(b) Planning Decision Notice, Report of Handling and Reference Documents (Pages 183-396)

Perth and Kinross Council · 3 August 2026
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4(ii)(b) 
LRB-2026-12 
LRB-2026-12 - Review of Condition 4 of planning
permission 25/01754/FLL (Erection of dwellinghouse and
garage at land 40 metres south of 104 Willoughby Street,
Lintibert Road, Muthill, Crieff, PH5 2AE) 
Planning Decision Notice 
Report of Handling 
Reference Documents

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No embedded text on this page.

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Mr John  Kane
c/o Paper Igloo Ltd
Mhairi Grant
Ostro
Fintry Road
Kippen
FK8 3HL
2 High Street
Perth
PH1 5PH
Date of Notice: 25th February 2026
Town and Country Planning (Scotland) Acts (as amended)
Planning, etc. (Scotland) Act 2006 (as amended)
Application Number 25/01754/FLL
I am directed by the Planning Authority under the Town and Country Planning (Scotland)
Acts currently in force, to grant your application registered on 8th December 2025 for
planning permission for Erection of dwellinghouse and garage at Land 40 Metres South Of
104 Willoughby Street  Lintibert Road Muthill Crieff PH5 2AE subject to any undernoted
conditions. 
Kristian Smith
Development Management & Building Standards Service Manager
Conditions
1 This planning permission will last only for three years from the date of this decision
notice, unless the development has been lawfully started within that period.
Reason - This is a Planning Permission in terms of Section 58 of the Town and Country
Planning (Scotland) Act 1997, as amended by Section 32 of the Planning (Scotland) Act
2019.

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Page 2 of 7
2 Prior to the commencement of the development hereby approved, a detailed
landscaping and planting scheme for the site shall be submitted for the written
agreement of the Council as Planning Authority. The scheme shall include details of the
height and slopes of any mounding or recontouring of the site, full details of all hard
landscaping proposals including materials and installation methods and, species,
height, size and density of trees and shrubs to be planted. The scheme as
subsequently approved shall be carried out and completed within the first available
planting season (October to March) after the completion or bringing into use of the
development, whichever is the earlier, and the date of Practical Completion of the
landscaping scheme shall be supplied in writing to the Council as Planning Authority
within 7 days of that date. The scheme as agreed and implemented shall thereafter be
maintained to the satisfaction of the Council as Planning Authority.
Reason - In the interests of visual amenity and to ensure the satisfactory
implementation of the proposed planting scheme.
3 Prior to the completion or occupation of the building hereby approved, whichever is the
earlier, two bat and two bird nesting boxes shall be provided on the completed building.
All the boxes shall be installed and sited in accordance with the recommendations and
guidance offered by the Scottish Wildlife Trust. After installation, all the boxes shall be
retained in a usable condition.
Reason - In the interests of protecting environmental quality and of biodiversity.
4 Prior to occupation of the development hereby approved, pedestrian visibility splays of
2.4mx2.4m shall be formed and no obstruction greater than 0.6m in height shall be
permitted within the visibility splay envelope. The proposed 1.8-metre-high fence on the
northern boundary shall be positioned and maintained so that it does not obstruct the
required visibility splay and shall be a maximum height of 0.6 metres where it falls within
the splay envelope. Thereafter, the pedestrian visibility splays should be maintained for
the lifetime of the development.
Reason - in the interest of road safety.
5 Prior to the occupation of the development hereby approved, the 1st floor window on
the west elevation, shall be installed with obscure glazing and this will remain in place in
perpetuity.
Reason-In order to minimise any overlooking onto neighbouring properties
Justification
The proposal is in accordance with the Development Plan and there are no material
reasons which justify departing from the Development Plan.

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Page 3 of 7
Informatives
1 Under section 27A of the Town and Country Planning (Scotland) Act 1997 (as
amended) the person undertaking the development is required to give the planning
authority prior written notification of the date on which it is intended to commence the
development. A failure to comply with this statutory requirement would constitute a
breach of planning control under section 123(1) of that Act, which may result in
enforcement action being taken. Please use the form attached herewith.
2 As soon as practicable after the development is complete, the person who completes
the development is obliged by section 27B of the Town and Country Planning
(Scotland) Act 1997 (as amended) to give the planning authority written notice of that
position. Please use the form attached herewith.
3 No work shall be commenced until an application for building warrant has been
submitted and approved.
4 The vehicle access must meet the standards of the Road Authority. The applicant
has indicated that the vehicular access has already been formed as per planning
consent 24/01628/FLL (VA Consent Reference: VA10307). As this is a separate
procedure under Section 56 of the Roads (Scotland) Act 1984, the applicant should
provide confirmation to the Planning Authority once Roads Network Management
have formally signed off VA10307.
5 The presence of protected species, and the extent to which they could be affected by
the proposed development, should be established before works commence. Should
protected species be identified within the site the developer should ensure that all
appropriate measures required to comply with the relevant legislation are carried out.
6 Existing trees and vegetation may contain nesting birds between 1st March and 31st
August inclusive. The applicant is reminded that, under the Wildlife and Countryside
Act 1981, as amended (section 1), it is an offence to remove, damage or destroy the
nest of any wild bird while that nest is in use or being built. Planning permission for a
development does not provide a defence against prosecution under this Act.
7 The Air Source Heat Pump shall be certificated in accordance with Microgeneration
Certification Scheme 007 and installed by an installation company certificated in
accordance with Microgeneration Installation Standard 3005 and in compliance with
the calculation procedure contained in Table 2 of Microgeneration Certification
Scheme Planning Standards (MCS 020), confirming that the permitted development
noise limit of 42 dB LAeq, 5 mins will be met. In addition, the Air Source Heat Pump
shall be so enclosed, attenuated and/or maintained such that any noise therefrom
shall not exceed Noise Rating 35 between 0700 and 2300 hours daily, or Noise
Rating 25 between 2300 and 0700 hours daily, within any neighbouring residential
property, with all windows slightly open, when measured and/ or calculated and
plotted on a rating curve chart.
8 The applicant is advised that Perth and Kinross Council have a charging scheme for
recycling and waste bins for new build properties and newly created dwellings.
Further information can be found at: https://www.pkc.gov.uk/binrequests

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Page 4 of 7
Accordance with Approved Plans and Conditions
You are reminded that development must progress in accordance with the plans approved 
under, and any conditions attached to, this permission. You must not deviate from this
permission without consent from the Planning Authority (irrespective of any changes that
may separately be requested at the Building Warrant stage or by any other Statutory 
Authority). Any pre-commencement conditions (those requiring certain works, submissions
etc. prior to starting the approved development) must be complied with in full prior to work
starting on site. Failure to adhere to this permission and meet the requirements of all
conditions may invalidate your permission or result in formal enforcement action.
The plans and documents which form part of this decision are listed below and are
displayed as ‘approved’ on Perth and Kinross Council’s website at www.pkc.gov.uk
“Online Planning Applications” page
Plan and Document Reference
01
02
03
04
05
06
07
08
09
10
11
12
13
14
15
17
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 25/01754/FLL
Ward No P7- Strathallan
Due Determination Date 7th February 2026 Extended to 27th February 2026
Draft Report Date 23rd February 2026
Report Issued by Adam Cairns Date 24th February 2026
PROPOSAL: Erection dwellinghouse and garage
LOCATION: Land 40 Metres South Of 104 Willoughby Street Lintibert
Road Muthill Crieff PH5 2AE
SUMMARY:
This report recommends approval of the application as the development is considered
to comply with the relevant provisions of the Development Plan and there are no
material considerations apparent which outweigh the Development Plan.
BACKGROUND AND DESCRIPTION OF PROPOSAL
The proposal is for an erection of a dwellinghouse and garage on land 40 metres south
of 104 Willoughby Street (“Highfield”).
The site was previously utilised as domestic garden ground for 104 Willoughby Street.
The site appears to be derelict and there are a number of unused sheds, a greenhouse
and an above ground gas tank. The site was recently subject to previous application for
the erection of a dwellinghouse (24/01628/FLL), which was approved in January 2025.
The proposal site is located within Muthill Conservation Area.
SITE HISTORY
93/01488/FUL Alterations to form at sun lounge/conservatory and porch at 24 Nov 1993
Application Approved

