Erection of 66 Dwellinghouses at Bogbeth Road, Kemnay
3.02 hectare (7.5 acres) site East Of Greystone Road, Kemnay

Reference No: APP/2015/1107 Erection of 66 Houses at Bogbeth Road, Kemnay


The ‘Arb Site Observation Report’ submitted is acceptable and has clear recommendations which should be followed. It is unfortunate that the arb expert carrying out this additional work does not appear to have had a copy of the original tree survey to hand. It is still unclear, therefore, whether all trees marked for retention have actually been retained on site and I would suggest that the original arb consultant is asked to check this and also to ensure that other recommendations from the Site Observation Report are carried out in full and urgently. The larch tree that cannot be retained may be number 45 which was marked for removal but this needs to be confirmed as does the status of all other trees 40-44 and 46 along this boundary that were marked for retention.

Environment Officer EW



Tree damage & felling in north east corner of site outwith approved plan.  Urgent tree survey report requested. Enforcement action being taken.

Environment Officer EW

Showhouse Complex APP/2016/0927 Advertisement Consent for Erection of 11  Signs

Including Illumination at Bogbeth Road, To East Of Greystone Road, Kemnay.  Barratt North Scotland.


Garioch Area Committee Meeting 15 March 2016

A member of Kemnay Community Council attended the GAC meeting at which the Barratt application for 66 houses at Bogbeth was considered and has made the following brief report:

 Councillors Sheena Lonchay and Alison Grant spoke well about the application and voiced concerns about inadequate comments by Scottish Water and possible drainage issues relating to surface water and foul sewage and made particular references to the flooding in Victoria Terrace.  Councillor Lonchay forcefully made the point that flooding in Victoria Terrace was not an unusual event but occurred regularly during heavy rainfall.   Emphasis was also placed upon the importance of road widening and footpath provision along Bogbeth Road and Clr. Lonnchay suggested that speed bumps should be incorporated into Bogbeth Road (this was not supported by Roads Dept. representative).

 Clr. Martin Ford raised an interesting point that no one had referred to (although it was indeed referred to in KCC letter of objection), which was that the site was zoned for 65 houses and the applicant proposed 66 houses.  He thought this would set a precedent for developers to continue to exceed the number of houses that the LDP indicates being suitable for specific sites.  It was a point well made, albeit just one house but he could not find a seconder for his motion that the number of units should be negotiated down to 65.

 Clr. Lonchay made reference to the lack of consultation on this application making particular reference to the fact that Kemnay has a monthly Newsletter and the developer had not used this to publicise the public consultation event.  It was a point well made because Clr. McKail remarked that lack of consultation was a common complaint in other communities also.

Councillor Lonchay tabled an amendment to Clr. Stuart’s motion to approve, which required the inclusion of a planning condition to the effect that Scottish Water would need to confirm that sufficient drainage capacity was available prior to commencement of any development.  The amendment attracted just two votes (Lonchay & Grant), and the other 8 votes were for the motion by Clr. Stuart to approve.  Clr. Lonchay requested that planning gain should be directed towards medical rather than educational facilities, given that Kemnay Academy had now been extended.

 Kemnay Community Council received a considerable amount of praise from not only our own Councillors regarding the way we considered and made representations on planning applications (Clr. Lonchay referred to it as an “exemplar”), but numerous other Councillors including Clr. Stuart and Clr. Ford who described Community Council letters or representation as a well argued case and a model for how representations should be made.

Final Comment by Kemnay Community Council 18-02-2016 (withdrawal of objection)

This application has been deferred pending a site visit on Tuesday 15 March 2016 (circa 9 a.m.).  The application will then be discussed by the Garioch Area Committee on the same day at 10.15 a.m. in Council Chambers, Gordon House, Blackhall Road, Inverurie.  The report to GAC is item 7 B on the 23 February 2016 agenda HERE

An abridged version is also available here:

Bogbeth 66 houses report to GAC abridged

Do you wish to speak at Garioch Area Committee meeting?

