The Buchan Area Committee of Aberdeenshire Council met on Tuesday, 12 May 2026, to discuss several planning applications and infrastructure projects. Key decisions included the refusal of planning permission for a dwelling at Plot 4, Backhill of Mintlaw, due to concerns about its impact on prime agricultural land and its brownfield status, and the deferral of a decision on a dwelling at Land at Botany View, St. Fergus, to allow for further information on drainage. The committee also noted updates on the Roads and Infrastructure Programme of Works and Peterhead Projects.

Planning Application APP/2025/1906: Plot 4, Backhill of Mintlaw, Peterhead

The committee considered a planning application for a dwelling at Plot 4, Backhill of Mintlaw, Peterhead. The application was recommended for refusal by planning officers.

Key points discussed:

• Brownfield Status: There was significant debate on whether the site qualified as brownfield land. While it previously contained agricultural buildings that have since been demolished, officers argued that the site had become naturalised with vegetation, meaning it no longer met the criteria for brownfield development under current planning policy. The applicant's agent contended that physical remnants of the previous use, such as a concrete slab and foundations, remained, and that the vegetation growth was superficial.
• Prime Agricultural Land: A significant portion of the site was identified as prime agricultural land. Planning policy seeks to protect this land from irreversible loss unless development is clearly justified or the land is of lesser quality. The council's position was that no independent report had been provided to demonstrate the land was of reduced quality, nor that the development offered sufficient public benefit to outweigh the loss.
• Design: Concerns were raised about specific design elements, including the use of quoins, which were considered pastiche and not characteristic of the local vernacular.
• Developer Obligations: There was an outstanding matter regarding developer obligations, with no agreement reached at the time of the report.
• Applicant's Arguments: Mr. Ryan Arquit, the agent, argued that the site remained brownfield due to physical remnants, that the proposed biodiversity measures outweighed any minor vegetation growth, and that the design elements, including quoins, reflected features on nearby properties. He also highlighted that discussions on developer obligations had not concluded and requested a short referral to allow for final agreement.

Decision:

The committee debated the application extensively. Councillor Hannah Powell proposed a motion to approve the application, citing that the site should be regarded as previously developed land, aligning with national planning policy on the reuse of such land. She also argued the design was not out of keeping with the surroundings and that the benefits of reusing the site outweighed the concerns. Councillor Peter Chapman seconded the motion.

Following legal advice, the committee agreed to delegate approval of the application to the Planning Authority, subject to appropriate suite conditions, the resolution of developer obligations, and the reasons outlined by Councillor Powell, including a departure from policy on prime agricultural land.

Planning Application APP/2025/1732: Land at Botany View, St. Fergus, Peterhead

The committee considered a full planning permission application for a dwelling at Land at Botany View, St. Fergus, Peterhead. The application was recommended for refusal by planning officers.

Key points discussed:

• Design and Scale: The primary concern was the design and scale of the proposed dwelling. Officers argued that due to the sloping nature of the site, the building would present a dominant and out-of-character elevation when viewed from the north and east, conflicting with policies on design and placemaking. The proposed dwelling was significantly larger in floor space and massing than neighbouring properties, which are predominantly single-storey bungalows with pitched roofs.
• Landscape Impact: Limited landscaping was proposed, and the development was considered to have an unacceptable impact on the character and surrounding landscape, contrary to Policy E2.
• Servicing and Environmental Matters: Insufficient information was provided on surface water drainage, with Scottish Water advising against connection to the public sewer for surface water and recommending on-site solutions. The application did not adequately demonstrate that alternatives had been considered and discounted. Additionally, there were concerns about inadequate biodiversity enhancement measures.
• Applicant's Arguments: Mr. Peter Bruce, the applicant, struggled to understand the refusal, pointing out that several two-storey houses existed in the vicinity and that his proposed house was no larger than the rear elevation of an adjacent property. He argued the design was intended to respond to the site's slope and the visual impact of the nearby gas terminal and windmills. He also stated that the architect had addressed service providers and saw no reason for conflict regarding services. He believed the proposed soakaway was sufficient and that the planting on protected land could mitigate landscape impact.

Decision:

The committee debated the application, with several members expressing that the design was in keeping with the developing character of the area. However, concerns about drainage remained. Councillor Matthew James proposed deferring the application to allow for the provision of additional drainage information and to resolve developer obligations and biodiversity net gain matters. Councillor Leeann McWhinnie seconded the motion. The committee agreed to defer the application for two cycles to allow for the provision of further information on drainage, biodiversity net gain, and developer obligations.

Roads and Infrastructure Programmes of Work 2026-27 and Update on 2025-26 Works

Stuart Ingram, Principal Roads Engineer, presented the report on the Roads and Infrastructure Programmes of Work for 2026-27 and an update on 2025-26 works.