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94/01835/FUL Change of use from part of garden to motor sales at 23 Jan 1995
Application Refused
07/01600/FUL Proposed construction of 5 holiday apartments and a garage with
workshop and woodstore 06 August 2007 Withdrawn
07/01816/FUL Erection of 5 no holiday rental apartments, garage with workshop,
woodstore and conservatory and formation of new vehicular accesses 20 Nov 2007
Withdrawn
09/00076/FUL Erection of dwellinghouse 07 April 2009 Application Refused
09/00225/FUL Erection of a garage, conservatory and fence 30 March 2009 Application
Refused
09/02148/FLL Erection of a garage, conservatory and hard landscaping 26 February
2010 Application Approved
12/00622/FLL Variation of consent - (09/02148/FLL) - to alter roof finish on garage 04
June 2012 Application Approved
12/01264/FLL Erection of a retaining wall (in retrospect) within rear garden 05
September 2012 Withdrawn
12/01638/FLL Erection of a retaining wall (in retrospect) 31 October 2012 Application
Approved
19/01442/TW Tree Works 19 September 2019 Application Approved
22/00069/LAW Installation of air source heat pump system (proposed) 22 March 2022
Application Refused
24/01399/FLL Alteration to garage, installation of air source heat pumps and erection of
fencing 14 Nov 2024 Application Approved
24/01628/FLL Erection of a dwellinghouse 29 January 2025 Application Approved
25/00260/TW Tree Work 01 April 2025 Application Approved
PRE-APPLICATION CONSULTATION
Pre application Reference: No formal pre-application consultation was undertaken.

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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:
Policy 1: Tackling the Climate and Nature Crises
Policy 3: Biodiversity
Policy 7: Historic Assets and Places
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

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Policy 5: Infrastructure Contributions
Policy 6: Settlement Boundaries
Policy 17: Residential Areas
Policy 28A: Conservation Areas New Development
Policy 32: Embedding Low & Zero Carbon Generating Technologies in
New Development
Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development
Policy 41: Biodiversity
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 - Placemaking (adopted in 2020)
OTHER MATERIAL CONSIDERATIONS
Non-Statutory Guidance
 Planning Guidance - Planning & Biodiversity
 Conservation areas
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.

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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.
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.
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. There
are no Local Place Plans currently adopted for the area.
CONSULTATION RESPONSES
Scottish Water: No objection.
Transportation and Development: No objection subject to conditions relating to
vehicular access and pedestrian visibility splays. Please note that the condition relating
to the vehicular access was deemed more appropriate as an informative.
Environmental Health (Contaminated Land): No objection. Initially requested further
information regarding justification of sampling regime within Phase 2 Geotechnical
Report and updating the report with a reference to latest sampling guidance.
Development Contributions Officer: No contribution required.

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REPRESENTATIONS
One objection was received. The main issues raised were:
 Loss of daylight or sunlight
Additional Statements Received:
Screening Opinion Not Required
Environmental Impact Assessment (EIA):
Environmental Report
Not Required/Not applicable
Appropriate Assessment under Habitats
Regulations
AA Not Required
Design Statement or Design and Access
Statement
Not Required
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.
In this instance, section 14(2) of the Planning (Listed Buildings and Conservation
Areas) (Scotland) Act 1997 places a duty on planning authorities in determining such an
application as this to have special regard to the desirability of preserving the building or
its setting or any features of special architectural or historic interest which it possesses.
Section 64(1) of the Planning (Listed Buildings and Conservation Areas) (Scotland) Act
1997 is relevant and requires planning authorities to pay special attention to the
desirability of preserving or enhancing the character or appearance of the designated
conservation area.
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.

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Principle
NPF4 Policy 16 (Quality Homes) aims to facilitate the delivery of high-quality homes in
the right locations.
Other relevant policies include LDP2 Policy 17 (Residential Areas), LDP Policies 1A
and 1B (Placemaking) and NPF4 Policy 14 (Design, Quality and Place) which seeks to
deliver well designed development. LDP2 Policy 17 identifies areas of residential uses
where new development will only be acceptable where the use proposed is compatible
with existing residential uses and will not adversely affect the character or amenity of
the existing area.
Additionally, NPF4 Policy 9 (Brownfield, Vacant and Derelict Land and Empty Buildings)
states that development proposals that will result in the sustainable reuse of brownfield
land including vacant and derelict land and buildings, whether permanent or temporary,
will be supported. In determining whether the reuse is sustainable, the biodiversity
value of brownfield land which has naturalised should be taken into account.
The applicant is seeking to establish the erection of a dwellinghouse within an area
where residential development is generally considered to be acceptable.
The principle of development has already been established by the 2025 permission. It
is considered that the principle of residential development is in accordance with the
identified LPD2 and NPF4 policies as the use as residential would be compatible with
neighbouring land uses in an area which is predominantly residential and would result
in an appropriate reuse of former garden ground which is currently derelict and
underutilised.
Design and Layout/Conservation Considerations
The proposed three-bedroom dwellinghouse is formed of 1.75 storeys and is gable-
ended in form. The building is contemporary, utilising white render, natural slate, larch
timber cladding and aluminium- clad windows and doors. A double garage and two car
parking spaces are proposed at the northern section of the site. In terms of zero-
carbon technologies, the dwellinghouse will be built to Passivhaus standard and will
utilise south-facing photovoltaic panels, battery storage, an EV charging point,
mechanical ventilation system with heat recovery (MVHR) and an air source heat pump.
The plot is situated on the edge of the Muthill Conservation Area. The proposed north
and east elevations fronting both Lintibert Terrace & Lintibert Road are relatively
restrained in terms of façade articulation and massing, representing a dilution of the
previously approved scheme, which was more mainstream and conventional in its
architectural approach. The current proposal presents a simplified and less visually
dominant form, resulting in a reduced overall presence within the streetscape, which
despite being characterised by range of building typologies, is fairly uniform in
appearance. The site’s existing condition, comprising of dense and unmanaged

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vegetation, offers an opportunity of visual improvement for this corner plot location on
the periphery of the conservation area. The proposed north elevation is more
articulated, incorporating slate roofed wall-head dormers, large ground floor glazed
openings and timber larch cladding, which offers a contrast to its dominant white render
finish and harmonises with the stone built, slate-roofed property at 104 Willoughby
Street to the north.
Overall, the proposal is considered to be acceptable in terms of layout and character
and therefore complies with policies LDP2 Policy 1A and B and NPF4 Policy 14. The
proposals are also considered appropriate and sympathetic to the appearance,
character and setting of the Muthill Conservation Area.
Residential Amenity
Loss of Daylight
An objector who occupies the neighbouring property at 2 Lintibert Terrace has raised
concerns that the proposed development will lead to a loss of natural daylight and
sunlight to their conservatory.
There is an approximate 4.4-metre separation distance between the proposed
dwellinghouse and the conservatory at 2 Lintibert Terrace, located to the west. While it
is acknowledged that the proposal will result in some reduction of daylight to the
conservatory, and that the site rises approximately 3.5m from north to south, the
submitted elevational and section drawings demonstrate that retaining works are
proposed at the southern end to avoid the dwelling sitting excessively high relative to
neighbouring properties. Additionally, daylight and sunlight levels to the neighbouring
conservatory is already constrained by the presence of a tall Cypress Leylandi
boundary hedge along the site’s southern boundary.
Furthermore, the elevational profile features a single gable with a ridge height of
approximately 7.6 metres at its apex. Either side of this, the roofline slopes down to
substantially lower eaves, resulting in reduced wall heights and thereby limiting an
overbearing impact. It is also relevant to note that the proposed ridge height sits
approximately 470mm below that of 2 Lintibert Terrace, further reducing the potential of
an over-dominant relationship. While the tallest part of the gable may restrict daylight at
certain times of day, this effect is confined to a limited portion of the elevation and will
be intermittent due to the pitched roof profile.
Moreover, when compared with the 2025 permission, the current proposal is
approximately the same height at its apex. However, any marginal difference in height is
offset by the improved spatial relationship with the neighbouring property, as the
separation distance has increased from approximately 3.8 metres to 4.4 metres.

