(b) Planning Decision Notice, Report of Handling and Reference Documents (Pages 37-78)
Perth and Kinross Council · 22 June 2026
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4(i)(b) LRB-2026-08 LRB-2026-08 25/01529/FLL - Erection of 2 dwellinghouses and associated works, land 30 metres north west of 65 Feus, Auchterarder Planning Decision Notice Report of Handling Reference Documents
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1 Mr Adam Saffery c/o Richard Hall Architects Richard Hall King James VI Business Centre Suite 3/16 Friarton Road Perth PH2 8DY 2 High Street Perth PH1 5PH Date of Notice:13th January 2026 Town and Country Planning (Scotland) Act (as amended) Planning, etc. (Scotland) Act 2006 (as amended) Application Reference: 25/01529/FLL I am directed by the Planning Authority under the Town and Country Planning (Scotland) Acts currently in force, to refuse your application registered on 20th October 2025 for Planning Permission for Erection of 2 dwellinghouses and associated works Land 30 Metres North West Of 65 Feus Auchterarder Kristian Smith Development Management & Building Standards Service Manager Reasons for Refusal 1. This is a brownfield site with existing dwellinghouses and rear gardens on all sides. The proposal for a semi-detached development of two 2-storey dwellinghouses will have a detrimental effect on existing residential amenity in terms of an overbearing physical impact, increased overlooking and from vehicle movement along a narrow access track. The proposal is inconsistent with the six qualities of successful places and contrary to NPF4 Policy 14 Design, Quality and Place and LDP2 Policy 1 Placemaking and related Placemaking Supplementary Guidance (2020). 2. The proposal is for a poorly designed semi-detached development of two 2-storey 3- bedroom dwellinghouses and the design and layout does not respect the character and amenity of the place. The proposal is inconsistent with the six qualities of successful places and contrary to NPF4 Policy 14 Design, Quality and Place and LDP2 Policy 1 Placemaking and related Placemaking Supplementary Guidance. Justification The proposal is not in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan.
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2 Notes The plans and documents which form part of this decision are listed below and are displayed as ‘refused’ on Perth and Kinross Council’s website at www.pkc.gov.uk “Online Planning Applications” page Plan Reference 01 02 03 04 Should you require further information regarding the decision please contact either developmentmanagement@pkc.gov.uk or call 01738 475300, quoting the above planning reference number, and you’ll be directed to the most appropriate person.
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REPORT OF HANDLING DELEGATED REPORT Ref No 25/01529/FLL Ward No P7- Strathallan Due Determination Date 19th December 2025 Extended to 16th January 2026 Draft Report Date 5th January 2026 Report Issued by Claire Myles Date 5/1/26 PROPOSAL: Erection of 2 dwellinghouses and associated works LOCATION: Land 30 Metres Northwest Of 65 Feus Auchterarder SUMMARY: This report recommends refusal of the application as the development is considered to be contrary to the relevant provisions of the Development Plan and there are no material considerations apparent which justify setting aside the Development Plan. BACKGROUND AND DESCRIPTION OF PROPOSAL The application proposes two 2-storey semi-detached 3-bedroom dwellinghouses on a brownfield plot located to the north of 65 Feus and south of 14 Strathallan Way. The proposed 3-bedroom dwellinghouses are of a modern design with an open plan living area on the ground floor and 3 bedrooms and a bathroom upstairs. A simple palette of finishing materials is proposed with render walls, a facing brick frontage and grey roof tiles. The dwellinghouses are positioned east to west with the rear gardens south and parking north. The roof of the proposed semi-detached dwellinghouses is hipped. A patio and garden area is proposed (south) and car parking (north) for two vehicles. Secure cycle storage and recycling and refuse storage is proposed on the north boundary. There is an existing 1.8m high timber fence on the north, south and east boundaries. Two trees in the southeast corner of the site are to be retained and new planting is proposed on the north and east site boundary. A collapsed stone wall is on the west boundary and is to be removed. The site is accessed by a narrow single track between buildings from the Feus (south). To the immediate west of the site are two cottages which are served by the access from the Feus. The supporting statement notes that the access road is in mutual ownership and provides vehicular access to the cottages 67a and 67b.
