sides by the River Dee Special Area of Conservation (SAC) that is intended to protect both the Dee and the Feugh from the risk of development and pollution. Auchattie can be accessed by a two lane bridge from the north (the Dee Bridge), a single lane bridge from the east (the historic Feugh Bridge) and the B974 from the south towards Strachan and Finzean.
The existing homes within the main area set out for development by Sandlaw Farming combine to form a housing density of approximately 0.6 homes per hectare. This is very much in line with the rural identity that exists south of the Dee and does not overly strain the limited services and infrastructure in place.
In 2008 a detailed Landscape and Visual Impact Assessment regarding future development in the area was conducted. This report reached the conclusion that ”It is questionable whether any proposed development in this location will relate well to existing development, protect or enhance natural resources and also it will impact negatively on the landscape character, environment and amenity of the surrounding area." In 2009 a Main Issues Report was published in preparation for the 2012 Local Development Plan. This document stated that "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 re-development would destroy." As a result of this report, no development sites were allocated in the 2012 LDP.
This 2012 LDP is what currently applies to all development activities within Banchory and as there were no allocations made there is no basis to develop any site south of the Dee.
In 2013 Aberdeenshire Council accepted and reviewed proposals for new developments to be included in the 2016 LDP. These submissions included the MA016 proposal by Sandlaw Farming to develop the 27 hectare site at Braehead at the base of Scolty Hill. The submission for 230 houses was accompanied by a multi-phase development Masterplan extending to 700 homes over 10 years.
The Scolty Redevelopment facebook page was formally set up in January 2014 by local residents trying to raise awareness of these proposals and to ensure public engagement during the consultation process. An incredible period of public engagement followed with over 1100 comments submitted to Aberdeenshire Council objecting to the Sandlaw Farming proposals.
The Main Issues Report into the 2016 - 2021 LDP submissions was critical of the plans and did not recommend the Sandlaw Farming proposals for inclusion. The report stated:
“The scale of the proposal is significant and lies south of the River Dee from Banchory, separating it from the main town. It does not relate to the existing town and could lead to car dependency through lack of services. There are currently major infrastructure issues in relation to drainage capacity as well as access and roads which would be required to be addressed.
Finally, it was noted at the previous examination that the development of the site would result in a significant landscape impact from Scolty Hill. The reporter concluded that 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’.”
"Considerable opposition has been demonstrated towards development within Banchory, most notably the Auchattie site (MA016), south of the River Dee. In addition, significant concern has been raised in relation to the impact on infrastructure and services that any further development in the town will have ... It is therefore maintained that the assessment of the bids through the Main Issues Report provide a robust assessment.
In addition to this, following the approval of the Aberdeen City and Shire Strategic Development Plan there is no requirement to provide additional housing land allocations in Banchory at this time. This position is supported by reference to the current existing allocations within Banchory which are effective or capable of becoming effective. It is also noted that the majority of the support for additional development sites have been promoted by site agents."
Three weeks later, Sandlaw Farming submitted an official notice of intention to build a 700 home two phase development on an extended 40 hectare site. These plans were reviewed by the Council and two public consultation meetings were held in Banchory, August 2014. The overwhelming public response was again in objection to the proposals. By February 2015, despite a leaflet campaign, website & newspaper advertising and a direct appeal to the Aberdeen Chamber of Commerce, only 64 enquiries had been made to Sandlaw Farming regarding the development. This number has been called "significant" by the developer and used to show an "acute need" for additional housing outwith the current allocations for development in the area. We strongly refute these claims. This number is also significantly fewer than the 1114 objection comments received in response to the proposals during the LDP process in 2014 and we feel can not be used as justification to bypass local planning policy.
In January 2015 the council then published the Proposed 2016 LDP which stated that “No additional major new development allocations are proposed.” for Banchory and highlighted that “The importance to the community of the area to the south side of the River Dee ... must be recognised.”
On January 28th 2015 Sandlaw Farming submitted an updated proposal seeking immediate approval for "Planning Permission in Principle" for a 400 home development on part of the original site. The public reacted strongly in objection to the plans with over 520 objections received by the Council.
On June 18th 2015 Aberdeenshire Council voted unanimously to reject planning permission at the Braehead site. Sandlaw progressed the decision to an appeal however on December 1st 2015 the appeal was withdrawn in anticipation of submitting a new application for 300 homes on the same site.
This application progressed through the system attracting record number of objections from the community. It was rejected unanimously by Aberdeenshire Council on April 28th 2016, a decision that was again appealed by the landowner. The appeal was rejected by the Scottish Government on November 9th 2016.
The community is more committed than ever to protect the sensitive, historic and culturally important landscape that surrounds Banchory and Auchattie. This is an area we will continue to fight to protect long into the future.