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Taking account of the existing site constraints, the design established by the previous
approval, and the proposed retaining works and roof profile, the proposal is unlikely to
result in a materially greater loss of daylight than is currently experienced.
Overlooking/Loss of Privacy
A single window is proposed on the west elevation, which will be utilised as an escape
route from the 1st floor bedroom. It is proposed that this window is fitted with obscure
glazing to prevent overlooking of the adjacent garden. All the remaining windows
achieve a separation distance of more than 18 metres from neighbouring windows, with
exception of those on the east elevation, which are approximately 15.5 metres away.
However, overlooking is normal and expected within the context of a public road.
Roads and Access
A new vehicle access is proposed on Lintibert Road. The applicant has reported that
the vehicle access has already been formed as per prior planning consent
24/01628/FLL (VA consent reference: 10370). The proposed 1.8m high fence proposed
to be erected to the north boundary should not obstruct the pedestrian visibility splay
onto the footway. As such, a condition has been recommended in relation to pedestrian
visibility splays and controlling the height of the proposed fence at the northern
boundary.
Drainage and Flooding
The site is not at risk from surface water or river flooding, as indicated by SEPA flood
maps. A soakaway is proposed within the rear garden ground to manage any surface
run-off.
Natural Heritage and Biodiversity
NPF4 Policy 3 (Biodiversity) states proposals for local development will include
appropriate measures to conserve, restore and enhance biodiversity.
LDP2 Policy 40B (Trees, Woodland and Development) requires a tree survey to
accompany proposals where there are existing trees which may be affected.
It is proposed that an overgrown Cypress Leylandii hedge which predominately lies at
the southern edge of the site is to be removed. A tree works application (25/01220/TW)
to remove the hedge was approved in September 2025. New tree and hedge planting is
proposed within the garden ground. A condition has been imposed below in relation to
the submission of a detailed landscaping and planting scheme for the site.
Compensatory planting will be secured through this condition and shall contribute

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towards biodiversity enhancement. Additionally, a condition has also been
recommended below relating to the installation of bat and bird boxes on the completed
dwelling.
Developer Contributions
Affordable Housing
With reference to the above planning application the Council’s Affordable Housing
Policy requires that 25% of the total number of houses, above a threshold of 5 units, for
which planning consent is being sought is to be in the form of affordable housing.
The proposed development is under the threshold and therefore an Affordable Housing
developer contribution is not required.
Primary Education
With reference to the above planning application the Council Developer Contributions
Supplementary Guidance requires a financial contribution towards increased primary
school capacity in areas where a primary school capacity constraint has been identified.
A capacity constraint is defined as where a primary school is operating at over 80% and
is likely to be operating following completion of the proposed development, extant
planning permissions and Local Development Plan allocations, at or above 100% of
total capacity.
This proposal is within the catchment of Muthill Primary School. Education & Children’s
Services have no capacity concerns in this catchment area at this time.
A Primary Education developer contribution is therefore not required.
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.

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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 comply with NPF4, and the adopted Local Development Plan 2 (2019).
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 approved subject to the following conditions.
Conditions and Reasons
1. This planning permission will last only for three years from the date of this
decision notice, unless the development has been started within that period.
Reason- This is a Planning Permission in terms of Section 58 of the Town and
Country Planning (Scotland) Act 1997, as amended by Section 32 of the
Planning (Scotland) Act 2019.
2. Prior to the commencement of the development hereby approved, a detailed
landscaping and planting scheme for the site shall be submitted for the written
agreement of the Council as Planning Authority. The scheme shall include
details of the height and slopes of any mounding or recontouring of the site, full
details of all hard landscaping proposals including materials and installation
methods and, species, height, size and density of trees and shrubs to be
planted. The scheme as subsequently approved shall be carried out and
completed within the first available planting season (October to March) after the
completion or bringing into use of the development, whichever is the earlier, and
the date of Practical Completion of the landscaping scheme shall be supplied in
writing to the Council as Planning Authority within 7 days of that date. The
scheme as agreed and implemented shall thereafter be maintained to the
satisfaction of the Council as Planning Authority.

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Reason - In the interests of visual amenity and to ensure the satisfactory
implementation of the proposed planting scheme.
3. Prior to the completion or occupation of the building hereby approved, whichever
is the earlier, two bat and two bird nesting boxes shall be provided on the
completed building. All the boxes shall be installed and sited in accordance with
the recommendations and guidance offered by the Scottish Wildlife Trust. After
installation, all the boxes shall be retained in a usable condition.
Reason - In the interests of protecting environmental quality and of biodiversity.
4. Prior to occupation of the development hereby approved, pedestrian visibility
splays of 2.4mx2.4m shall be formed and no obstruction greater than 0.6m in
height shall be permitted within the visibility splay envelope. The proposed 1.8-
metre-high fence on the northern boundary shall be positioned and maintained
so that it does not obstruct the required visibility splay and shall be a maximum
height of 0.6 metres where it falls within the splay envelope. Thereafter, the
pedestrian visibility splays should be maintained for the lifetime of the
development.
Reason – in the interest of road safety.
5. Prior to the occupation of the development hereby approved, the 1st floor window
on the west elevation, shall be installed with obscure glazing and this will remain
in place in perpetuity.
Reason-In order to minimise any overlooking onto neighbouring properties
Justification
The proposal is in accordance with the Development Plan and there are no material
reasons which justify departing from the Development Plan.
Informatives
1. Under section 27A of the Town and Country Planning (Scotland) Act 1997 (as
amended) the person undertaking the development is required to give the
planning authority prior written notification of the date on which it is intended to
commence the development. A failure to comply with this statutory requirement
would constitute a breach of planning control under section 123(1) of that Act,
which may result in enforcement action being taken.