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There is a modern development of 2-storey housing to the north of the site on Strathallan Way which is served by a separate access from Benton Road. The rear gardens of a terraced row of dwellinghouses in this new development back onto the north boundary of the site and an existing 1.8m fence offers separation between the gardens and the application site. The garden ground of 65 Feus is on the south boundary of the site and the garden ground of 63 Feus is on the south and east boundary. The existing cottages to the west are separated from the site by the narrow single track. There is an existing consent for one dwellinghouse on the application site which expires on 14 February 2026. SITE HISTORY 22/00465/IPL Residential development (in principle) 11 April 2022 Application Withdrawn 22/00698/IPL Residential development (in principle) 10 June 2022 Application Refused 22/01483/FLL Erection of a dwellinghouse and associated works 16 February 2023 Application Approved 25/00699/FLL Erection of 2 dwellinghouses, formation of vehicular accesses and associated works 11 July 2025 Application Withdrawn PRE-APPLICATION CONSULTATION Pre application Reference: None. DEVELOPMENT PLAN The Development Plan for the area comprises National Planning Framework 4 (NPF4) and the Perth and Kinross Local Development Plan 2 (2019) (LDP2). National Planning Framework 4 The National Planning Framework 4 (NPF4) is the Scottish Government’s long-term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. NPF4 was adopted on 13 February 2023. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. The Council’s assessment of this application has considered the following policies of NPF4:
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Policy 1: Tackling the Climate and Nature Crises Policy 2: Climate Mitigation and Adaptation Policy 9: Brownfield, Vacant and Derelict Land and Empty Buildings Policy 13: Sustainable Transport Policy 14: Design, Quality and Place Policy 16: Quality Homes Policy 22: Flood Risk and Water Management Perth and Kinross Local Development Plan 2 – Adopted November 2019 The Local Development Plan 2 (LDP2) is the most recent statement of Council policy and is augmented by Supplementary Guidance. The principal policies are: Policy 1A: Placemaking Policy 1B: Placemaking Policy 17: Residential Areas Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development Policy 52: New Development and Flooding Policy 53B: Water Environment and Drainage: Foul Drainage Policy 53C: Water Environment and Drainage: Surface Water Drainage Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals Statutory Supplementary Guidance • Supplementary Guidance - Developer Contributions & Affordable Housing (adopted in 2020) • Supplementary Guidance - Flood Risk and Flood Risk Assessments (adopted in 2021) • Supplementary Guidance - Green & Blue Infrastructure (adopted in 2020) • Supplementary Guidance - Placemaking (adopted in 2020)
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OTHER MATERIAL CONSIDERATIONS Non-Statutory Guidance • Planning Guidance - Planning & Biodiversity • Supplementary Guidance - Renewable & Low Carbon Energy (draft) National Guidance The Scottish Government expresses its planning policies through, Planning Advice Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. Planning Advice Notes The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: • PAN 51 Planning, Environmental Protection and Regulation • PAN 61 Planning and Sustainable Urban Drainage Systems • PAN 68 Design Statements • PAN 75 Planning for Transport • PAN 77 Designing Safer Places Creating Places 2013 Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. Designing Streets 2010 Designing Streets is the policy statement in Scotland for street design and changes the emphasis of guidance on street design towards place-making and away from a system focused upon the dominance of motor vehicles. It was created to support the Scottish Government’s place-making agenda, alongside Creating Places. National Roads Development Guide 2014 This document supports Designing Streets and expands on its principles and is considered to be the technical advice that should be followed in designing and approving of all streets including parking provision.