Key points discussed:

• Budget Reduction: The 2026-27 budget sees a £83,000 reduction across all functions, with a shift in allocation from bridges to roads maintenance.
• Savings: Accepted savings include reduced road parking maintenance, removal of street lighting on private roads and footways, and more cost-effective procurement of materials and services. Some savings, such as the park night switch-off for streetlights, are taking time to implement.
• Dynamic Programme: The service is moving away from a fixed programme of works to be more responsive to member requests, funding, and asset condition information. A dynamic list of prioritised works has been developed, which currently exceeds available funding.
• Data-Driven Prioritisation: For the second year, a data-driven process is used for identifying and prioritising road maintenance schemes. Schemes requiring minimal preparatory work have been given enhanced priority.
• Road Maintenance Funding: An additional £1.88 million for road maintenance is welcomed, which will allow for preventive resurfacing and self-addressing works. This funding will support a substantial spray injection patching contract and the acquisition of an additional POTL repair vehicle. However, funding levels remain below steady state, meaning road conditions will continue to decline in the long term.
• Budget Allocation: Appendix A shows proposed budget allocations for roads, revenue, and capital funding. The split across council areas is based on data sets including road length, condition, population, and streetlights.
• Winter Service: While an area allocation for winter budget is shown, the service is standards-based and resources are directed based on weather conditions.
• Street Lighting: Routine revenue expenditure focuses on repairing lamps when they fail. Demand for capital-funded replacement of columns and cable assets exceeds available budget. Column cut-downs without immediate replacement will continue. The LED switch will be postponed in 2026-27.
• Bridges and Flooding: Appendices C, I, J, and K show updates on bridge and flooding works, including prioritised lists and planned programmes.
• Buckingham Elements: The committee has the authority to approve revenue spend proposals and make comments on capital proposals within their area.

Decision:

The committee was recommended to:

• Note the updates on 2025-26 works.
• Approve the proposals for allocating revenue funding within their area for roads and bridges.
• Make comments to the Infrastructure Services Committee on the proposals for capital funding within their area for roads and bridges.

The committee noted the report and made comments on the proposals.

Update - Peterhead Projects

Amanda Rowe, Area Manager, provided an update on key projects in Peterhead.

Key points discussed:

• Capital Pressures: Full Council recently considered capital pressures on Peterhead projects due to inflation and rising construction and material costs.
• Carnegie Building: To ensure the delivery of the community campus and the new museum and library, Full Council agreed to reallocate existing capital monies. Consequently, the refurbishment of the Carnegie Building will not proceed, releasing capital budget for other projects. Officers remain committed to exploring further options for the building with partners.
• Peterhead Community Campus: Construction is underway, programmed through to mid-2028, with occupation expected in August 2028. Active travel opportunities are also progressing.
• Peterhead Schools: Investment has been made in other Peterhead schools, including Anna Ritchie, with a detailed report to be presented in June.
• Community Leisure Facilities: Officers are working on maintaining and improving community leisure facilities at Site 2, with engagement planned later in the year.
• Peterhead Cultural Quarter: Work continues on the museum and library at Arbuthnot House. Commercial close is expected shortly, with construction due to start in June. Traffic orders have been approved. Engagement with creative practitioners and schools has taken place. A physical model of the building is available for public viewing at Buchan House. Stage 2 funding submission to the National Lottery Heritage Fund is due shortly.
• Community Disappointment: There was acknowledged disappointment across the Buchan area regarding the decision not to proceed with the Carnegie Building refurbishment, given its potential significance for Peterhead.
• Officer Efforts: The committee acknowledged the efforts of officers, elected members, local organisations, and partners in progressing these projects despite economic challenges.
• Communication: A plea was made for stronger communication to keep the community informed about project funding and progress.
• Museum Naming: Further engagement with members and others regarding the naming of the museum and its galleries is planned, with a report to Full Council expected after the summer recess.

Decision:

The committee was recommended to:

• Acknowledge the current update on the delivery of Peterhead Community Campus.
• Acknowledge the current update in relation to the Peterhead Cultural Quarter.

The committee acknowledged the updates. Rob Simpson, Director of Business Services, accepted the invitation for an informal discussion with committee members regarding the Carnegie Building.

Other Business

• Public Sector Equality Duty Guidance: The committee agreed to have due regard to the need to eliminate discrimination, advance equality of opportunity, and foster good relations between those who share protected characteristics and those who do not.
• Statement of Outstanding Business: Several actions were recommended for removal due to updates or completion, including the model of Arbuthnot House being sited in Buchan House. Action 1625 regarding capital safety initiatives has a timeline of June 2026 for the next update. Action 2425 has had its timeline extended to September 2027. Action 126 regarding delivery of projects is subject to annual block grant allocation from Transport Scotland, with confirmation awaited.
• Draft Aberdeenshire Development Plan Scheme 2026: The committee agreed to make a comment to the Infrastructure Services Committee, commending staff on their efforts to engage with the general community and businesses, despite difficulties.
• Crown Estate Scotland Fund – Buchan Coastal Communities Commissioning Strategy: The committee noted the funding allocation for 2026-27 (£118,961.03) and agreed priority projects for Year 5, including Whinnyfold Coastal Path Improvements and Peterhead Sailing Club Kitchen Project. They also agreed to continue delegating the award of further individual commissions to the Buchan Area Manager.
• Scottish Fire and Rescue Service – Performance Report: The committee acknowledged the work of SFRS personnel, noted ongoing concerns about road traffic accidents at the Toll of Birness, and requested SFRS liaise with Police Scotland regarding youths blocking Nether Aden Road. They also noted SFRS's community-facing role and their use of social media for communication. A request was made to consider the impact of 20mph speed limits on accident reduction.
• Supplementary Housing and Building Standards Procurement Plan: The committee agreed to approve the supplementary item on the Procurement Plan, the Supplementary Procurement Approval Form, and the proposal to enter into a commercial lease for 35 affordable homes at Greenacres, Peterhead. Authority was delegated to the Head of Legal and People to agree the detailed terms and conditions of the lease.