Plans to transform the former Cruickshanks store in Banff into a development of 13 flats and create an altered retail space have been refused by councillors.
Applicant Andrew Buchan and agent Mantell Ritchie submitted the proposal to the local authority for the building at 32 High Street.
The Banff and Buchan area committee assessed the application last month and deferred its decision so a site visit could be carried out by councillors.
It went back before them during the area committee meeting on Tuesday and they rejected the plans as they had issues with the property overlooking neighbouring buildings.
Aberdeenshire Council’s planning department had initially recommended to councillors that it be refused.
The proposal looked to change the use of the majority of the shop premises with new space created within an extended roof to form 13 flats, with three of them being one-bedroomed and the remaining 10 two-bedroomed, over three floors.
Part of the ground floor shop space would have been retained with an altered store front to High Street, so an access to the flats behind could have been created.
In the report that went before councillors the local authority’s planning department outlined its reasons for refusal.
It said: “The planning service has concerns over the significant negative impact on the residential amenity of the neighbouring residents.
“This is compounded by deficiency in parking provision in the surrounding area.
“In addition, the application has not demonstrated that developers’ obligations regarding affordable housing contributions will be fulfilled, or the exemption of contributions can be satisfactorily justified.
“The planning service therefore recommends refusal of the application. No material considerations can suggest that the application should be supported.”
During Tuesday’s meeting head planning officer Jim Martin said: “Members present at the site visit will have noted the layout of the site and the position of existing window openings, which is one of the key considerations here.
“There are concerns with regard to the impact of the amenity and privacy of the adjoining residential properties. Also with regard to parking provision and affordable housing. The recommendation therefore remains to refuse the application.”
The council received two objections from the public regarding the proposal.
Their issues included that the development would be overbearing which would have a significant negative impact on the residential amenity of the neighbouring properties.
They highlighted that the proposal would directly overlook the private gardens and living accommodation of the adjacent County Hotel, the property of 6 Strait Path and other properties to the north.
Furthermore the objectors also raised concerns about the lack of car parking spaces.
During the meeting Banff and District councillor Glen Reynolds put forward a motion to refuse the application.
He said: “With some regret I believe that the officers have got this absolutely right.
“The proposed development is contrary to policy in terms of layout, siting and design; and I believe underlying that is the negative impact in terms of residential amenity of neighbouring residents.
“Whilst I put forward this motion I do hope that the agent and the applicant take on board the comments of the planning officer that will enable this to be pushed forward in a very positive way.
“But in its current stance the officers have got this absolutely right.”
Troup councillor Ross Cassie seconded the motion and said: “The site visit showed quite clearly that there are elements of overlooking or underlooking depending on which way you want to look at the slant of the windows.
“Their siting and design have been outlined as one of the reasons for refusal. The others given including the parking locally as well makes me happy to second the motion.”
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