If you wish to speak at a GAC meeting regarding a planning application, submit your request in writing to the local Area Manager Douglas Milne, Gordon House, Inverurie as soon as possible with the deadline being either (i) noon on the Friday before the date of the Area Committee meeting concerned, or (ii) noon on the Monday before the date of the Council or Policy Committee meeting concerned. You must state clearly the subject on which you wish to be heard and the reason why, e.g. to support or oppose a particular planning application. Requests will only be considered on the first occasion that an application goes in front of Committee. In the event that there is a deferral of the application, it should be noted that further requests to speak will NOT be considered.  More information at the link below:


There are various new documents that have been uploaded to the webpage including an amended plan showing the road widening and footpath in Bogbeth Road … click HERE for more details

Garioch Area Committee Meetings

Planning Application Details Page HERE

New plans submitted on 12/01/2016 showing new proposals for widening Bogbeth Road to 5.5 mtrs. with a 2 mtr. footpath running along the eastern edge of Bogbeth Road to link with the existing footpath and a pedestrian crossing at the bend to link with the existing footpath that travels along the western edge of Bogbeth Park.  For clarity, the existing widened section of Bogbeth Road that serves the existing housing estate, is 5.5 mtrs. wide and the footpath is 2 mtrs. wide.

CLICK HERE TO SEE pdf file Bogbeth Road upgrade 12-01-16 82678-1011-A

Bogbeth Road upgrade 12-01-16

Revised Design & Access Statement and Site Sections & Site Plan uploaded 01/12/2015

Kemnay Community Council Response to Fairhurst Transport Statement

Transport Statement (TS), Fairhurst & Partners August 2015

To view Transport Statement click the above link and then the View icon to the right of Transport Statement

“Development Proposals (page 11 of the Report), would appear to indicate that Barratt have accepted the argument put forward by Kemnay Community Council that the main access to the site will be the new access from Bogbeth Road.  In this respect the TS contains new plans in particular Drawing 82678 / 1010 B (Appendix C, page 31 of the pdf file), which now shows a footpath along Bogbeth Road.  The footpath begins on the east of Bogbeth Road and crosses to the the west of Bogbeth Road via two pedestrian crossings and continues all the way north to the vicinity of the Skatepark where it links to the footpath through Bogbeth Park and also another pedestrian crossing to the existing footpath on the east side of Bogbeth Road.  No road widening is proposed, just passing places.  More details can be viewed in the above link to the Transport Statement, but some extracts are shown below:

TS extract 01

TS extract 02

TS extract 03

Enlarged sections below

TS extract 03a

TS extract 03b


Received date: Mon 13 Apr 2015 | Status: Pending Consideration | Case Type: Planning Application

Applicant: Barratt North Scotland, Blairton House, Old Aberdeen Road, Balmedie, Aberdeen, AB23 8SH, tel.: 01358-741300

Aberdeenshire Council Planning Officer dealing with the application: Bruce Strachan

Closing date for public comment was 25 June 2015, no further comments are accepted

The next stage for this planning application will be for the Planning Officers to make a recommendation to Grant, Refuse or Defer, and then the application will be considered by the Garioch Area Committee at one of their meetings at Council Chambers, Gordon House, Blackhall Road, Inverurie.  The date of the next meeting is Tuesday 25th August 2015 at 10.15 a.m., if it is discussed at that meeting there is a likelihood that any decision will be deferred pending a site visit by Planning Officers and members of the Garioch Area Committee.  The date and time of the site visit will be recorded in the minutes of the meeting.  In order to keep up to date with committee meeting dates, Agendas and Minutes, please visit the link below

Garioch Area Committee dates of meetings, Agendas and Minutes of Meetings

You can make a request to speak at a Garioch Area Committee meeting and to do so you must follow the procedure  indicated below:


 Press Coverage

It would appear that there are no proposals to widen Bogbeth Road other than an indicated “possible” passing place as shown on my plan and no proposals to provide any footpaths along Bogbeth Road. I have shaded the line of the existing burn blue, there are no indications of any proposals for this area, certainly no proposals to culvert and provide a footpath above. PLEASE READ THE DESIGN & ACCESS STATEMENT, 4.5 states that pedestrian links are provided to the unclassified Bogbeth Road but makes no mention of along Bogbeth Road so one must assume that the footpath will just lead on to Bogbeth Road and pedestrians and children and wheelchair users just use the road?

SEPA Response 02/07/15

Kemnay Community Council OBJECTION

Video comparing the two access roads into the proposed development, Bogbeth Brae / Bogbeth Rise and Bogbeth Road.  The Developer proposes that Bogbeth Brae / Bogbeth Rise will be the Main access road and the access via Bogbeth Road will be a secondary “restricted” access.

