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cheers.
This might still be a load order issue, where one of the mods in you list is overwriting area.
If you are using NMM, then it is perfectly capable of installing files in to wrong folder, which might cause this issue. Try to make a manual installation with it.
While you say a "new" playthrough, do you actually mean a new game, or using old non-modded save from the start? If latter, then some scripts may have failed to initialize.
If you need, then you can find more eyes and hands from http://simsettlements.com forum. I am part of the site staff, so I can see your replies there as well.
Finally got it to work. It appears my one and only creation club mod hosed my load order. Deleted it completely and now SS triggers properly..
Which creation caused this problem?