Could eco-friendly Scottish planning changes scupper Banchory retail park branded ‘disaster for the environment’?

Campaigners say new government guidelines could scupper plans for an “eco-disaster” retail park outside Banchory.

Developers last month revealed proposals to build a Lidl, M&S Food store, Home Bargains, garden centre and Starbucks drive-thru behind the town’s Tesco.

But just days later, the Scottish Government rolled out changes that could hamper the scheme.

Ministers passed new planning guidelines aimed at fighting the climate crisis, which are to be followed by all Scottish councils.

The new framework takes specific aim at retail parks and drive-thrus.

Friends of the Earth Scotland hope the new measures will “signal an end” to proposals which embody a “car is king fixation”.

We look at:

• Why the rules could mean trouble for the scheme, and why campaigners believe it should be refused
• Developers’ claims the town centre would be able to withstand the extra competition, and the measures being taken to reduce its carbon footprint
• And we reveal the millions of pounds the retail park is expected to cost Banchory’s Tesco and Morrisons stores

What are the new Scottish Government rules?

The new planning framework aims to “prioritise” projects which will help to tackle the climate crisis.

The Fourth National Planning Framework guidance is intended to help councils determine applications for the next decade.

Planning minister Tom Arthur said the move represents a “turning point”, by helping to reach net zero.

There is specific mention of “restricting additional out-of-town retail development”.

And the Scottish Greens, who have a power-sharing agreement with the SNP at Holyrood, have previously railed against any new drive-thrus being built.

Patrick Harvie calls for everyone to support @glasgowgreens councillors in banning drive-thrus. https://t.co/7RHoLBq38X pic.twitter.com/2Cv57CbQ1c

— Glasgow Green Party (@glasgowgreens) March 7, 2022

Could the changes scupper Banchory retail park plans?

Backing the move, Friends of the Earth Scotland issued a stark warning against the retail park in Banchory.

Gavin Thomson, transport campaigner for the charity, said: “Taking action on climate change has to mean taking action to change the ways we travel.

“Our planning system has had a ‘car is king’ fixation for far too long, and the new measures from the Scottish Government hopefully signal an end to that.”

Mr Thomson added: “Out-of-town retail parks aren’t just a disaster for the climate – they destroy local economies and, over time, make it harder for people to get what they need locally.

“Preventing new out-of-town developments is a first step in trying to rebuild some of our high streets.”

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Guy Ingerson, the co-convenor of Aberdeen and Aberdeenshire Greens, warned that Banchory’s shopping district could suffer the same fate as Union Street if the project is approved.

He said: “In Aberdeen, we’ve seen what happens when that balance isn’t struck.

“The decline of Union Street serves as a warning to many of us.

“In my view, drive-thrus shouldn’t be approved for development.

“They promote continued private car use when we should be improving public transport infrastructure and reducing fares.”

What will impact be on town centre?

One of the main concerns raised by locals opposed to the plans has been the impact on town centre shops.

And towards the end of January, Banchory Estates submitted studies to Aberdeenshire Council examining the issue.

The report, penned by property firm Ryden, explains that customers have “adapted to supporting local” since the pandemic – meaning cafes, specialist food shops, health stores and hairdressers have all fared well.

Shoe and clothes shops have “suffered significantly” from online competition, though.

But overall, the experts say Banchory “continues to provide an attractive and buoyant centre” which performs “very well” compared to others of similar size.

They say that means the retail park plans shouldn’t be a cause for alarm.

How much will surrounding supermarkets lose?

Ryden has also estimated how many millions rival supermarkets would stand to lose out on.

The neighbouring Tesco at Hill of Banchory and Morrisons on North Deeside Road are expected to take huge hits.

Tesco is tipped to lose 35% of its trade, equating to £7.3 million every year.

Morrisons, meanwhile, would see profits tumble by 30%; a loss of £6.26 million.

Ryden says it would be “well within the capacity” of these stores to “withstand” such an impact.

And the agency stresses that losses to the rival chains are “not relevant” to the planning process.

Neither supermarket giant has yet voiced an opinion on the proposal.

But it’s worth noting that Tesco is taking Aberdeenshire Council to court for approving a rival Aldi in Macduff…

Do you think the town centre will suffer? Let us know in our comments section below

What happens next in Banchory retail park planning saga?

The council will decide on the application in the coming months.

While the new guidelines could hamper the project, they would not necessarily prevent it from being passed.

Minister Mr Arthur said the system will still allow local authorities “to bring forward locally tailored policies and proposals that meet their communities’ needs and circumstances”.

And Banchory Estates has highlighted some eco-friendly aspects of the project.

They say prospective occupiers “already employ low and zero carbon technology”, have pledged to use LED lighting, and vowed to reduce the carbon footprint of the construction process.

You can see the Banchory retail park planning application here.