Dunkeld Conservation Area Appraisal and Management Plan

Perth and Kinross Council · 28 January 2026
Back to Economy and Infrastructure Committee — 28 January 2026 and its agenda

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Our vision is a Perth and Kinross where everyone can live life well,
free from poverty and inequality 
Committee: Environment and Infrastructure Committee
Date of Meeting: 28 January 2026
Report Title: Dunkeld Conservation Area Appraisal and
Management Plan
Report Number: 26/25
Report Author: Paul Williamson, Team Leader, Development
Management
Organisational Lead: Serge Merone, Strategic Lead - Economy,
Development & Planning
1. Purpose
1.1 The purpose of this Report is to seek approval for the revised Conservation
Area Appraisal and Management Plan for Dunkeld, an Article 4 Direction
restricting permitted development rights, and Regulation 11 order in respect of
control of advertisements.
1.2 Sections
1. Purpose
2. Recommendation(s)
3. Background/Context
4. Main Issues
5. Proposals
6. Conclusion
7. Impact Value Assessment
8. Appendices
2. Recommendations
It is recommended that the Committee:
2.1 Approves the Dunkeld Conservation Area Appraisal and Management Plan.
2.2 Agrees to approve a new Article 4 Direction for Dunkeld for submission to the
Scottish Ministers for approval.

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2.3 Agrees to approve a new Regulation 11 Direction for Dunkeld for submission
to the Scottish Ministers for approval.
3. Background/Context
3.1 The statutory definition of a Conservation Area is set out in Section 61 of the
Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 as
an “area of special architectural or historic interest the character and
appearance of which it is desirable to preserve or enhance”.
3.2 The Council has a duty under the Planning (Listed Buildings and
Conservation Areas) (Scotland) Act 1997 “to formulate and publish, from time
to time, proposals for the preservation and enhancement of any parts of their
district which are Conservation Areas.” This means, in effect, that all existing
Conservation Areas should be reviewed and re-appraised.
3.3 A Conservation Area Appraisal is an important management tool that
identifies the special interest and changing needs of a conservation area, and
its key objectives are to ensure the integrity of the conservation area is
maintained, to prevent erosion of its character, and enable future
development that enhances its character and appearance. Whilst an appraisal
provides some historical background, it is not a chronological history of the
settlement but instead focuses on the existing features and character.
3.4 There are 36 conservation areas in Perth and Kinross, 22 of which have
adopted Conservation Area Appraisals. The most recent of these was
completed in 2015, and it is recognised that the documents should now be
brought up to date in line with current legislation and guidance. These reviews
will be taken in phases.
3.5 Dunkeld is one of a group of three Conservation Areas to be appraised or
reappraised in the first phase. The other two Conservation Area Appraisals
are for Birnam and Spittalfield, which are subject of separate reports.
3.6 The review is proposed to ensure that the existing Conservation Area
boundaries are fit for purpose, and the areas meet the criteria for designation.
The review will also incorporate reflection on the role of Conservation Areas in
delivering the Council's priorities in respect of sustainable economic
development, climate change, and the need to preserve and enhance the built
heritage of Perth and Kinross in accordance with local and national planning
policy.
3.7 The document currently being reviewed is the Dunkeld Conservation Area
Appraisal and Management Plan (referred to as the Conservation Area
Appraisal, or CAA hereafter).
3.8 A Conservation Area was first designated in Dunkeld in 1970, and it was
extended and re-designated in 2011. A CAA was produced in 2011, and the
current exercise is a review and update of the existing document. As with all
Conservation Areas, the quality and character of Dunkeld are threatened by
lack of maintenance of properties, use of inappropriate materials and loss of
historic features. The area is of outstanding historic interest and significance,

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however, which is recognised by the local community and the many visitors to
the area.
3.9 A review of the Dunkeld Conservation Area was carried out in 2025.
Consultation with the public, local community groups and national bodies on
the revised Dunkeld CAA was undertaken during September 2025 which
included a public drop-in session held at the Birnam Arts Centre on 2
September, attended by over 30 individuals. This event also covered two
further Conservation Areas that were being re-appraised, Spittalfield and
Birnam. A notice of the exhibition was placed on the PKC website and
advertised through social media. The Dunkeld and Birnam Community
Council were contacted about the event also. Input from residents and
property owners is an important part of the appraisal process.
3.10 The consultation period for comments was open until 22 September 2025.
Written responses were received from Historic Environment Scotland, Perth &
Kinross Heritage Trust and 3 local residents. A summary of the comments
received is attached to this report in Appendix 1.
3.11 All comments received have been considered and amendments made to the
CAA as needed. The revised CAA is attached at Appendix 2.
4. Main Issues
4.1 Dunkeld Conservation Area is of national historical importance, developing
from an early Christian settlement and becoming the ecclesiastical centre of
Scotland during the reign of Kenneth MacAlpin, the first chieftain to unite the
Picts and Scots. The reconstruction and development of the town east of the
cathedral after the Jacobite uprising was carried out in phases, resulted in a
diverse townscape with distinctive character areas. The construction of the
Thomas Telford Dunkeld Bridge in 1809 significantly reoriented the street
pattern and movement through the village, but there has been little change to
the form of the village since this time.
4.2 The four character areas within the appraisal were reviewed and still felt to be
appropriate in differentiating the distinct parts of the Conservation Area.
These can be seen in Figure 23 of Appendix 2.
4.3 The CAA also sets out important characteristics of the area as a whole,
including the role of trees and woodland, important views, landmark buildings
and unlisted buildings of merit.
4.4 Dunkeld contains a particularly high concentration of listed buildings, but the
Conservation Area designation also recognises the importance of the street
pattern, unlisted buildings and trees/ open space. The Dunkeld House site is
on the Historic Environment Scotland Inventory of Gardens and Designed
Landscapes and is a separate but complementary designation, which is
important to the wider setting of Dunkeld.
4.5 As part of the appraisal process the current Conservation Area boundary
(from 2011) was reviewed. It was concluded that the existing boundary