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2. As soon as practicable after the development is complete, the person who
completes the development is obliged by section 27B of the Town and Country
Planning (Scotland) Act 1997 (as amended) to give the planning authority written
notice of that position.
3. No work shall be commenced until an application for building warrant has been
submitted and approved.
4. The vehicle access must meet the standards of the Road Authority. The
applicant has indicated that the vehicular access has already been formed as per
planning consent 24/01628/FLL (VA Consent Reference: VA10307). As this is a
separate procedure under Section 56 of the Roads (Scotland) Act 1984, the
applicant should provide confirmation to the Planning Authority once Roads
Network Management have formally signed off VA10307.
5. The presence of protected species, and the extent to which they could be
affected by the proposed development, should be established before works
commence. Should protected species be identified within the site the developer
should ensure that all appropriate measures required to comply with the relevant
legislation are carried out.
6. Existing trees and vegetation may contain nesting birds between 1st March and
31st August inclusive. The applicant is reminded that, under the Wildlife and
Countryside Act 1981, as amended (section 1), it is an offence to remove,
damage or destroy the nest of any wild bird while that nest is in use or being
built. Planning permission for a development does not provide a defence
against prosecution under this Act.
7. The Air Source Heat Pump shall be certificated in accordance with
Microgeneration Certification Scheme 007 and installed by an installation
company certificated in accordance with Microgeneration Installation Standard
3005 and in compliance with the calculation procedure contained in Table 2 of
Microgeneration Certification Scheme Planning Standards (MCS 020),
confirming that the permitted development noise limit of 42 dB LAeq, 5 mins will
be met. In addition, the Air Source Heat Pump shall be so enclosed, attenuated
and/or maintained such that any noise therefrom shall not exceed Noise Rating
35 between 0700 and 2300 hours daily, or Noise Rating 25 between 2300 and
0700 hours daily, within any neighbouring residential property, with all windows
slightly open, when measured and/ or calculated and plotted on a rating curve
chart.
8. The applicant is advised that Perth and Kinross Council have a charging scheme
for recycling and waste bins for new build properties and newly created
dwellings. Further information can be found at:
https://www.pkc.gov.uk/binrequests

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Procedural Notes
Not Applicable.
PLANS AND DOCUMENTS RELATING TO THIS DECISION
01
02
03
04
05
06
07
08
09
10
11
12
13
14
15
17

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Page 1 of 8
Pullar House 35 Kinnoull Street Perth PH1 5GD Tel: 01738 475300 Email: onlineapps@pkc.gov.uk
Applications cannot be validated until all the necessary documentation has been submitted and the required fee has been paid.
Thank you for completing this application form:
ONLINE REFERENCE 100735105-001
The online reference is the unique reference for your online form only. The Planning Authority will allocate an Application Number when
your form is validated. Please quote this reference if you need to contact the planning Authority about this application.
Type of Application
What is this application for? Please select one of the following: *
 Application for planning permission (including changes of use and surface mineral working).
 Application for planning permission in principle.
 Further application, (including renewal of planning permission, modification, variation or removal of a planning condition etc)
 Application for Approval of Matters specified in conditions.
Description of Proposal
Please describe the proposal including any change of use: * (Max 500 characters)
Is this a temporary permission? *  Yes  No
If a change of use is to be included in the proposal has it already taken place?  Yes  No
(Answer ‘No’ if there is no change of use.) *
Has the work already been started and/or completed? *
 No  Yes – Started  Yes - Completed
Applicant or Agent Details
Are you an applicant or an agent? * (An agent is an architect, consultant or someone else acting
on behalf of the applicant in connection with this application)  Applicant Agent
Erection of new build dwelling and garage at land south of Highfield bordering Lintibert Road and Lintibert Terrace.

Page 22

Page 2 of 8
Agent Details
Please enter Agent details
Company/Organisation:
Ref. Number: You must enter a Building Name or Number, or both: *
First Name: * Building Name:
Last Name: * Building Number:
Address 1
Telephone Number: * (Street): *
Extension Number: Address 2:
Mobile Number: Town/City: *
Fax Number: Country: *
Postcode: *
Email Address: *
Is the applicant an individual or an organisation/corporate entity? *
  Individual    Organisation/Corporate entity
Applicant Details
Please enter Applicant details
Title: You must enter a Building Name or Number, or both: *
Other Title: Building Name:
First Name: * Building Number:
Address 1
Last Name: * (Street): *
Company/Organisation Address 2:
Telephone Number: * Town/City: *
Extension Number: Country: *
Mobile Number: Postcode: *
Fax Number:
Email Address: *
Paper Igloo Ltd.
Mr
Mhairi
John
Grant
Kane
Fintry Road
Ostro
FK8 3HL
Scotland
Kippen

Page 23

Page 3 of 8
Site Address Details
Planning Authority:
Full postal address of the site (including postcode where available):
Address 1: 
Address 2:
Address 3:
Address 4:
Address 5:
Town/City/Settlement:
Post Code:
Please identify/describe the location of the site or sites
Northing Easting
Pre-Application Discussion
Have you discussed your proposal with the planning authority? *  Yes   No
Site Area
Please state the site area:
Please state the measurement type used:  Hectares (ha)   Square Metres (sq.m)
Existing Use
Please describe the current or most recent use: *  (Max 500 characters)
Access and Parking
Are you proposing a new altered vehicle access to or from a public road? *  Yes   No
If Yes please describe and show on your drawings the position of any existing. Altered or new access points, highlighting the changes
you propose to make. You should also show existing footpaths and note if there will be any impact on these.
492.00
Current use: vacant ground. Previously: garden ground to Highfield.
Perth and Kinross Council
Land south of Highfield bordering Lintibert Road and Lintibert Terrace.
716584 286992

Page 24

Page 4 of 8
Are you proposing any change to public paths, public rights of way or affecting any public right of access? *  Yes   No
If Yes please show on your drawings the position of any affected areas highlighting the changes you propose to make, including
arrangements for continuing or alternative public access.
How many vehicle parking spaces (garaging and open parking) currently exist on the application
Site?
How many vehicle parking spaces (garaging and open parking) do you propose on the site (i.e. the
Total of existing and any new spaces or a reduced number of spaces)? *
Please show on your drawings the position of existing and proposed parking spaces and identify if these are for the use of particular
types of vehicles (e.g. parking for disabled people, coaches, HGV vehicles, cycles spaces).
Water Supply and Drainage Arrangements
Will your proposal require new or altered water supply or drainage arrangements? *  Yes   No
Are you proposing to connect to the public drainage network (eg. to an existing sewer)? *
  Yes – connecting to public drainage network
  No – proposing to make private drainage arrangements
  Not Applicable – only arrangements for water supply required
Do your proposals make provision for sustainable drainage of surface water?? *  Yes   No
(e.g. SUDS arrangements) *
Note:-
Please include details of SUDS arrangements on your plans
Selecting ‘No’ to the above question means that you could be in breach of Environmental legislation.
Are you proposing to connect to the public water supply network? *
  Yes
  No, using a private water supply
  No connection required
If No, using a private water supply, please show on plans the supply and all works needed to provide it (on or off site).
Assessment of Flood Risk
Is the site within an area of known risk of flooding? *  Yes    No   Don’t Know
If the site is within an area of known risk of flooding you may need to submit a Flood Risk Assessment before your application can be
determined. You may wish to contact your Planning Authority or SEPA for advice on what information may be required.
Do you think your proposal may increase the flood risk elsewhere? *  Yes    No   Don’t Know
Trees
Are there any trees on or adjacent to the application site? *  Yes   No
If Yes, please mark on your drawings any trees, known protected trees and their canopy spread close to the proposal site and indicate if
any are to be cut back or felled.
Waste Storage and Collection
Do the plans incorporate areas to store and aid the collection of waste (including recycling)? *  Yes   No
0
2