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Local Place Plans Local Place Plans are community-led plans setting out proposals for the development and use of land and set out a community’s aspirations for its future development. The application site does not lie within and area with a Local Place Plan. CONSULTATION RESPONSES External Scottish Water – No response to this application however withdrawn and previous applications offered no objection. Most recent withdrawn application 25/00699/FLL – no objection. Internal Transportation and Development - No objection, subject to conditions. Structures and Flooding - No Objection. Condition recommended for SUDS details to be submitted. Review of SEPA Flood Maps confirms that the site is not within any fluvial or surface water flood extent. Adjacent areas show medium-likelihood surface water flooding (0.5% AEP); however, the development footprint itself is unaffected. No watercourses intersect the site. The proposal does not present flood risk concerns. Surface Water Drainage: No drainage design has been submitted. In accordance with PKC Flood Risk and Drainage Guidance (Section 7.4), soakaways may be acceptable but must be supported by appropriate investigation and design. The Design Statement indicates adequate space within the site for a soakaway system; however, full details are required prior to approval. Additional drainage information required - condition recommended for this to be approved prior to works commencing. Development Contributions Officer – A contribution of £8614.00 was paid prior to release of planning permission 22/01483/FLL. This contribution was for Education and A9 Junction. As the proposal is for 2 dwellinghouses a review of the payment would be required if the application was to be supported. REPRESENTATIONS Number of representations received: 1 objection received which raises the following issues – • Increase traffic on an existing narrow access • Road safety • Pedestrian safety
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• Over intensive development • Loss of existing access for pedestrian connections The issues raised are considered further in the following report. Additional Statements Received: Screening Opinion Not Required Environmental Impact Assessment (EIA): Environmental Report Not applicable Appropriate Assessment under Habitats Regulations Habitats Regulations / AA Not Required Design Statement or Design and Access Statement Submitted Report on Impact or Potential Impact eg Flood Risk Assessment Not Required APPRAISAL Sections 25 and 37 (2) of the Town and Country Planning (Scotland) Act 1997 require that planning decisions be made in accordance with the development plan unless material considerations indicate otherwise. The Development Plan comprises NPF4 and the Perth and Kinross Local Development Plan 2019. The relevant policy considerations are outlined in the policy section above and are considered in more detail below. In terms of other material considerations, involving considerations of the Council’s other approved policies and supplementary guidance, these are discussed below only where relevant. The determining issues in this case are whether; the proposal complies with development plan policy; or if there are any other material considerations which justify a departure from policy. Policy Appraisal Design and Layout and Residential Amenity This a brownfield site formerly used for lockups with the remains of buildings on site. Given its location, surrounding environment and access it is regarded as backland development which is generally not supported as stated on page 22 of the Council’s Placemaking Supplementary Guidance (2020). The proposal for one dwellinghouse supported in application 22/01483/FLL took a balanced view that the site would be cleared and the environment and residential amenity for the surrounding properties improved.
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This new proposal fails to respect the character of the older properties and as noted in the Design Statement the design reflects the new modern residential development to the north. The proposal for two 2-storey dwellinghouses will have an overbearing and negative impact on the privacy and amenity of surrounding properties. The increased movement by vehicles along a narrow access track next to existing dwellinghouses will have a negative impact on existing residential amenity. The proposal is poorly designed, fails to respect the character and amenity of the place and is inconsistent with the six qualities of successful places. It is contrary to NPF4 Policy 14 Design, Quality and Place and LDP2 Policy 1 Placemaking and related Placemaking Supplementary Guidance (2020). Roads and Access Transport Planning do not object to the proposal and note the proposed parking provision for two 3-bedroom dwellinghouses meets national standards. However, further detail on how construction vehicles will access the site is requested and a condition is recommended for a Construction Traffic Management Scheme to be submitted for written approval of the Planning Authority prior to the commencement of the development. This is in line with NPF4 Policy 13 and LDP2 Policy 60B. A previous issue highlighted in the earlier applications was whether the narrow access from Feus between two buildings could accommodate safe passage for emergency vehicles. This would appear to have been demonstrated with exact measurements submitted to Planning and Transport Planning for review and no further issue raised through application 22/01483/FLL. The representation received highlighted that the access is a well-used local connection for pedestrians and increased traffic movement from the proposal will have a negative effect on its safe use. It also raised concern that this access may be closed off. A condition was attached to planning permission 22/01483/FLL to ensure the access that serves the site and provides access to land to the northwest of the site shall be maintained during building works and on completion of the development. A similar condition could be used for this application. This is a backland development and the increased movement by vehicles along a narrow access track next to existing dwellinghouses will have a negative impact on existing residential amenity. Further the lack of visitor parking in the curtilage of the application site and the potential to use a parking area in the new residential development to the north is also a residential amenity matter. Notwithstanding the comments of Transport Planning, the amenity of neighbouring properties would be significantly impacted by the new dwellings and the additional traffic movements resulting from the development.
