Save Kingsmeadows Campaign - Updated 2025/26
- 2 days ago
- 7 min read
When Granton applied for permission in principle (PPP) for 10 flats they described the site as suitable for development because it is not occupied by any mature trees.
Granton told Peeblesshire News that no protected trees will be affected and that the remainder of the estate will remain untouched.
PPP was granted in Mar 2016 & renewed Mar 2021 – without proper environmental assessment, according to PCC's expert forestry and ecology assessments.
Granton were refused full permission to build in 2022 after 509 objections because of tree loss and ecology. Permission then expired on 4 Mar 2024.
Now, instead of providing tree and ecology assessments justifying renewal against the strict environmental policies of NPF4 and LDP2 Granton have made three separate requests – based on legal technicalities – to build in this woodland on the Tweed SAC.
The Environmental Rights Centre for Scotland (ERCS) intervened, warning approval would breach Habitats Regulations†.SBC told Granton they they were unable to approve. Before the refusal could be issued, Granton appealled.
The world has changed. We cannot go on destroying our natural world for the benefit of a select few.
Join us – and help save the last living woodland in the Peebles Conservation Area.
Granton had permission for 10 years
Without proper environmental assessment, according to PCC's expert forestry and ecology assessments.
Now they want another 5 years with reduced protection for the woodland and without environmental assessment.They say public comment on the principle isn't relevant and SBC shouldn't consider planning policy.
In the community's view, this proposal breaches 22 planning policies
Read Peebles Community Council's list of policies breached (chapter 10) or the full report.
37 notable & 3 veteran trees at risk
According to PCC's expert arboricultural report
"The proposed development itself would require the direct removal of 34 trees."
"The 'mature trees to the east,' I believe would almost certainly end up being lost as collateral damage as a result of root damage sustained during development."
"I believe that there is no feasible way to construct the access road ... without losing the majority of the trees in the vicinity."
"All in all the AIA [Arboricultural Impact Assessment] is a minor masterpiece of client-friendly, disingenuous writing. It claims the whole proposed development can all be achieved with minimal effect on the existing tree cover but, unsurprisingly, no back-up detail is given to support those assertions."
"SBC planners do not seem to have sought the advice of their own, in-house Tree Officer, which is frankly astonishing given it is such a high-profile and important site in the heart of the Peebles Conservation Area with so many magnificent, rare and notable trees."
Otter, bats and red squirrel at risk
According to PCC's expert ecology report
"In my expert opinion otter activity was significantly under recorded."
"It would be negligent for the Local Review Body to grant consent for this application in the absence of up to date, contemporary ecological data."
"The Council are unable to approve this planning application unless a Habitats Regulations Appraisal of the development is undertaken."
"The semi-natural broadleaved woodland on the site is assessed as being of only local value in the Ecological Baseline Report. No mention is made of the importance of this site in providing an ecological corridor along the River Tweed"
"Kingsmeadows House and Policies are such an important asset to the biodiversity and public of Peebles. I remain very concerned about the cumulative impact of this development on the entire woodland area."
Proposal is in the flood plain
"The approved design statement confirms that the proposal is in the flood plain."
"The Flood Risk Assessment is out of date and not fit for purpose as the data used for flood modelling severely underestimates the actual flood risk."
Read more in chapter 8 of PCC's objection
Who benefits from luxury flats?
"These luxury flats won't alleviate SBC’s affordable housing emergency."
Read more in chapter 9 of PCC's objection
In the community's view, this proposal breaches 22 planning policies
Read Peebles Community Council's list of policies breached (chapter 10) or the full report
Granton's legal arguments don't hold water
Pritchett Planning Consultancy's legal claims don't apply because permission has expired.
Mr Pritchett claims
"The section [42] therefore makes it clear that such an application shall only consider the conditions of the consent and not revisit the original planning permission. Any representations relating to the principle of the development would not therefore be relevant or material."
[37] "Where the development has not yet commenced, this may involve a reconsideration of the principle of development in light of any material change in the development plan policies." [2020] CSIH 13
Read more in chapter 2 of PCC's objection
Two firms of solicitors advise these proposals cannot be lawfully approved
The Environmental Rights Centre for Scotland
“Our view is that if the Council determines [i.e. approves] 24/00031/FUL and 24/00247/FUL without an appropriate assessment, there would be grounds for a judicial review arising from a breach of the Regulation 48(1) duty.”
Read more in chapter 5 of PCC's objection
Harper Macleod
"these applications cannot be considered as the requirements in S.42(4) are applicable." "We are firmly of the view that there is no precedent which limits the scope and timing of S.42(4), and our interpretation of S.42(4) is therefore correct."
Read more in chapter 11 of PCC's objection
Timeline
Granton had 10 years to show plans that are actually acceptable against environmental policy.
That didn't happen. Their permission expired 5 Mar 2024.
In 2015, Granton Homes & Zone Architects applied for planning permission in principle (PPP 15/00822/PPP) to build 10 flats "to the rear of [Kingsmeadows] house in an area of land currently occupied by a play area and a mixture of rhododendron bushes and fir trees. This site is considered suitable for development because it is not occupied by any mature trees"design statement, pg 8.
