The Banff and Buchan Area Committee met on Tuesday 16 June 2026 to discuss a range of planning applications, service performance reports, and budget allocations. Key decisions included the deferral of a planning application for an extension at 11 Colleonard Drive, Banff, to allow for further information gathering and a site visit, and the refusal of retrospective planning permission for roof alterations at 47 Shore Street, Pennan, due to concerns about materials and impact on the conservation area. The committee also agreed to grant full planning permission for the demolition and replacement of a dwellinghouse at 73 Main Street, Fraserburgh, subject to conditions, and approved a significant retail development at South Harbour Road, Fraserburgh. Discussions also covered the Landscape Services Work Programme, Environment and Infrastructure Services performance, Business Services performance, and the proposed disposal of the former Banff Community Centre. A significant decision was made to merge Fintry School and King Edward School, retaining the King Edward School building. The committee also agreed the allocation of community council grants and the Banff and Buchan Area Committee budget for 2026/27.

Planning Applications

11 Colleonard Drive, Banff

The committee discussed a retrospective planning application for alterations and an extension to a dwellinghouse at 11 Colleonard Drive, Banff. The proposal involved a two-storey extension projecting 5.4 metres forward of the existing building line, which planning officers argued would be out of keeping with the established street scene and would negatively impact visual amenity. Concerns were also raised about overshadowing and overbearing impacts on the neighbouring property to the southeast. The applicant's agent had reduced the extension's projection following initial concerns.

During the discussion, councillors sought clarification on the building line, the scale of the extension, and whether similar developments existed in the vicinity. The planning officer noted that while the principle of extending a house might be acceptable, the scale and projection of this particular proposal were significant concerns. The applicant's agent and the applicant, Ms Rachel Reid, explained the necessity of the extension due to the specific needs of their son, who has significant health challenges, requiring an adaptable and accessible home. They highlighted that the extension would allow for greater independence and the incorporation of accessible features.

Ultimately, the committee agreed to defer the application. This decision was made to allow for further information to be gathered, including an integrated impact assessment (IIA) to fully consider the implications of the child's condition, and to arrange a site visit. The next meeting of the area committee was noted as being on 18 August, providing sufficient time for this information to be compiled.

73 Main Street, Fraserburgh

The committee considered a full planning permission application for the demolition of a dwellinghouse and the erection of a replacement dwellinghouse at 73 Main Street, Fraserburgh. The property is a Category C-listed building within the Broadsea Conservation Area. The existing house was built in the 1960s and was listed as an exemplar of replacement building within a conservation area at that time.

The planning officer recommended refusal, citing non-compliance with policies relating to listed buildings and conservation areas, as well as issues with scale and massing. Historic Environment Scotland also objected, stating that the submitted information did not justify demolition.

During the discussion, councillors raised questions about why a 1960s building was listed and why it was considered an exemplar. Officers explained that it was listed for its design and how it fitted into the locality at the time of its construction. Concerns were also raised about whether a modern build could be a better exemplar and if the current building was truly incapable of repair. The applicant's agent argued that renovation was not financially viable and that demolition and rebuild was the most economic option, citing structural reports that indicated inferior building materials and maximum safe stress levels. The applicant, Ms Patricia Scott, emotionally explained the need for an adaptable home for her son, who has significant health challenges.

Ultimately, the committee agreed to defer the application. This decision was made to allow for a site visit, for further structural survey and costing reports to be obtained, and for an integrated impact assessment (IIA) to be carried out. The application will be reconsidered at a future meeting.

South Harbour Road, Fraserburgh

The committee considered an application for full planning permission for the erection of buildings for retail use (Class 1A), a drive-through restaurant (Class 3), a hot food takeaway (Sui Generis), and associated infrastructure at South Harbour Road, Fraserburgh. The site is designated for bulky goods retail and has been vacant for years, with the exception of a World War II pillbox, a scheduled ancient monument.

The proposal includes four units: an Aldi supermarket, a B&M store with an outdoor sales area, a drive-through unit, and a small takeaway unit. The planning officer noted that the application represented a departure from the local development plan allocation but concluded that the retail impact was within acceptable limits and that the drive-through element was acceptable due to exemptions allowed in cases where local development plans do not have specific allocations.

Concerns were raised by councillors regarding the sensitive location opposite a cemetery, the loss of informal parking, and the potential increase in traffic. The planning officer addressed these by stating that the loss of informal parking would be mitigated by formal provision within the site, and that the Roads Development Service had not raised concerns about pedestrian crossings. The preservation of the World War II pillbox was also discussed, with measures proposed to retain it in situ and enhance its setting with landscaping and an interpretive panel.