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Drainage and Flooding The proposal does not present flood risk concerns and therefore satisfies NPF4 Policy 22 and LDP2 Policy 52: New Development and Flooding. In respect of surface water drainage, no drainage design has been submitted. In accordance with PKC Flood Risk and Drainage Guidance (Section 7.4), soakaways may be acceptable but must be supported by appropriate investigation and design. The Flooding Team note that the Design Statement indicates adequate space within the site for a soakaway system, however, full details are required prior to approval. Full drainage information is required and must include the following as noted in the consultation response - BRE Digest 365 percolation test results; soakaway design to BRE 365 or CIRIA C753 standards; storage provision for the 1:200 year rainfall event + 39% climate change allowance; confirmation that all soakaways are located >5m from building foundations. The Flooding Team recommend a condition for this to be submitted for written approval prior to works commencing. On review of the applications, it is unclear what is proposed for surface water drainage. The proposed site plan (drawing 03) states ‘soakaway if required below parking area’. There is email correspondence on file from the planning agent for application 25/00699/FLL which states ‘surface water soakaways have been removed from the plan. Scottish Water have indicated they will accept the surface water from this development into the combined sewer. Please see attached email.’ The ‘attached’ email does not clearly state this is the position from Scottish Water. It is therefore unclear to Planning how surface water is to be managed and whether the soakaways can be located 5m from building foundations and meet all other required standards. As noted above, a condition is recommended by the Flooding Team to ensure that full details are submitted. Surface water drainage is also reviewed as part of the Building Warrant process. Natural Heritage and Biodiversity Two trees on site are to be retained and protected during construction works. A condition can be used to ensure appropriate tree protection measures are in place. Hedge and tree planting is proposed in line with NPF4 Policy 20 and LDP2 Policy 1 and LDP2 Policy 42: Green Infrastructure and a condition can be used to ensure this is undertaken. Material Considerations Representation – One Objection The access road serving this site has just sufficient room for one vehicle to pass along it. The proposed development includes parking four vehicles which would significantly increase traffic on this narrow road. The access road is used daily by many local residents on foot, including parents with prams and children, as a safe link between the
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housing estate (north) and Feus (south) for access to schools, nurseries, and bus stops. The alternative route is through an unlit park without a proper footpath, unsuitable for wheelchairs or pushchairs. Response – the narrow access from Feus has been raised in previous applications. Increased vehicle movement as a result of the development is a residential amenity and safety issue. Transport Planning do not object to the proposal and note the parking provision meets national standards. However, further detail on how construction vehicles will access the site is requested and a condition is recommended for a Construction Traffic Management Scheme to be submitted for written approval of the Planning Authority prior to the commencement of the development. Notwithstanding this, Planning considers the negative impact on existing residential amenity from the increase in vehicle movements on a narrow access track is a valid material planning consideration. The objector notes that they have been informed that gates may be installed at either end of the access road, as it is privately owned and may be locked and only enable the three owners’ access which would restrict public pedestrian access along what is currently a well-used path. Response - a condition was attached to planning permission 22/01483/FLL to ensure ‘Public non-vehicular access along the access road as shown on plan 06 that serves the site and gives access to land to the northwest of the site shall be maintained during building works and on completion of the development’ (Condition 7). A similar condition could be used for this application. Overall, it is considered that the increased vehicle movement and safe use of the access raised in the representation are a material consideration. Site History 22/00465/IPL – terraced development of 3 dwellinghouses – application withdrawn due to incorrect red line on site boundary. 22/00698/IPL – resubmission of terraced development of 3 dwellinghouses – application refused. Four reasons for refusal including Reason 1: It has not been demonstrated that residential development can be accommodated on the site while respecting its environs and it has not been shown that the proposal will improve the character and environment of the area and Reason 4: it has not been demonstrated that a satisfactory access to the site can be provided. 22/01483/FLL - Approval for one single storey dwellinghouse with accommodation in the roof space with dormers and rooflights. This was a resubmission for an alternative and more sympathetic design and layout. In addition, for this proposal there are limited openings at first floor level which will help maintain privacy in neighbouring properties.