Page 25

Page 5 of 8
If Yes or No, please provide further details: * (Max 500 characters)
Residential Units Including Conversion
Does your proposal include new or additional houses and/or flats? *  Yes  No
How many units do you propose in total? *
Please provide full details of the number and types of units on the plans. Additional information may be provided in a supporting
statement.
All Types of Non Housing Development – Proposed New Floorspace
Does your proposal alter or create non-residential floorspace? *  Yes  No
Schedule 3 Development
Does the proposal involve a form of development listed in Schedule 3 of the Town and Country  Yes  No  Don’t Know
Planning (Development Management Procedure (Scotland) Regulations 2013 *
If yes, your proposal will additionally have to be advertised in a newspaper circulating in the area of the development. Your planning
authority will do this on your behalf but will charge you a fee. Please check the planning authority’s website for advice on the additional
fee and add this to your planning fee.
If you are unsure whether your proposal involves a form of development listed in Schedule 3, please check the Help Text and Guidance
notes before contacting your planning authority.
Planning Service Employee/Elected Member Interest
Is the applicant, or the applicant’s spouse/partner, either a member of staff within the planning service or an  Yes  No
elected member of the planning authority? *
Certificates and Notices
CERTIFICATE AND NOTICE UNDER REGULATION 15 – TOWN AND COUNTRY PLANNING (DEVELOPMENT MANAGEMENT
PROCEDURE) (SCOTLAND) REGULATION 2013
One Certificate must be completed and submitted along with the application form. This is most usually Certificate A, Form 1,
Certificate B, Certificate C or Certificate E.
Are you/the applicant the sole owner of ALL the land? *  Yes  No
Is any of the land part of an agricultural holding? *  Yes  No
Are you able to identify and give appropriate notice to ALL the other owners? *  Yes  No
Certificate Required
The following Land Ownership Certificate is required to complete this section of the proposal:
Certificate B
Standard bin store has been shown on plans.
1

Page 26

Page 6 of 8
Land Ownership Certificate
Certificate and Notice under Regulation 15 of the Town and Country Planning (Development Management Procedure) (Scotland)
Regulations 2013
I hereby certify that
(1) - No person other than myself/the applicant was an owner [Note 4] of any part of the land to which the application relates at the
beginning of the period of 21 days ending with the date of the accompanying application;
or –
(1) - I have/The Applicant has served notice on every person other than myself/the applicant who, at the beginning of the period of 21
days ending with the date of the accompanying application was owner [Note 4] of any part of the land to which the application relates.
Name:
Address:
Date of Service of Notice: *
(2) - None of the land to which the application relates constitutes or forms part of an agricultural holding;
or –
(2) - The land or part of the land to which the application relates constitutes or forms part of an agricultural holding and I have/the
applicant has served notice on every person other than myself/himself who, at the beginning of the period of 21 days ending with the
date of the accompanying application was an agricultural tenant.  These persons are:
Name:
Address:
Date of Service of Notice: *
Signed: Mhairi Grant
On behalf of: Mr John  Kane
Date: 03/12/2025
 Please tick here to certify this Certificate. *
Mr Chris Flower
104, Willoughby St, Muthill, Scotland, PH5 2AE
03/12/2025

Page 27

Page 7 of 8
Checklist – Application for Planning Permission
Town and Country Planning (Scotland) Act 1997
The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013
Please take a few moments to complete the following checklist in order to ensure that you have provided all the necessary information
in support of your application. Failure to submit sufficient information with your application may result in your application being deemed
invalid. The planning authority will not start processing your application until it is valid.
a) If this is a further application where there is a variation of conditions attached to a previous consent, have you provided a statement to
that effect? *
 Yes  No  Not applicable to this application
b) If this is an application for planning permission or planning permission in principal where there is a crown interest in the land, have
you provided a statement to that effect? *
 Yes  No  Not applicable to this application
c) If this is an application for planning permission, planning permission in principle or a further application and the application is for
development belonging to the categories of national or major development (other than one under Section 42 of the planning Act), have
you provided a Pre-Application Consultation Report? *
 Yes  No  Not applicable to this application
Town and Country Planning (Scotland) Act 1997
The Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013
d) If this is an application for planning permission and the application relates to development belonging to the categories of national or
major developments and you do not benefit from exemption under Regulation 13 of The Town and Country Planning (Development
Management Procedure) (Scotland) Regulations 2013, have you provided a Design and Access Statement? *
 Yes  No  Not applicable to this application
e) If this is an application for planning permission and relates to development belonging to the category of local developments (subject
to regulation 13. (2) and (3) of the Development Management Procedure (Scotland) Regulations 2013) have you provided a Design
Statement? *
 Yes  No  Not applicable to this application
f) If your application relates to installation of an antenna to be employed in an electronic communication network, have you provided an
ICNIRP Declaration? *
 Yes  No  Not applicable to this application
g) If this is an application for planning permission, planning permission in principle, an application for approval of matters specified in
conditions or an application for mineral development, have you provided any other plans or drawings as necessary:
 Site Layout Plan or Block plan.
 Elevations.
 Floor plans.
 Cross sections.
 Roof plan.
 Master Plan/Framework Plan.
 Landscape plan.
 Photographs and/or photomontages.
 Other.
If Other, please specify: * (Max 500 characters)
Tree Removal Consent and Dropped Kerb Consents issued by Perth and Kinross Council have both also been provided.

Page 28

Page 8 of 8
Provide copies of the following documents if applicable:
A copy of an Environmental Statement. *  Yes   N/A
A Design Statement or Design and Access Statement. *  Yes   N/A
A Flood Risk Assessment. *  Yes   N/A
A Drainage Impact Assessment (including proposals for Sustainable Drainage Systems). *  Yes   N/A
Drainage/SUDS layout. *  Yes   N/A
A Transport Assessment or Travel Plan  Yes   N/A
Contaminated Land Assessment. *  Yes   N/A
Habitat Survey. *  Yes   N/A
A Processing Agreement. *  Yes   N/A
Other Statements (please specify). (Max 500 characters)
Declare – For Application to Planning Authority
I, the applicant/agent certify that this is an application to the planning authority as described in this form. The accompanying
Plans/drawings and additional information are provided as a part of this application.
Declaration Name: Ms Mhairi Grant
Declaration Date: 03/12/2025
Payment Details
Pay Direct     
Created: 03/12/2025 12:39

Page 29

THIS IS AN EXTRACT FROM THE ORDNANCE SURVEY COPY
CROWN COPYRIGHT AND DATABASE RIGHTS (2025).
REPRODUCED WITH THE PERMISSION OF THE ORDNANCE
SURVEY UNDER END USER LICENSE FOR DATA PRODUCTS
0 20 40 60 80 METRES
JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
001 / B
LOCATION PLAN
1:1250 @ A3
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
A:
LINTIBERT TERRACE
A822
WILLOUGHBY STREET
QUEENSFERRY ROAD
LINTIBERT
ROAD
LINTIBERT
ROAD
PLOT
NORTH BOUNDARY AMENDED 21.11.25
HIGHFIELD
2
B: SCALE CORRECTED 07.12.25

Page 30

89.50
90.00
90.50
91.00
91.50
92.00
92.50
89.00
88.50
2
1
DALVEY
3
HIGHFIELD
LINTIBERT ROAD
0
METRES
4 8
JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
002 / A
BLOCK PLAN AS EXISTING
1:200 @ A3
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
A:
2
MARRICH
LINTIBERT TERRACE
CRAIGPARK
SHED
PLOT
HIGHFIELD GARAGE
FENCE
OVERGROUND
GAS TANK GREENHOUSE
SHED
FENCE
OVERGROWN HEDGE
HEDGE
OVERGROWN MIXED FLORA
(WEED, ETC) TO WEST
BOUNDARY
APPLE TREE
CONSERVATORY
FRONT GREEN
EXISTING DROPPED
KERB FOR HIGHFIELD
GRAVEL AREA
LAMP
POST
LAMP
POST
BT POLE
LAYOUT & NOTES AMENDED 24.11.25
B: ADDRESS AMENDED & BOUNDARY WALL 28.11.25