Following extensive discussion, the committee voted to grant the application, delegating the final decision to the Head of Planning and Economy, subject to conditions including landscaping, the design of information boards, and ensuring the pillbox is maintained.

47 Shore Street, Pennan

The committee considered a retrospective application for full planning permission for alterations to a dwellinghouse, including the replacement of roof pan tiles with slate and the installation of rooflights, at 47 Shore Street, Pennan. The property is a Category C-listed building within the Pennan Conservation Area. The planning officer recommended refusal, stating that the use of Spanish slate was not traditional and differed in character from Scottish and Welsh slate, eroding the character of the conservation area. Built Heritage also objected on these grounds.

During the discussion, councillors questioned the historical accuracy of the roofing materials, noting that some older photographs appeared to show slate on parts of the roof. The applicant, Mr Oosterhof, stated that the original pantiles were beyond repair and that Spanish slate was chosen due to availability and cost. He also mentioned that the materials used were similar to those on a nearby beach hut that had received planning permission.

Despite the applicant's arguments and support from some neighbours who felt the slate was an improvement, the committee ultimately voted to grant planning permission for the alterations. This decision was made on the grounds that the materials used were considered to be in keeping with the surrounding vicinity and enhanced the amenity of the conservation area. However, it was noted that the listed building consent for demolition had been refused, and enforcement action regarding the original roof would still stand, with the applicant having the right to appeal.

Education and Children's Services

Education & Children's Services Year-end Performance Monitoring Report 2025/26

The committee received an update on the Education & Children's Services (ECS) performance for the year 2025/26. Overall performance was described as mixed but broadly stable, with 60% of measures meeting or exceeding targets. Key successes included strong attainment in numeracy and foundation apprenticeships, and high ratings for the condition of community facilities. However, challenges were noted in positive destinations for school leavers and literacy attainment, both of which were below target and national averages. A decline in early years take-up was also highlighted.

Councillors raised concerns about the lack of area-specific data, particularly in relation to Banff and Buchan, and the need for more detailed analysis of the drivers behind negative statistics. Questions were also raised about the impact of economic situations on positive destinations and how literacy attainment is measured for pupils with English as a second language. Officers acknowledged these points and committed to providing more detailed, area-based reporting in the future.

Education Scotland Inspection Report - Bracoden

The committee received a positive report on the Education Scotland inspection of Bracoden School. The inspection found the school to be nurturing and inclusive, with children feeling valued, cared for, and safe. Strengths highlighted included effective use of outdoor environments, strong community links, and polite and well-behaved children. Areas for improvement included strengthening approaches to planning for improvement and developing approaches to planning, assessment, and tracking progress. The headteacher, Lorraine Butler, expressed pleasure with the outcome, particularly the recognition of the school's nurturing environment and community partnerships. Councillors commended the school's performance and the headteacher's leadership.

Merger of Fintry School and King Edward School

The committee considered the final report on the statutory consultation regarding the proposed merger of Fintry School and King Edward School. The proposal aims to sustain rural education by merging the two underutilised schools into one, operating from a single building. Both schools had declining rolls, leading to Fintry School being mothballed in August 2025.

The consultation revealed strong support for the merger itself, but divided opinions on which school building should be retained. King Edward School currently has a roll of 36 pupils and operates as a two-class school, while Fintry School has a roll of eight. The option appraisal showed comparable scores for both sites, with Fintry School scoring slightly higher on suitability and condition, but King Edward School having better transport links and more space for growth.

After considerable discussion, the committee agreed to recommend that King Edward School be retained as the merged school. Councillors cited the educational benefits of continuity for current pupils and staff, King Edward's central location within the combined catchment, better transport links, and its proven ability to attract pupils from outside the immediate catchment area. The fact that Fintry School is currently mothballed and King Edward School is operational was also a significant factor.

Environment and Infrastructure Services

Landscape Services Work Programme 2026/27

The committee reviewed the Landscape Services Work Programme for 2026/27. Officers highlighted that available resources present a challenging environment for some maintenance activities, leading to increased reliance on partnerships with local community groups. Concerns were raised by councillors about the downloading of statutory responsibilities onto the voluntary sector, the varying levels of community capacity across different areas, and the lack of localised expenditure breakdowns. Comparisons were drawn with other towns, such as Ballater, regarding the perceived standard of landscape maintenance.

Officers acknowledged these challenges, explaining that burial functions take priority and can impact other maintenance schedules, especially with reduced staffing and machinery breakdowns. They also noted that smaller settlements often have more community involvement. The committee requested that the council provide more detailed breakdowns of expenditure and consider a place-based approach to assessing impacts. The potential for a site visit was also discussed.