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There were several issues raised during the planning application process above including access to the site for emergency vehicles through the narrow gap between buildings on the Feus and the management of surface water drainage within the site. These issues remain relevant to this current proposal and have not been fully addressed. Developer Contributions The Developer Contributions Guidance is applicable. A contribution of £5,164 was paid for primary education and a contribution of £3,450 paid for the A9 junction both in relation to 22/01483/FLL. Economic Impact The economic impact of the proposal is likely to be minimal and limited to the construction phase of the development. VARIATION OF APPLICATION UNDER SECTION 32A This application was not varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. PLANNING OBLIGATIONS AND LEGAL AGREEMENTS None required. DIRECTION BY SCOTTISH MINISTERS None applicable to this proposal. CONCLUSION AND REASONS FOR DECISION To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to be contrary to the Development Plan. Account has been taken of the relevant material considerations and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is refused on the grounds identified below. Reasons 1. The proposal is for a poorly designed semi-detached development of two 2- storey 3-bedroom dwellinghouses and the design and layout does not respect the character and amenity of the place. The proposal is inconsistent with the six qualities of successful places and contrary to NPF4 Policy 14 Design, Quality
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and Place and LDP2 Policy 1 Placemaking and related Placemaking Supplementary Guidance (2020). 2. This is a brownfield site with existing dwellinghouses and rear gardens on all sides. The proposal for a semi-detached development of two 2-storey dwellinghouses will have a detrimental effect on existing residential amenity in terms of an overbearing physical impact, increased overlooking and from vehicle movement along a narrow access track. The proposal is inconsistent with the six qualities of successful places and contrary to NPF4 Policy 14 Design, Quality and Place and LDP2 Policy 1 Placemaking and related Placemaking Supplementary Guidance (2020). Justification The proposal is not in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Informatives None. Procedural Notes Not Applicable. PLANS AND DOCUMENTS RELATING TO THIS DECISION 01 02 03 04
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0 5 10 15 20 25 30 35 40 45 50 m Play Area 18 67 53 64 48 61 71 55 50 57 76 34 1 LB 28 67b 123 15 Tipperwhy (W ell) 77 60 A 824 23 49 65 67a 69 26 8 14 17 14 17 STRATHALLAN WAY 87.8m 85 2 45a 51 15 80.5m 73 47 56 52 54 32 12 11 16 12 2 Store 59 13 89 21 00m 49 29 00m 50 29 2949 00m 2950 00m 00m3171 00m3271 713100m 713200m 67A Feus, Auchterarder, PH3 1DG OS MasterMap 1250/2500/10000 scale Wednesday, April 30, 2025, ID: M4P-01220138 www.nicolsondigital.com 1:1250 scale print at A4, Centre: 294993 E, 713161 N ©Crown Copyright Ordnance Survey. Licence no. 100057546 richard hall architects suite 3/16 king james VI business centre PERTH PH2 8DY T. 07973 701025 E. rick@hallarchitects.co.uk LOCATION PLAN PLOT 39 metres NORTH WEST OF 65 FEUS auchterarder note : yellow tone indicates no work to be carried out to access road within this application PLOT existing holly trees to be retained and roots protected during works
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63 car park 16 14 67b 67a 61 A824 FEUS EXISTING SITE NORTH WEST OF 65 FEUS, AUCHTERARDER 6567 59 richard hall architects suite 3/16 king james VI business centre friarton road PERTH PH2 8DY T. 07973 701025 E. rick@hallarchitects.co.uk 0 1 2 3 4 5 10 20m R565 PL02 existing site plan 1:200 @ A3 no works within area outlined yellow