Page 31

92.00
90.75
92.50
89.50
90.00
89.00
88.50
90.796
1000
0
METRES
1 2
JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
040 / C
GROUND FLOOR PLAN AS PROPOSED
1:50 @ A1
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
2500
3000
5000
1144
1583
500
500
LINTIBERT ROAD
5855
600
GROUND FLOOR PLAN AS PROPOSED
UP
GROUND
GRADES
UP
1 ENTRANCE DOOR
2 COAT AND BOOTS
3 TIMBER POSTS / SCREEN
4 STAIRCASE
5 ACCESSIBLE SHOWER ROOM
6 STORE UNDER STAIR
7 PLANT
8 REAR DOOR
9 UTILITY ROOM
10 KITCHEN
11 DINING ROOM
12 LIVING ROOM
13 SNUG
14 HIGH UNITS / OVENS
15 SLIDING DOOR
16 DECK
17 BIN STORE
18 RAMP
19 LEVEL ACCESS WITH CANOPY ABOVE
20 CAR PARKING
21 EV CHARGER LOCATION
22 BATTERIES HOUSED WITHIN NEW GARAGE
23 PEDESTRIAN ACCESS GATE FORMED IN STONE WALL
24 PERIMETER HEDGE TO BE TRIMMED BACK TO FORM
MANAGED BOUNDARY PLANTING
25 DROPPED KERB TO FORM VEHICULAR ACCESS
26 MVHR
27 HWC
28 NEW HEDGE TO WEST BOUNDARY
29 GABION RETENTION
30 EXISTING STONE WALL RETAINED
31 MASTER BEDROOM
32 BEDROOM 2
33 BEDROOM 3
34 WARDROBE
35 WALK-IN WARDROBE
36 ROOFLIGHT ABOVE
37 DORMER WINDOW
38 FIXED ROOF - WALL WINDOW
39 DRESSING TABLE
40 BATHROOM
41 ENSUITE
42 MVHR DUCT RISER
43 HALL
44 LINE OF 1.5M HEADROOM
45 LINE OF 2.0M HEADROOM
46 NEW SINGLE STOREY GARAGE
47 SOAKAWAY FOR SURFACE WATER (>5M FROM
BOUNDARY OR BUILDING)
48 EXISTING 150MM DIA. MAIN SEWER PIPE (AS PER
SCOTTISH WATER RECORDS)
49 NEW UNDERGOUND SOIL CONNECTION TO MAINS
DRAINAGE IN STREET (LAYOUT INDICATIVE)
1 GROUND FLOOR FOOTPRINT: 87.5M2
2 GROSS GROUND FLOOR INTERNAL AREA: 70.6M2
3 BUILDING TOTAL TFA: 120.5M2
900
3000
1503
1200
1246
1200
HIGHFIELD GARAGE
3555
3490
6600
4600
20
23
24
25
17 29
30
30
28
28
21
22
46
STEP
>5M
>5M47
>5M
>5M
48
GROUND
GRADES UP
49
24
IC
IC
90.75
90.796
2000
9447
7710
2000
UP
2127
3327
3360
1047
UP
3327
10421
3327
1200
900
1825
4
7
1
2
3
569
10
11
12
13
15
16
18
1926
27
14
8
RWPRWP
RWPRWP
200
90.946
FFL: 90.946
RWP RWP
BT POLE
A B C D
A B C D
A: LAYOUT & NOTES AMENDED 24.11.25
B: ADDRESS AMENDED 28.11.25
800 MIN
11351
C: BOUNDARY WALL CORRECTED 01.12.25

Page 32

1 ENTRANCE DOOR
2 COAT AND BOOTS
3 TIMBER POSTS / SCREEN
4 STAIRCASE
5 ACCESSIBLE SHOWER ROOM
6 STORE UNDER STAIR
7 PLANT
8 REAR DOOR
9 UTILITY ROOM
10 KITCHEN
11 DINING ROOM
12 LIVING ROOM
13 SNUG
14 HIGH UNITS / OVENS
15 SLIDING DOOR
16 DECK
17 BIN STORE
18 RAMP
19 LEVEL ACCESS WITH CANOPY ABOVE
20 CAR PARKING
21 EV CHARGER LOCATION
22 BATTERIES HOUSED WITHIN NEW GARAGE
23 PEDESTRIAN ACCESS GATE FORMED IN STONE WALL
24 PERIMETER HEDGE TO BE TRIMMED BACK TO FORM
MANAGED BOUNDARY PLANTING
25 DROPPED KERB TO FORM VEHICULAR ACCESS
26 MVHR
27 HWC
28 NEW HEDGE TO WEST BOUNDARY
29 GABION RETENTION
30 EXISTING STONE WALL RETAINED
31 MASTER BEDROOM
32 BEDROOM 2
33 BEDROOM 3
34 WARDROBE
35 WALK-IN WARDROBE
36 ROOFLIGHT ABOVE
37 DORMER WINDOW
38 FIXED ROOF - WALL WINDOW
39 DRESSING TABLE
40 BATHROOM
41 ENSUITE
42 MVHR DUCT RISER
43 HALL
44 LINE OF 1.5M HEADROOM
45 LINE OF 2.0M HEADROOM
46 NEW SINGLE STOREY GARAGE
47 SOAKAWAY FOR SURFACE WATER (>5M FROM
BOUNDARY OR BUILDING)
48 EXISTING 150MM DIA. MAIN SEWER PIPE (AS PER
SCOTTISH WATER RECORDS)
49 NEW UNDERGOUND SOIL CONNECTION TO MAINS
DRAINAGE IN STREET
0
METRES
1 2
JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
041 / C
FIRST FLOOR PLAN AS PROPOSED
1:50 @ A2
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
A:
1144
7710
FIRST FLOOR PLAN AS PROPOSED
500
A B C D
A B C D
16
17
1 GROUND FLOOR FOOTPRINT: 87.5M2
2 GROSS GROUND FLOOR INTERNAL AREA: 70.6M2
3 BUILDING TOTAL TFA: 120.5M2
3327
3327
700
900
700
700
1800
500
622
500
500
2460
1800
3856
3855
18251338
900
32
36 36
33
34
34
34 31
36
363636 36
3737 38
39
40 41
42
43
4444
44
44
4
28
RWPRWP
RWPRWP RWP RWP
LAYOUT & NOTES AMENDED 24.11.25
B: WINDOW REMOVED & ADDRESS AMENDED 28.11.25
19
C: BOUNDARY WALL CORRECTED 01.12.25

Page 33

91.50
91.00
88.50
92.00
92.50
89.50
90.00
89.00
2
1
DALVEY
3
HIGHFIELD
LINTIBERT ROAD
0
METRES
4 8
JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
005 / B
BLOCK PLAN AS PROPOSED
1:200 @ A3
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
A:
2
MARRICH
LINTIBERT TERRACE
CRAIGPARKREAR GARDEN
PARKING
GATE
FRONT GREEN
NEW DROPPED
KERB
PATH
DECK
EXISTING DROPPED
KERB FOR HIGHFIELD
FENCE
PERMEABLE SURFACE
BINS
PROPOSED
NEW GARAGE
EXISTING HEDGE
RETAINED AND
TRIMMED BACK
FLORA RETAINED AT
CORNER OF PLOT
NEW TREE PLANTING
NEW TREE PLANTING
NEW HEDGE TO WEST
BOUNDARY
FLORA RETAINED AT
CORNER OF PLOT
CONSERVATORY
HIGHFIELD GARAGE
GRAVEL AREA
LAMP
POST
LAMP
POST
90.750
90.915
1.8M HIGH FENCE ERECTED
TO NORTH BOUNDARY
BT POLE
LAYOUT & NOTES AMENDED 24.11.25
B: LAYOUT ADJUSTED & ADDRESS AMENDED 28.11.25

