Thornhill retail and housing development appeal denied.

An appeal to secure planning approval for a new retail and housing development in Thornhill has been dismissed by the Scottish Government, leaving the project in limbo.

Inverdunning (Thornhill) Ltd had identified land north-west of Burnside Works in Main Street for a development that would include employment, retail, and residential units, including affordable housing options. Collaborating with JCC and ark architecture + design, the firm submitted an application to Stirling Council for permission in principle for the proposed project, which aimed to introduce approximately 70 new homes to the area.

The application documents highlighted the intentions behind the project, stating, “The application is being brought forward by Inverdunning (Thornhill) Ltd, in conjunction with JCC, the owner of the existing agricultural business on the application site, who wish to invest further to expand their business and relocate to premises that will allow for future growth.

“The concept masterplan envisions a new public space at the road junction, northwest of the village Main Street, connecting the various existing path networks and providing a safe environment centred around a new retail and community hub.

“The provision of the hub at a key location on the entrance to the village from the west, with potential shopping, family restaurant, and car parking facilities would benefit the village as a whole, whilst enhancing the visual aspect.”

Despite the best efforts of the developers, bureaucratic delays led to the submission of an appeal to the Scottish Government’s planning division in May 2022 due to non-determination by Stirling Council within the stipulated timeframe. The council attributed the delay to a local authority election, which hindered a prompt decision on the development proposal.

After thorough deliberation, Scottish Government appeals reporter Sinéad Lynch concluded that while aspects of the proposal aligned with certain policy elements, overall, the development failed to comply with the required standards and principles, resulting in the dismissal of the appeal.

Stirling Council planners expressed their reservations regarding the suitability of the proposed site in relation to the Local Development Plan (LDP) vision and spatial strategy. Additionally, they highlighted the surplus of housing units planned for delivery in the council area, surpassing the minimum requirement established by the NPF4 planning framework policy.

In her decision, Ms Lynch acknowledged the potential benefits of regenerating a brownfield site and providing a mix of affordable and market homes in the rural setting of Stirling; however, she emphasised that these advantages were overshadowed by the project’s non-compliance with the development plan and spatial strategy.

Ms Lynch explained, “Although part of the site is brownfield, its proposed reuse necessitates greenfield development, contradicting both NPF4 and LDP policies. The proposed scale of development does not align with Thornhill’s existing settlement pattern.”

The decision was met with approval from local councillor Martin Earl, who commended the support of the council’s planning service and the community council in identifying the project’s misalignment with the adopted Local Development Plan. He also acknowledged the community council’s efforts in ensuring that residents’ opinions were considered throughout the protracted process.

Councillor Earl remarked, “There is considerable pressure to introduce new housing, but all proposals must adhere to the LDP guidelines and be appropriate for their intended location.”