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richard hall architects proposed north elevation 1:100 @ A1 proposed east elevation 1:100 @ A1 proposed first floor plan 1:100 @ A1 proposed ground floor plan 1:100 @ A1 proposed south elevation 1:100 @ A1 proposed roof plan/block plan 1:100 @ A1 proposed west elevation 1:100 @ A1 proposed site section 1:200 @ A1 plot 1 first floor plan handed version of plot 2 floor plan PLOT 2 PLOT 1 plot 2 ground floor handed version of plot 1 floor plan kitchenhall st bedroom 1 bedroom 2 bedroom 3 study living dining wc utility st bath ensuiteparking for 2 cars parking for 2 cars pavement access to dwellings secure cycle stores recycling and refuse specimen tree specimen tree planting planting grass verge planting patio lawn patio lawn grass verge north dotted line indicates outline of dwelling approved under application No 22/01483/FLL dotted line indicates outline of dwelling approved under application No 22/01483/FLL solar panels solar panels plain tiles renderfacing brick plain tiles plain tiles render render render plain tiles render 0 1 2 3 4 5 10m 1:200 1:100 0 1 2 3 4 5 10 15 20m pre-cast stone surround to front doors 1.8 m high vertical timber fence existing trees retained and roots protected during construction works lawn + 9.650 existing tree retained extent of application site PROPOSED NEW DWELLING14 STRATHALLAN WAY 65 FEUS 56 FEUS FEUS specimen tree parking for 2 cars specimen tree parking for 2 cars recycling and refuse secure bike stores north NOTE : existing levels unaffected by proposed development existing trees retained and roots protected during construction works new tree new tree new tree new tree existing 1.8m high timber boundary fence existing 1.8m high timber boundary fence existing 1.8m high timber boundary fence This drawing and the information contained therein is the property of richard hall architects © 3/16 king james VI business centre friarton road PERTH PH2 8DY T. 07973 701025 E. rick@hallarchitects.co.uk 2no new semi-detached houses vacant plot opposite 67A the feus auchterarder proposed plans and elevations October 2025 2 new houses THE FEUS, achterarder 1.1m 9m + 9.650 existing access lane pavior patio + 9.650 +9.650 total site area = 476 sqm Plot 1 house G.I.F.A. = 114 sqm (1,224 sqft) Plot 2 house G.I.F.A. = 114 sqm (1,224 sqft) Footprint of building = 135 sqm = 28.4% + 9.650 + 9.650 + 9.650 pavior patio + 9.650 lawn soakaway if required below parking area FFL 9.80 14 Strathallan Way 67B FEUS shed 67A FEUS shed 65 FEUS Text R565 PL03 materials schedule roofs plain concrete tiles walls facing brick render pre-cast concrete cills windows/ white uPVC doors gutters/ black uPVC downpipes driveways/ interlocking paviors patios
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Suite 3/16 King James VI Business Centre, Friarton Road, PERTH PH2 8DY T 07973 701025 W hallarchitects.co.uk E rick@hallarchitects.co.uk Design Statement for 2 NEW DWELLINGS at Land 39 Metres North West of 65 FEUS AUCHTERARDER PH3 1DG 1Design Statement Version 2 16.10.25
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CONTENTS 1. Introduction 2. Site Appraisal 3. Application Proposals 4. Planning Policies 5. Conclusion Design Statement Version 2 16.10.25 2
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1.0 Introduction 1.1 This application is for Detailed Planning Permission, for 2 new semi-detached dwellings, on a vacant plot opposite number 67A Feus, Auchterarder. 1.2 A previous application for a detached dwelling No 22/01483/FLL was approved in February 2023. The Officer’s Report of Handling recommended approval as all Policy requirements were met. Planning Permission was granted 14th February 2023. 1.3 A further application for 2 semi-detached dwellings No 25/00699/FLL was withdrawn due to objections from the Planning Officer, regarding the siting of the proposed houses, although the principal of the site occupying 2 semi-detached houses was accepted. The agreed layout for the new houses should be sited east to west, rather than north to south. This application is therefore a redesign of the withdrawn layout, siting the proposed houses east to west. Design Statement Version 2 16.10.25 3
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2.0 Site Appraisal 2.1 The application plot is rectangular in shape, lying 39 metres north-west of 65 Feus. The site is currently in a poor state with the remains of garages and piles of discarded building material. The current condition creates significant negative visual amenity. 2.2 2 mature holly trees are in the southeast corner, which will be retained and the roots protected during construction works. The application site has existing 1.8m high timber fences to the north, south and east boundaries. The west boundary has a collapsed stone wall. 2.3 The application plot sits behind the existing traditional terraced houses of the main street of Auchterarder to the south and forms a bridge between this vernacular style and the recent modern brick Stewart Milne houses in the north. Both the vernacular houses on The Feus and the new Stewart Milne houses are full 2 stories in height. 2.4 The existing total plot area = 476 sqm (0.117 Acres) It was established in the previously withdrawn application, that the application site is capable of occupying 2 semi-detached houses. Turning the proposed houses east to west creates 2 plots with a site coverage of less than 30%. 2.5 2.4 above, illustrates there is space to create 2 generous plots, with acceptable plot to footprint ratios. Design Statement Version 2 16.10.25 4
