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3 Robertson Loan, Kirkwall, Orkney KW15 1GQ

25/100/HHHouseholderRefused

Refused on 11 August 2025

Council decision: Application RefusedDelegated (officer decision)4 reasons for refusal

Proposal

Extend a house and erect a fence

Received
18 March 2025
Decision level
Delegated (officer decision)
Public comments
2
Ward
Kirkwall East
  1. Received18 Mar
  2. Validated18 Mar
  3. Consult.
  4. Target18 May
  5. Decided11 Aug

Decided in 146 days (council typically 91)

About this application

This is a full planning application at 3 Robertson Loan, Kirkwall, Orkney KW15 1GQ. Orkney has handled 1,256 applications of this type. This one was decided in 146 days, 8 weeks longer than Orkney's typical decision time. There has been 1 other application at this address. In the past year there have been 50 applications across Kirkwall East. We hold 949 applications in total for the KW15 postcode area.

96% of full applications at Orkney Islands Council were approved. Across all application types, the council typically decides in about 13 weeks (median).

Based on decided applications received in the last 3 years.See what's approved near your address

Why it was refused

  1. The proposal is contrary to Policy 1 of the Orkney Local Development Plan 2017, as the development is not sited and designed taking into consideration the location and the wider landscape and density of the development. This is due to the extent of the proposed extensions, the density of these compared to the surrounding dwellings, and the proposed fence height, which together result in an inappropriate and overdeveloped form of development.
  2. The proposal is contrary to Policy 2 of the Orkney Local Development Plan 2017 and Policy 14 the National Planning Framework 4, as the development is not sympathetic to the character of the local area, and does not provide a positive or neutral effect on the amenity of the area as required. The design, massing, and siting of the extensions break the general building line for houses of that scale and would introduce a dominant and overbearing feature at a key roadside location, which is visually incongruous within the wider streetscape.
  3. The proposal is contrary to Planning Policy Advice 'Amenity and Minimising Obtrusive Lighting' (2021) which requires minimum rear garden depth to be at least 10 metres, to maintain rear garden privacy.
  4. The proposal is contrary to Policy 14 of National Planning Framework 4, as the proposal has a detrimental impact on the amenity of the surrounding area, including risk of overlooking arising from the north extension and the visual impact of the fencing, impacting the enjoyment and privacy of neighbouring dwellings.

From the council's decision notice.

Application details

Postcode
KW15 1GQ
Application type
Householder
Scale / size
Medium
Parish
Kirkwall & St Ola Community Council

Planning application dates

Date validated
18 March 2025
Target decision date
18 May 2025

Applicant and agent

Applicant
Private applicant

Planning decision

Case officer
Isla McLeod
Statutory period
61 days

Additional information

Documents
8
Constraints
1

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Planning history at this site

1 other application at this property, newest first.

  1. 2026
    26 May

    Extend a house

    ApprovedHouseholder26/158/HH

Source: Orkney

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