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continues to be fit for purpose and it is recommended that it remains as per
Figure 2 of Appendix 2.
4.6 There have been minor changes and some new development in the
Conservation Area since 2011 and the text has been updated accordingly.
However, the general content of the previous CAA was considered to remain
relevant, and changes to the document have largely been to improve the
format, and to update photographic images and diagrams. The management
plan has been substantially updated to reflect changes to legislation and
guidance. 
Conservation Area Management
4.7 A draft Article 4 Direction has been prepared as part of the appraisal process.
Under Article 4 of the Town and Country Planning (General Permitted
Development) (Scotland) Order 1992 (as amended), the local planning
authority can seek the approval of Scottish Ministers for Directions that restrict
certain permitted development rights. Development is not precluded, but such
alterations will require planning permission, and special attention will be paid
to potential adverse effects on the Conservation Area. An Article 4 Direction is
not needed for most householder development, but it can be beneficial to
provide an additional level of control, for example over development by
statutory undertakers. The current Article 4 Direction for Dunkeld has been
revised to allow for submission for the approval of Scottish Ministers in order
to support the Conservation Area designation.
4.8 A draft Regulation 11 has also been prepared in relation to control of
Advertisements in the Conservation Area. There are certain types of
advertisements which do not require advertisement consent under the Town &
Country Planning (Control of Advertisements) (Scotland) Regulations 1984.  It
is possible for a local planning authority to propose additional advertisement
controls through Regulation 11 of the 1984 Regulations and seek the approval
of the Scottish Ministers.  A Regulation 11 order controls normally permitted
forms of ‘minor’ advertisement which can have an impact in areas of
environmental quality.  Certain types of advertisements, such as shop or
business signage, can have a significant impact on historic building frontages
and on the overall quality of the character of the Conservation Area.  Usually,
Regulation 11 advert controls are only approved in Conservation Areas. The
Dunkeld Conservation Area currently has a Regulation 11 advert control;
however, this needs to be updated to reflect changes to legislation.
Climate Change and Energy Efficiency
4.9 Scotland’s national strategy for the historic environment (Our Past Our Future)
recognises the transition to net zero as its first priority, and sets out the
importance of the historic built environment in achieving this. The
management plan within the Dunkeld Conservation Area Appraisal includes a
section on climate change and the historic environment, with links to more
detailed advice on adapting historic homes and other buildings to ensure that
they are energy efficient and well maintained for the future.

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5. Proposals
5.1 The Committee is asked to approve the final draft Dunkeld Conservation Area
Appraisal and associated management measures and proceed to formal
adoption of the CAA and approval of the proposed Article 4 Direction and
Regulation 11 by Scottish Ministers. The Conservation Area Appraisal
documents are appended to this report.
5.2 The Conservation Area Appraisal process has been undertaken efficiently in
order to secure best value under the Local Government Scotland Act (2003).
Costs have been minimal, specifically with regard to the consultation period,
and there is no expectation that the appraisal will incur any further costs to the
local authority. The process has met equal opportunity requirements. An
Equality Impact Assessment (EqIA) and Strategic Environmental Assessment
(SEA) pre-screening report (Appendix 3) are provided.
5.3 Performance has been reviewed as part of the whole process and measures
to improve efficiency and delivery have been considered accordingly. These
would aim to improve performance and outreach for the next Conservation
Area Appraisal process.
5.4 The Dunkeld Conservation Area Appraisal would come into effect once the
document is approved for use as guidance.
6. Conclusion
6.1 A review of the Dunkeld Conservation Area has been undertaken involving
public consultation. A revised Dunkeld CAA has been produced with no
change proposed to the Conservation Area boundary. New Article 4 Direction
and Regulation 11 have been drafted for approval of the Scottish Ministers.
7. Impact and Value Assessment
7.1 Dunkeld Conservation Area Appraisal and Management Plan Impact and
Value Assessment 
8. Appendices
8.1 Appendix 1 - Summary of consultation comments received
8.2 Appendix 2 - Dunkeld Conservation Area Appraisal and Conservation Area
Management Plan
8.3 Appendix 3 - SEA pre-screening notification