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2.6 The previously approved application no 22/01483/FLL proposed a detached house in a generous plot, to be oriented generally east to west, in accordance with the general architectural grain. 2.7 The withdrawn application sited the 2 new semi-detached houses parallel with the lane and took their architectural lead from the gables of the Stewart Milne Houses facing down the lane. 2.8 The existing houses at 67a and 67b, opposite the application site, run east to west and can also be interpreted as an architectural lead. Design Statement Version 2 16.10.25 5
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3.0 Application Proposals 3.1 The proposed building is sited east to west following the architectural lead of the surrounding built mass, and perpendicular to the access road. 3.2 The existing plot allows for 2 semi-detached dwellings, 2 stories in height, to match the scale and dimensions of the modern Stewart Mile houses to the north on Strathallan Way. This will form a strong architectural link to the housing development to the north. There will be no overlooking or loss of privacy to existing neighbouring properties. All windows in the proposed semi-detached dwellings are a minimum of 9m from the boundaries, following Planning guidance. The existing houses at 67a and 67b have gables facing the access road, and the new gable therefore matches this address. 3.3 The height of the proposed semi-detached dwellings matches the height of the modern Stewart Milne houses to the north, and also the 2-storey height of the existing vernacular terraced houses on the main street of Auchterarder. The site section illustrates that the proposed height is in keeping with the general pattern of neighbouring properties. 3.4 In order to minimise overshadowing, the roof of the proposed new houses has hips to the east and west boundaries. The outline of the approved single house in Planning Permission No 22/01483/FLL, is illustrated on the proposed elevations on application drawing PL03 and is higher than the proposed hipped roofs. The proposed roof will therefore have less impact than the approved gabled design. Design Statement Version 2 16.10.25 6
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3.5 The proposed semi-detached houses will have brick frontages to match the brick of the modern Stewart Milne houses with plain grey tiles to match. Entrance doors and window cills will have cast stone detailing, also to match. This is a simple architectural response to the existing palette of external materials. 3.6 The existing plot’s stone boundary wall is in a state of total collapse and so will be removed. The frontage of the proposed houses will have designated parking laid out with an access lane, also accommodating designated secure cycle storage and an area for recycling. This shared area will have shrub planting and new specimen trees, to contribute to biodiversity. Each house will have a private back garden, with patio area, lawn and shrub borders. 3.7 The proposed plots will be subdivided with a 1.8m high timber fence. All other boundaries will retain the existing 1.8m high timber fences. 3.8 The existing holly trees in the south-east corner will be retained, and the roots protected during construction works. Design Statement Version 2 16.10.25 7
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3.9 Each proposed plot will have a driveway to accommodate 2 no cars and so provide sufficient parking to comply with Transport Planning requirements. 3.10 The main access road is in mutual ownership and provides vehicular access to numbers 67a and 67b. The application site is within 45m of the public road for Scottish Fire and Rescue access. Design Statement Version 2 16.10.25 8 3.11 The proposed plot is served by existing water supply and foul drainage, and there is ample space within the proposed plot to include a soakaway for surface water. The plot is also served by existing electricity and telecom supplies.
