Markinch
The site
The Brunton Road site extends to 2.42 hectares and is an attractive location for development. Comprising low ground it is located just to the east of the centre of Markinch next to the Markinch conservation area; and is at the foot of the hill on which stands St Drostan's, Markinch's parish church and a building of national importance [Category A listed].
History of planning applications
The site was first allocated for housing in Kirkcaldy District Council's [Glenrothes Area Local Plan] in 1995 with an indicative capacity of 36 houses, later reduced to a capacity of 15 in the replacement Glenrothes Area Local Plan of 2003.
In November 2005 we bought the site and submitted its first planning application. In 2009 we were finally successful after numerous planning applications. The last 4 years have been difficult for as we have searched for the right development on a site allocated for residential development in the Development Plan. During this time planners in Fife Council applied their professional thinking, attempting to deliver housing on a site that has become very sensitive in the local community.
Following an unsuccessful appeal of our fourth application, we appointed Edinburgh based architects, Simpson and Brown. They designed a scheme based on the advice of the previous reporter and planners and statutory consultees involved in the process were convinced that the right development, a traditional form of housing, had been found. Historic Scotland and the Council's planning officers considered that the proposal was "a well-designed residential development in both architectural and layout terms” Unfortunately this application also failed to gain political support and regrettably a further appeal was dismissed in January 2009.
Disappointed but undeterred, Lomond Homes reviewed its tactics. Further outline planning applications were submitted in duplicate [applications six and seven].
Although the site is allocated in the Glenrothes Area Local Plan and the principle of development had never been challenged throughout the four year period.
The council failed to determine either of the two outline planning applications within the statutory time period. A further appeal was lodged against non-determination. With the delay and uncertainty created in the decision making process over the last 4 years the company had to exercise its legal rights in the interests of trying to secure the viability of the site. Following on from this, both a reporter appointed by the Scottish Government and the Council are now minded to approve the planning applications subject to agreement being reached on the level of financial obligations related to affordable housing. At present a viability statement is being prepared and will be submitted to the Fife Council for their consideration.
The Conclusion
Despite any site being allocated for a specific purpose within an adopted development plan, it is not safe to assume one will automatically achieve planning consent for that use. The planning system has become ever more a complex and many unforeseen influences can come to bare, not least public and community opinion. The experience of this site shows that, although with perseverance many problems can be doggedly overcome, it pays to carry out thorough due-diligence before making land investment decisions.
