Broughty Ferry-based Grant Road Properties Limited had applied to construct 22 homes for over 55s and 36 extra care provision flats as well as six bungalows and a café in Kirkcaldy.
Planner Natasha Cockburn said the site, land to the South East of Morrisons supermarket, was previously occupied by a factory which was demolished “many years ago” and hosted an open air swimming pool before that.
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While the area is included in the local development plan as suitable for residential development, Cockburn said climate change had brought with it additional factors when deciding the application.
“The main issue in this case is the site’s susceptibility to coastal erosion,” she told members of Fife Council’s West and Central Planning Committee.
“The development is situated in a predicted erosion area which indicates the site is at risk of coastal erosion. Half of the site would be estimated to be eroded by 2050 and almost the full site by 2060.”
She said due to the “uncertain trajectory” of climate concerns, there were worries about long term sustainability and safety of this development.
“We have tried to work with the applicants to allow them to provide an acceptable solution to develop the site however after many iterations of coastal protection proposals, it is still not considered it would protect it efficiently,” said Cockburn.
The proposed site (Image: LDRS)
“It doesn’t demonstrate an appropriate solution therefore people would be at risk of coastal erosion and flooding.
“We take into account what it was allocated for development. There is some benefit of developing the site but this coastal erosion and flooding impact would outweigh the benefits of developing the site for residential use would bring.”
Committee convener, councillor David Barratt, said they had to balance material planning considerations.
“If we were sat here with a planning application in front of us that demonstrated the coastal defences would protect the site in the long term and be sustainable, I suspect we might be looking at that with a different balance but I think that is not where we are,” he said.
“The report does not evidence that they are able to secure long term safety and protection of that site. It would be wrong to approve the site with that in mind.”
Glenrothes North, Leslie and Markinch councillor John Beare added: “In the current circumstances, it may no longer be a deliverable site.
“For the reasons given, I don’t think we have any choice but to refuse because we would not want to be in a situation where housing for those who might be slightly younger than me would essentially be rendered unusable in a relatively short space of time.
“I don’t think any of us would want that on our conscience in the long term.”
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Kirkcaldy councillor Alistair Cameron said a lot of work had been put into efforts to develop the site.
“This could be a massive investment for Kirkcaldy and the type of accommodation that is there fits the bill,” he said.
“The economics of it make sense. It is a horrible brownfield site but we cannot put ourselves in the position where it is for residential use. I just wonder where we go from here? Is this the end of this?”