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4.0 Planning Policies 4.1 In determining this application, notice should be taken of the following Planning Policies. 4.2 LDP Policy 1 Placemaking. 1A states : Development must contribute positively to the quality of the surrounding built and natural environment. All development should be planned and designed with reference to climate change, mitigation and adaptation. The design, density and siting of development should respect the character and amenity of the place, and should create and improve links within and, where practical, beyond the site. Proposals should also incorporate new landscape, and planting works appropriate to the local context and the scale and nature of the development. 4.3 LDP Policy 1B asks that all proposals should meet all the following placemaking criteria: (a) Create a sense of identity by developing a coherent structure of streets, spaces, and buildings, safely accessible from its surroundings. (b) Consider and respect site topography and any surrounding important landmarks, views or skylines, as well as the wider landscape character of the area. (c) The design and density should complement its surroundings in terms of appearance, height, scale, massing, materials, finishes and colours. (d) Respect an existing building line where appropriate or establish one where none exists. Access, uses, and orientation of principal elevations should reinforce the street or open space. Design Statement Version 2 16.10.25 9
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d) Respect an existing building line where appropriate or establish one where none exists. Access, uses, and orientation of principal elevations should reinforce the street or open space. (e) All buildings, streets, and spaces (including green spaces) should create safe, accessible, inclusive places for people, which are easily navigable, particularly on foot, bicycle and public transport. (f) Buildings and spaces should be designed with future adaptability, climate change and resource efficiency in mind wherever possible. (g) Existing buildings, structures and natural features that contribute to the local townscape should be retained and sensitively integrated into proposals. (h) Incorporate green infrastructure into new developments to promote active travel and make connections where possible to blue and green networks. (i) Provision of satisfactory arrangements for the storage and collection of refuse and recyclable materials (with consideration of communal facilities for major developments). j) Sustainable design and construction. 4.4 LDP Policy 4 Transportation and Active Travel, asks that all new proposals should have easy access to public transport. The proposed plot is within minutes walk of a bus stop. 4.5 LDP Policy 17 states encouragement will be given to proposals which fall into one or more of the following categories of development and which are compatible with the amenity and character of the area: (a) Infill residential development at a density which represents the most efficient use of the site while respecting its environs. Design Statement Version 2 16.10.25 10
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4.5 cont. This Policy gives full support for the proposed new dwellings, which are designed to respect their setting, and the density and grain of the area. 4.6 NPF4 Policies 1& 2 require all applications to encourage, promote and facilitate, development that minimises emissions and adapts to the current and future impacts of climate change. The proposed houses will have solar panels and will meet current Building Regulation requirements. 4.7 NPF4 Policy 9 requires all applications to encourage, promote and facilitate the re-use of brownfield, vacant and derelict land and empty buildings, and to help reduce the need for greenfield development. The proposed site is an infill site that complies wit this policy. 4.8 NPF4 Policy 13 requires all applications to encourage sustainable transport and active links. As stated at 4.4 the proposed plot is within minutes walk of a bus stop. 4.9 NPF4 Policy 14 requires all applications to a) be designed to improve the quality of an area whether in urban or rural locations and regardless of scale b) applications will be supported where they are consistent with the six qualities of successful places; Healthy; Pleasant; Connected; Distinctive; Sustainable and adaptable. 4.10 NPF4 Policy 15 – Local Living and 20minute Neighbourhoods. The proposed plot is within a minute’s walk of the centre of Auchterarder, parks, recreation facilities, schools, offices, transport links and so complies. Design Statement Version 2 16.10.25 11
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4.11 NPF4 Policy 16 encourages, promotes and facilitates the delivery of more high quality, affordable and sustainable homes, in the right locations, providing choice across tenures, that meet the diverse housing needs of people and communities across Scotland. 4.12 NPF4 Policy 22 – there are no flood risks associated with this site. 4.7 NPF4 Policy 26 b) encourages the ability to work from home. The proposed houses provide home office facilities and therefore complies. Design Statement Version 2 16.10.25 12
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5.0 Conclusion 5.1 The proposed plot meets the requirements of relevant Policies. The proposed new houses are sited to respond to the grain of the surrounding area. They are of a scale and proportion to provide a comfortable fit in the surrounding environment. The proposal brings significant increase in the amenity of the area. The new houses have been carefully designed to preserve the privacy and amenity of the existing neighbouring properties. Design Statement Version 2 16.10.25 13
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