Permission granted against 2011 planning policy (LDP). No record on file of SBC's ecologist or tree officer being consulted. Permission expired 30 Mar 2019.
In 2019, Granton again applied for permission in principle (19/00182/PPP) to build 10 flats design stmt pg 10.The application didn't provide adequate information to assess the proposals against 2016 planning policy (LDP):
SBC's landscape architect noted lack of Arboricultural Impact Assessment (AIA) and Method Statement (AMS) meant the application did not show "the trees that will require to be removed as a result of the development" or the road.
SBC's ecologist noted key issues "Potential impacts on a Natura site (River Tweed SAC) and Protected Species including European Protected Species (bats and otter)". He also noted that the ecology report didn't match the site boundaries.
Permission was granted against the 2016 LDP, again without consultation from SBC's tree officer and deferring determination of environmental acceptability to conditions. No ecology report is on file for this application (the report was actually submitted for withdrawn application 20/00275/FUL). Permission expired 4 Mar 2024.
In 2020, Granton & Zone applied for full permission 20/00275/FUL to build seven 5-bedroom houses in the East woods design stmt pg 27.
After 40 objections, planners suggested the application be withdrawn, saying "the proposed development would see a significant number of trees removed from the site, the removal of which has not been justified or backed up by appropriate information". Granton & Jamieson withdrew their application.
In 2022, Granton and EMA Architecture applied for detailed permission 22/00422/AMC – i.e. an Application for the Matters specified in Conditions (AMC) of 19/00182/PPP.
Their proposal was for 14 flats (the PPP said 10) and an extra floor, with the tree removal plan showing 50 trees to be felled. Some of which are on the Woodland Trust's Ancient Tree Inventory.
After 509 objections, SBC refused the application for failing to meet 11 of the 14 conditions, and failing to comply with environmental policies EP1, 2, 3, 7, 9, 10 & 13 and Place Making & Design standards 2 and 5.
In 2024, Granton and Pritchett made 3 applications for 5-year renewal. Instead of providing ecological reports and other justification, they used section 42 to request new permission identical to 19/00182/PPP but with 2 changed conditions. They argued "that such an application shall only consider the conditions of the consent and not revisit the original planning permission. Any representations relating to the principle of the development would not therefore be relevant or material."
Despite the introduction of NPF4 in 2023 and the significant weight required to be given to the global climate & nature crises, planners recommended 24/00030/FUL for approval. Twice. Justified by a single-word typo.
After 250 objections, the planning committee refused 24/00030/FUL saying "that the development would result in the loss of ancient woodland and cause ecological impact on trees of historical value."
Now they seek renewal – with reduced protection for the woodland and without environmental assessment.
24/00030/FUL Condition 2
89 objections. Refused 9 Dec 2024 for failure to comply with LDP 2024 Environmental Protection policies EP11 & EP13, and NPF4 Policy 6.
24/00031/FUL Condition 7
102 objections. 22 Sep 2025 planners told Granton "a recommendation would be made to refuse permission". Before that refusal was issued, Granton appealed.
Appeal of 24/00031/FUL, lodged 10 Dec 2025. SBC decision meeting 23 Feb 2026.
24/00247/FUL Conditions 2 & 7
59 objections. Undecided.
Thank you to everyone who objected – 250 recent, 800 overall.
Read more in chapter 4 of PCC's objection
News
18 Feb 2026 - "Kingsmeadows SCIO receives community council backing" Border Telegraph
17 Feb 2026 - "Development plans for Kingsmeadows House in Peebles to be reviewed" Peeblesshire News and Border Telegraph
12 Feb 2026 - "Protestors against Kingsmeadows house plans launch funding bid" Peeblesshire News
5 Feb 2026 - "Town unites to stop flats plan that would fell trees in 200-year-old woodland on the River Tweed – ‘The whole town wants to protect this woodland’" The Scotsman
11 Jan 2026 - "SBC's Local Review Body to decide on Kingsmeadows proposals" Peeblesshire News and Border Telegraph
27 Nov 2025 - "Appeal over controversial Kingsmeadows plans" Peeblesshire News and Border Telegraph
Read the Peebles Community Council complaint referred to in the Peeblesshire News.
26 Nov 2025 - "Peebles woodland housing development appeal lodged" BBC News
What are others saying?
Our Holyrood MSPs, Westminster MP and experts Expert objections from 2024
25/00041/RNONDT appeal timeline
24 Nov 2025 - Granton appeal to DPEA (Scottish Government) against SBC's failure to decide 24/00031/FUL
25 Nov 2025 - SBC publish their email to Granton saying 24/00031/FUL will be refused.We warmly welcome planners' decision.
10 Dec 2025 - Granton appeal to SBC Local Review Body (LRB).
11 Dec 2025 - DPEA notify Granton they cannot consider appeal – right of appeal is to SBC LRB instead.
28 Dec 2025 - Peebles Community Council submit comprehensive objection on behalf of community.
5 Jan 2026 - Deadline for further submissions from interested parties (who objected to 24/00031/FUL).
23 Feb 2026 - SBC's Local Review Body will decide – no right for the public to speak.
Please put 10 am Mon 23 Feb in your diary.
Show your support in person if you can
SBC HQ, Newtown St Boswells, Melrose, TD6 0SA – Meeting details and video link
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