Page 34

0 2 4
METRES
JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
047 / D
EAST ELEVATION AS PROPOSED
1:100 @ A3
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
A:
BOUNDARY
2000
92.00 AOD
91.50 AOD
91.00 AOD
90.50 AOD
90.00 AOD
89.50 AOD
89.00 AOD
88.50 AOD
BOUNDARY
92.00 AOD
91.50 AOD
91.00 AOD
90.50 AOD
90.00 AOD
89.50 AOD
89.00 AOD
88.50 AOD
2855
GROUND FFL: 90.946
FIRST FFL
GATE FGL: 90.750
2855
GROUND FFL: 90.946
FIRST FFL
GATE FGL: 90.750
1
3 2
4
1 NATURAL SLATE ROOF
2 WHITE RENDER
3 LIGHT GREY TRIPLE GLAZED ALU-CLAD WINDOWS AND DOORS
4 DARK GREY ALUMINIUM RAINWATER GOODS
5 DARK GREY RECESSED RENDERED PLINTH
6 DARK GREY QUADRUPLE GLAZED ROOFLIGHTS
7 BORDER HEDGING
8 EXISTING STONE WALL
9 NEW GATE FOR ACCESS FROM LINTIBERT ROAD
10 FIXED ROOF TO WALL WINDOW
11 UNTREATED RAINSCREEN LARCH TIMBER CLADDING
12 MVHR EXHAUST & INTAKE
13 SOIL VENT ON GABLE
14 PV PANELS
15 TIMBER CLAD COVERED ENTRANCE CANOPY
8
7
7
9
1
2
4
7
7
3
3
3
5
LAYOUT & NOTES AMENDED 24.11.25
B: WINDOW REMOVED & ADDRESS AMENDED 28.11.25
15
C: DASH DOT LINE OF PORCH ADJUSTED 01.12.25
EAST ELEVATION AS PROPOSED - FROM PLOT
D: DRAWING TITLES ADDED 07.12.25
EAST ELEVATION AS PROPOSED - FROMM LINTIBERT ROAD

Page 35

BOUNDARY
92.00 AOD
91.50 AOD
91.00 AOD
90.50 AOD
90.00 AOD
89.50 AOD
89.00 AOD
88.50 AOD
0 2 4
METRES
JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
049 / B
WEST ELEVATION AS PROPOSED
1:100 @ A3
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
WEST ELEVATION AS PROPOSED
2855
GROUND FFL: 90.946
FIRST FFL
GATE FGL: 90.750
2
1
4
5
7
9
12
13
A: LAYOUT & NOTES AMENDED 24.11.25
800
B: WINDOW OBSCURED & WINDOW REMOVED 28.11.25
16
1 NATURAL SLATE ROOF
2 WHITE RENDER
3 LIGHT GREY TRIPLE GLAZED ALU-CLAD WINDOWS AND DOORS
4 DARK GREY ALUMINIUM RAINWATER GOODS
5 DARK GREY RECESSED RENDERED PLINTH
6 DARK GREY QUADRUPLE GLAZED ROOFLIGHTS
7 BORDER HEDGING
8 EXISTING STONE WALL
9 NEW GATE FOR ACCESS FROM LINTIBERT ROAD
10 FIXED ROOF TO WALL WINDOW
11 UNTREATED RAINSCREEN LARCH TIMBER CLADDING
12 MVHR EXHAUST & INTAKE
13 SOIL VENT ON GABLE
14 PV PANELS
15 TIMBER CLAD COVERED ENTRANCE CANOPY
16 OBSCURED GLASS

Page 36

0 2 4
METRES
JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
046 / B
SOUTH ELEVATION AS PROPOSED
1:100 @ A3
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
92.00 AOD
91.50 AOD
91.00 AOD
90.50 AOD
90.00 AOD
89.50 AOD
89.00 AOD
88.50 AOD
BOUNDARY BOUNDARY
SOUTH ELEVATION AS PROPOSED
2855
GROUND FFL: 90.946
FIRST FFL
GATE FGL: 90.750
1
14
6
66
2
3
4
77
8
2
3
4
A: LAYOUT & NOTES AMENDED 24.11.25
B: WINDOW REMOVED & ADDRESS AMENDED 28.11.25
1 NATURAL SLATE ROOF
2 WHITE RENDER
3 LIGHT GREY TRIPLE GLAZED ALU-CLAD WINDOWS AND DOORS
4 DARK GREY ALUMINIUM RAINWATER GOODS
5 DARK GREY RECESSED RENDERED PLINTH
6 DARK GREY QUADRUPLE GLAZED ROOFLIGHTS
7 BORDER HEDGING
8 EXISTING STONE WALL
9 NEW GATE FOR ACCESS FROM LINTIBERT ROAD
10 FIXED ROOF TO WALL WINDOW
11 UNTREATED RAINSCREEN LARCH TIMBER CLADDING
12 MVHR EXHAUST & INTAKE
13 SOIL VENT ON GABLE
14 PV PANELS
15 TIMBER CLAD COVERED ENTRANCE CANOPY

Page 37

0 2 4
METRES
JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
048 / A
NORTH ELEVATION AS PROPOSED
1:100 @ A3
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
92.00 AOD
91.50 AOD
91.00 AOD
90.50 AOD
90.00 AOD
89.50 AOD
89.00 AOD
88.50 AOD
BOUNDARYBOUNDARY
NORTH ELEVATION AS PROPOSED
2855
GROUND FFL: 90.946
FIRST FFL
GATE FGL: 90.750
800
2
1
9
8
7
7
3
444
5
10
3
3 3 11
A: LAYOUT & NOTES AMENDED 24.11.25
B: WINDOW REMOVED & ADDRESS AMENDED 28.11.25
1 NATURAL SLATE ROOF
2 WHITE RENDER
3 LIGHT GREY TRIPLE GLAZED ALU-CLAD WINDOWS AND DOORS
4 DARK GREY ALUMINIUM RAINWATER GOODS
5 DARK GREY RECESSED RENDERED PLINTH
6 DARK GREY QUADRUPLE GLAZED ROOFLIGHTS
7 BORDER HEDGING
8 EXISTING STONE WALL
9 NEW GATE FOR ACCESS FROM LINTIBERT ROAD
10 FIXED ROOF TO WALL WINDOW
11 UNTREATED RAINSCREEN LARCH TIMBER CLADDING
12 MVHR EXHAUST & INTAKE
13 SOIL VENT ON GABLE
14 PV PANELS
15 TIMBER CLAD COVERED ENTRANCE CANOPY
15

Page 38

JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
042 / B
SECTION A-A AS PROPOSED
1:50 @ A2
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
0
METRES
1 2
2350
92.00 AOD
91.50 AOD
91.00 AOD
90.50 AOD
90.00 AOD
89.50 AOD
89.00 AOD
88.50 AOD
800
1600
2855
GROUND FFL: 90.946
FIRST FFL
GATE FGL: 90.750
SECTION A-A AS PROPOSED
BOUNDARY
APPROX PROFILE OF
NEIGHBOURING
HOUSE AT 2
LINTIBERT TERRACE.
CIRCA
470 APPEX OF HOUSE UNDER
PREVIOU APPROVAL
24/01628/FUL
1884
2350 2855
2500
800
2100
1300
900
200
1000
1600
A: LAYOUT & NOTES AMENDED 24.11.25
B: WINDOW REMOVED & ADDRESS AMENDED 28.11.25

Page 39

JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
043 / B
SECTION B-B AS PROPOSED
1:50 @ A2
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
A:
0
METRES
1 2
2350
92.00 AOD
91.50 AOD
91.00 AOD
90.50 AOD
90.00 AOD
89.50 AOD
89.00 AOD
88.50 AOD
800
2855
GROUND FFL: 90.946
FIRST FFL
GATE FGL: 90.750
SECTION B-B AS PROPOSED
BOUNDARY
CIRCA
470 APPEX OF HOUSE UNDER
PREVIOU APPROVAL
24/01628/FUL
2855
2500
700
LAYOUT & NOTES AMENDED 24.11.25
B: WINDOW REMOVED & ADDRESS AMENDED 28.11.25
APPROX PROFILE OF
NEIGHBOURING
HOUSE AT 2
LINTIBERT TERRACE.