The committee agreed to approve the proposed allocations for the Landscape Services Revenue budget for 2026/27. A recommendation was also made to produce a guidance note for community groups on what works they can undertake.

Environment & Infrastructure Services Performance Report Q3/Q4 BBAC

The committee received a positive performance report for Environment and Infrastructure Services for Q3 and Q4 of 2025/26. All ten performance indicators were reported as being on target (green). Successes were noted in planning application determination times, street lighting fault repairs, and homelessness resolution times. Tenant arrears and void rent loss were also within target levels.

Councillors requested more area-specific indicators and a clearer breakdown of capital project timelines and costs for Banff and Buchan. Concerns were also raised about potholes, particularly in towns and near schools, and the need for better communication regarding harbour master plans and street lighting updates. Officers committed to providing more detailed information on void costs and capital projects, and to review the categorisation of urban potholes.

Business Services Area Committee Performance Indicator Report

The committee reviewed the year-end performance report for Business Services for April 2025 to March 2026. Seven of the 15 indicators were on target (green), one was amber, and seven were data-only. Customer Services performance was highlighted as strong, with low call abandonment rates and wait times, despite an increase in contact volumes. Demand-led indicators, such as community care grants and discretionary housing payments, showed an increase, reflecting economic pressures.

Councillors requested more specific customer satisfaction data at an area level and a clearer breakdown of the financial impact of void properties. They also sought updates on harbour master plans and street lighting. Officers agreed to look into providing more detailed information on customer satisfaction and property disposals, and to address the outstanding briefing notes.

Proposed Disposal of Former Banff Community Centre and Area of Common Good Land at Lower Deveronside, Banff

The committee considered the outcomes of a statutory consultation regarding the proposed disposal of the former Banff Community Centre and an area of Common Good land at Lower Deveronside, Banff. The consultation revealed a low response rate (0.6% of the local population), with 67% of respondents unsupportive of the proposal. Key concerns included the principle of selling Common Good land, a lack of information on future use, and suggestions for community or recreational use.

Officers explained that the sale proceeds would be split between the Common Good Fund (32.6%) and Aberdeenshire Council's General Fund (67.4%), with the Common Good portion to be shared equally between Banff and Macduff Common Good Funds. The monitoring solicitor advised caution in language used during the discussion to avoid prejudicing any future planning applications.

After discussion, the committee agreed to instruct officers to conclude missives for the sale of the subjects to the preferred bidder and to seek approval from the Sheriff Court for the disposal of the Common Good land.

Merger of Fintry School and King Edward School

The committee was asked to consider the final consultation report regarding the proposed merger of Fintry School and King Edward School. The proposal aims to sustain rural education by merging the two schools into one, operating from a single building. The consultation showed support for the merger but divided opinions on which school building should be retained.

The committee recommended that King Edward School be retained as the merged school. This decision was based on factors including educational benefits, the current operational status of King Edward School, its central location within the combined catchment, better transport links, and its proven ability to attract pupils from a wider area. The fact that Fintry School is currently mothballed and King Edward School is operational was also a key consideration.

Community Councils in Banff & Buchan

The committee reviewed the proposed allocations for Banff and Buchan Community Council Grants for 2026-27. The proposed allocation basis remains the same as the previous year: a fixed grant of £600 to each community council, supplemented by an additional amount based on the number of electors. An update was provided on support for community councils, including training available through ALDO and the ongoing review of the Scheme for the Establishment of Community Councils.

The committee noted the updates and agreed the proposed allocations for the Banff and Buchan Community Council Grants for 2026-27. A request was made to ensure clarity is provided to community councils regarding eligible expenses for the grant funding.

Banff and Buchan Area Committee Budget 2026/27

The committee considered the proposed Area Committee Budget for 2026/27, which has been reduced to £17,800. The criteria for applications have been revised, with grants up to £1,000 being 100% funded, and allocations over £1,000 requiring an 80% match funding contribution. Applications will be advertised from 17 June 2026, with a closing date of 20 July 2026. Due to the summer recess, delegated authority was sought for the Area Manager, in consultation with the Chair, Vice-Chair, and Opposition Spokesperson, to assess and determine applications over the summer. A report detailing the allocations will be presented to the committee on 18 August 2026.

The committee agreed to note the confirmed Area Committee Budget, agree the criteria and application form, agree to advertise the fund openly, note the project completion deadline, and agree to delegate the allocation of funds to the Area Manager in consultation with the specified councillors.

Exempt Business

The committee moved to consider exempt business regarding a proposal for a commercial lease at Walker Court, Aberchirder, without the press and public present.

The meeting concluded with the committee moving into exempt business.