PLANNERS are recommending the refusal of the latest bid to build houses on Venlaw Hill when it is considered next week.

S Carmichael Properties want to develop a seven hectare site above Peebles, between properties on Edinburgh Road and the Venlaw Castle Hotel.

But the planning permission in principle application hasn't won favour with the local authority.

Principal planning officer Craig Miller stated: "The application site lies outwith the defined settlement boundary of Peebles and insufficient reasons have been given as to why an exceptional approval would be justified.

"Development would also create significant adverse landscape and visual impacts on a designated, prominent and sensitive rural edge of the town settlement boundary.

"It has also not been demonstrated that the development could be accessed safely on the A703 and at the junction with the proposed access road."

An application for housing on Venlaw Hill was first submitted with Scottish Borders Council in 2008.

An action group was quickly formed to oppose the move.

The application was later withdrawn, amidst strong and vociferous opposition, after the land wasn't included in the local authority's finalised Local Plan housing zones.

Attempts were made last year to have the land included as a site within the Supplementary Guidance documents for additional housing.

But it was overlooked when the plan was published in the summer.

The fresh application, which will be considered by members of the council's planning committee, has attracted 84 letters of objection.

Concerns included the loss of amenity land, drainage and flooding concerns, road safety, and a strain on the infrastructure of Peebles.

Mr Miller added: "A number of residents, especially those along the eastern edge of the Edinburgh Road, have expressed objections over the impact to the enjoyment of their amenity, concerned about outlook and privacy in particular."

Both Peebles Civic Society and Peebles Community Council tabled their objections to the plans.

And further concerns have been raised by the local authority's roads, landscape architect and forward planning departments.

Scottish Borders Council's planning committee will consider the application during their meeting on Monday.