Aberdeen councillors have been warned backing plans for a retirement village in the west of the city would “risk a precedent” for building on green belt land.
Even a pledge from developers to build a £3million link road to end well-used rat runs was not enough to sway planning officers, who have recommended members refuse the proposals for the fields and scrubland in Inchgarth Road.
Councillors will meet via video link on Friday to decide on the Cults Property Group application for permission in principle for the residential-led development marketed for the retired and elderly.
It would include 95 homes including affordable housing, a 50-bed care home, a mix of community and retail space and a link road between Inchgarth Road and North Deeside Road.
The multi-million-pound stretch would bridge over the Deeside Way to its “detriment” and require “significant” embankments to be built, which council staff warned would be “highly visible” within the leafy Pitfodels conservation area.
In a report prepared for members of the planning committee, senior planner Lucy Greene wrote: “It is considered that the proposal would have an adverse impact on landscape, the character of the conservation area and the proposal would therefore be contrary to (council policy).
“There would be a detrimental impact on the character of this stretch of the Deeside Way adversely affecting its value for recreation and a detrimental impact on the natural environment.”
Ms Greene added: “We do not consider the link road to be a material planning consideration that would alter the recommendation of refusal.
“Possible benefits for residents on nearby roads where traffic levels may reduce would be offset by corresponding increased traffic levels for residents on Inchgarth Road and North Deeside Road.”
Marked as green belt land, the report states there is “no policy justification” for the road to be regarded as essential, which would strengthen the case for planning permission.
“The proposal would risk setting a precedent for further development within the green belt,” she added.
There is also concern about a significant number of trees that would be felled to make way and of the impact the development would have on the views in the area.
Despite being “a significant departure from the local development plan”, nearly 280 letters were sent to the council supporting the proposals.
It also gained conditional backing from Cults, Bieldside and Milltimber Community Council due to public feeling towards the retirement-friendly housing and commitment to funding the link road, hoped to reduce traffic in Abbotshall Road, Westerton Road and Pitfodels Station Road.
Planners also received 22 objections.
Members of the planning committee will meet on Friday via video conference to discuss the plans.
The public will be able to view a recording of the meeting and records of decisions taken on the council website later that day.