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43 Junction Road, Kirkwall, Orkney KW15 1AR

25/311/PPPlanning PermissionRefused
Full

Refused on 18 December 2025

Council decision: Application RefusedDelegated (officer decision)1 reason for refusal

Proposal

Convert an office with ancillary accommodation to a house

Received
11 September 2025
Decision level
Delegated (officer decision)
Public comments
3
Ward
Kirkwall West & Orphir
  1. Received11 Sep
  2. Validated28 Oct
  3. Consult.
  4. Target28 Dec
  5. Decided18 Dec

Decided in 51 days (council typically 91)

About this application

This is a full planning application at 43 Junction Road, Kirkwall, Orkney KW15 1AR. Orkney has handled 1,256 applications of this type. This one was decided in 98 days, 7 days longer than Orkney's typical decision time. There are no previous applications recorded at this address. In the past year there have been 61 applications across Kirkwall West & Orphir. 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 location is known to be at significant risk of surface water flooding, indicated through SEPA and Scottish Water modelling of flood extents and evidenced through historical flood events, and the proposed dwelling would be a more vulnerable use than the current office (with ancillary accommodation), and the development is therefore contrary to Policy 22(a) of National Planning Framework 4 and Policy 13A of Local Development Plan.

From the council's decision notice.

Application details

Postcode
KW15 1AR
Application type
Planning Permission
Scale / size
Medium
Parish
Kirkwall & St Ola Community Council

Planning application dates

Date validated
28 October 2025
Target decision date
28 December 2025

Applicant and agent

Agent address
Tanmaur Orphir Orkney KW17 2RD

Planning decision

Statutory period
61 days

Additional information

Documents
8
Constraints
2

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Source: Orkney

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