Plans to convert former Banff Cruickshanks store into flats recommended to be refused
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A proposal to transform the former Cruickshanks store on Banff High Street into 13 flats has been recommended for refusal by Aberdeenshire Council planners.
Andrew Buchan and agent Mantell Ritchie submitted the application to the local authority, which also includes retaining part of the retail space.
The Banff and Buchan area committee is set to assess the plans during its meeting on Tuesday.
The planning service's recommendation to councillors is that the application be refused.
The proposal is looking to change the use of the majority of the shop premises with new space created within the 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 be retained with an altered store front to High Street, so an access to the flats behind can be created.
In the report that will go before councillors from planning officer Timothy Xu it outlines: "There would be no car parking spaces provided for the proposed development.
"In the car parking shortfall justification the agent states that many properties in the area have no car parking spaces and there is on street parking available as well as spaces at the public St Mary's car park, and the proposal has provided a bicycle store to encourage residents to limit their reliance on private cars.
"The agent has also submitted a car parking survey to back the shortfall justification statement by request of the roads authority."
The planners have recommended that the application be refused as it is contrary to its policies.
The report added: "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."
The council received two objections from the public regarding the proposal.
Their issues include that the development would be overbearing which would have a significant negative impact on the residential amenity of the neighbouring properties.
They highlight 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 have also raised concerns about the lack of car parking spaces.