Objection from Chair of Kemnay Primary School Parent Council

Objection from Gillian West

There are some excellent letters of objection but Gillian’s letter is particularly outstanding and pertinent

Transportation Unit Holding Objection

Contaminated Land Holding Objection


Aberdeenshire Council Policy Report

Aberdeenshire Council Roads Dept Holding OBJECTION

Flood Prevention Unit Report

Kemnay Community Council Letter to Head of Planning 18/05/2015

 PLEASE READ these additional files:

APP_2015_1107-DESIGN_AND_ACCESS_STATEMENT-7043392(1) Revision A



 Land Ownership Cert

House types and numbers

Site layout 01

Site layout 01B

Site layout 02B

Site layout 02C

Given photographic evidence of parking problems, should Barratt be widening Bogbeth road and providing safe footpaths for children and pedestrians?


Useful Links

Outdoor Access & Development, Aberdeenshire Council Planning Advice 10/2015

Development Management Procedures (Scottish Government)

Local Development Plan Supplementary Guidance

(Current LDP Supplementary Guidance Policies relating to this development)

Local Development Plan (Current)

Local Development Plan (Draft Replacement)

Main Issues Report

Aberdeen City and Shire Structure Plan

 Link to previous inadequately publicised Masterplan

Photos of existing parking problems

Aberdeenshire Councillors

Councillor Patricia Oddie, Saint Cloud Croft, Old Rayne, Insch, AB52 6SE Tel: 07876 475112 email:

Councillor Allison Grant,  House 2, The Old Manse, Insch, AB52 6LU Tel: 01464 821283 M: 07766 922580  email:

Councillor Sheenah Lonchay, Glenair, 6 Gordon Terrace, Insch, AB52 6WN Tel: 01464 820073 M: 07801 900849  email:


Dennis Robertson, Unit 10 Craigearn Bs Pk, Morrison Way, Kintore, AB51 0TH  Tel: 01467 631364

Further Masterplan Misinformation

Communiity ConsultationMasterplan page 4 shows this photograph of the Pre Application Community event in Kemnay Village Hall on 18th February 2014.  It would seemingly be an accurate portrayal the level of public engagement i.e. one member of the public confronted by two Halliday Fraser Munro / Barratt representatives … HOWEVER … this is NOT Kemnay Village Hall and the plans displayed are not the proposed Bogbeth Housing Development.  Further evidence of a Masterplan that is not fit for purpose.

The Pre Application Public Consultation Farce … extracts from the not fit for purpose Masterplan

February 2014 Following the development of the Masterplan further Community Consultation was arranged to present the updated proposals. The event was advertised in the Inverurie Herald newspaper and posters displayed outside the village hall.

The previous event in 2011 was advertised in the Evening Express newspaper and invitation letters sent to neighbours and other stakeholders.

Community Comment

Why wasn’t a similar approach used in 2014? Why wasn’t the Community Council informed at least as a courtesy and they could have publicised it on the website. If the Developers had truly wanted publicise the event and encourage community input why wasn’t it advertised in the Newsletter which reaches every household? The Inverurie Herald is a weekly newspaper published on Thursday and the event took place on the following Wednesday, which is a very inefficient publicity timeline.

…The event was held in the Friendship Room at Kemnay Village Hall on 18th February 2014. The event took the form of a manned drop-in session, afternoon and early evening, with presentation material that described the proposal and offered the opportunity to comment. The turnout for the event was low …

Community Comment

Records indicate that Friendship Room was booked but the purpose for booking the room was NOT disclosed or advertised, which is very strange given that the purpose was “Community Consultation? It is hardly surprising that turnout was low given that it was mid week, Wednesday afternoon and early evening in February, it gets dark circa 4.00 pm, people wouldn’t see the posters, parents are collecting children from school or commuting home from work, no wonder turn out was low, why wasn’t the presentation on a Saturday? The event was poorly planned and the resultant poor turnout was a result of poor communications by the Developer either by design or inept organisation. The Community Council were effectively snubbed, which is contrary to the “spirit” of “community consultation” process. Why couldn’t the Developer at the very least sent a copy of the pdf “Masterplan” file to the Community Council either by post or email, as a courtesy? In effect the consultation exercise has little or no credibility, see Kemnay Community Council letter to Head of Planning dated 18 May 2015, below..

 Kemnay Community Council Letter to Head of Planning 18/05/2015