Page 40

JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
104 / B
SECTION C-C AS PROPOSED
1:50 @ A2
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
A:
0
METRES
1 2
2350
92.00 AOD
91.50 AOD
91.00 AOD
90.50 AOD
90.00 AOD
89.50 AOD
89.00 AOD
88.50 AOD
2855
GROUND FFL: 90.946
FIRST FFL
GATE FGL: 90.750
SECTION C-C AS PROPOSED
BOUNDARY
CIRCA
470 APPEX OF HOUSE UNDER
PREVIOU APPROVAL
24/01628/FUL
2855
2500
2000
1800
LAYOUT & NOTES AMENDED 24.11.25
B: WINDOW REMOVED & ADDRESS AMENDED 28.11.25
APPROX PROFILE OF
NEIGHBOURING
HOUSE AT 2
LINTIBERT TERRACE.

Page 41

JOB NO.  :
DRAWING NO. / REVISION :
DRAWING TITLE  :
SCALE  :
DRAWN BY  :
ISSUE  :
CLIENT  :
ADDRESS  :
JOB DESCRIPTION  :
214
045 / B
SECTION D-D AS PROPOSED
1:50 @ A2
M MCCRAE
PLANNING
JOHN & ROSEMARY KANE
HIGHFIELD PLOT, LINTIBERT ROAD, MUTHILL, CRIEFF, PH5 2AH
NEW BUILD DWELLING
REV: AMENDMENT
THESE DRAWINGS ARE FOR INFORMATION PURPOSES ONLY. ALL EXISTING DIMENSIONS TO BE CHECKED ON SITE PRIOR TO
COMMENCEMENT OF WORKS OR MANUFACTURING OF COMPONENTS.
ANY DISCREPANCIES TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT - IF IN DOUBT, ASK.
THIS DRAWING IS THE COPYRIGHT PROPERTY OF PAPER IGLOO LTD - NO COPYING OR DISTRIBUTION OF THIS DRAWING OR
ANY PART THEREOF IS PERMITTED WITHOUT PRIOR WRITTEN  PERMISSION.
DATE:
0
METRES
1 2
2350
92.00 AOD
91.50 AOD
91.00 AOD
90.50 AOD
90.00 AOD
89.50 AOD
89.00 AOD
88.50 AOD
800
1600
2855
GROUND FFL: 90.946
FIRST FFL
GATE FGL: 90.750
SECTION D-D AS PROPOSED
BOUNDARY
CIRCA
470 APPEX OF HOUSE UNDER
PREVIOU APPROVAL
24/01628/FUL
1884
2350
1100
2855
2500
A: LAYOUT & NOTES AMENDED 24.11.25
B: WINDOW REMOVED & ADDRESS AMENDED 28.11.25
APPROX PROFILE OF
NEIGHBOURING
HOUSE AT 2
LINTIBERT TERRACE.

Page 42

Design Statement - A Land 40 Metres South of 104 Willoughby Street
Muthill, Crieff
02 December 2025

Page 43

Introduction
The following Design Statement describes a Full Planning Application for a new build detached
dwelling on a plot in the village of Muthill, near Crieff.
The site that has undergone multiple historic applications, and most recently was given Full
Planning Consent for a new home in January 2025.
This new planning application proposes a revised design to suit the spatial needs of our clients, 
whilst also complying with the rigorous energy reduction demands of the Passivhaus Standard.

Page 44

3 of 22 Design Statement Paper Igloo Limited
Section 1 -  Planning
Section 2 -  Design Analysis
Section  3 -  Design Response
Section  4 -  Conclusion 
Section  5 -  Appendices
Contents

Page 45

Section One
Planning

Page 46

5 of 22 Design Statement Paper Igloo Limited
Section One
Planning
Planning History
There have been the following historic applications for the site:
93/01488/FUL - 24 Nov 1993
Alterations to form at sun lounge/conservatory and porch - Application Approved
94/01835/FUL - 23 Jan 1995
Change of use from part of garden to motor sales - Application Refused
07/01600/FUL - 06 August 2007
Proposed construction of 5 holiday apartments and a garage with workshop and woodstore 
(Withdrawn)
07/01816/FUL - 20 Nov 2007
Erection of 5 no holiday rental apartments, garage with workshop, woodstore and
conservatory and formation of new vehicular accesses (Withdrawn)
09/00076/FUL - 07 April 2009
Erection of dwelling house - Application Refused
09/00225/FUL - 30 March 2009
Erection of a garage, conservatory and fence - Application Refused
09/02148/FLL - 26 February 2010
Erection of a garage, conservatory and hard landscaping - Application Approved
12/00622/FLL - 04 June 2012
Variation of consent - (09/02148/FLL) - to alter roof finish on garage - Application Approved
12/01264/FLL - 05 September 201
Erection of a retaining wall (in retrospect) within rear garden 2 (Withdrawn)
12/01638/FLL - 31 October 2012
Erection of a retaining wall (in retrospect) - Application Approved
19/01442/TW - 19 September 2019
Tree Works - Application Approved
22/00069/LAW - 22 March 2022
Installation of air source heat pump system (proposed) - Application Refused
24/01399/FLL - 14 Nov 2024
Alteration to garage, installation of air source heat pumps and erection of fencing -
Application Approved
24/01628/FLL - 29 January 2025
Erection of Dwellinghouse - Application Approved Location Plan
0 20 40 60 80 METRES
LINTIBERT TERRACE
A822
WILLOUGHBY STREET
QUEENSFERRY ROAD
LINTIBERT ROAD
LINTIBERT ROAD
PLOT

Page 47

6 of 22 Design Statement Paper Igloo Limited
Section One
Planning
Planning Policy
For reference these were noted in the most recent Report of Handling as follows:
NPF4:
- Policy 3: Biodiversity
- Policy 7: Historic Assets and Places
- 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
The Local Development Plan 2 (LDP2):
- Policy 1A: Placemaking
- Policy 1B: Placemaking
- Policy 5: Infrastructure Contributions
- Policy 6: Settlement Boundaries
- Policy 17: Residential Areas
- Policy 28A: Conservation Areas New Development
- Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development
- Policy 40B: Forestry, Woodland and Trees: Trees, Woodland and Development
- Policy 41: Biodiversity
- Policy 53C: Water Environment and Drainage: Surface Water Drainage
- Policy 58A: Contaminated Land
- Policy 60B: Transport Standards & Accessibility Requirements: New Development
The changes we are proposing still comply with these policies, and go further in relation to energy
demand reduction and sustainable construction.
89.50
90.00
90.50
91.00
91.50
92.00
92.50
89.00
88.50
0
METRES
4 8
2
Block Plan Existing

Page 48

7 of 22 Design Statement Paper Igloo Limited
Section One
Planning
Planning Analysis
Given that the core principles of the scheme - that is to say, the principle of a detached dwelling of a
similar size and massing - have already received planning approval, this document does not revisit
the detailed policy analysis underpinning the original consent, as those considerations remain valid.
The core aim of all of the relevant LDP and NPF4 policies is to ensure that all new development is of a
high quality and respects the environment in which it is contained. The policies aim to help
tackle the causes and impacts of climate change, reduce resource use and moderate the impact
of development on the environment.
We see no reason why these aspirations cannot be achieved on this site with the construction of a
single dwelling, following the established pattern of development.
Conservation Area
The site is located within the Muthill Conservation Area. It is not adjacent to any Listed Buildings, or
Scheduled Ancient Monuments. Any design must therefore sit comfortably within the surrounding
context, and not be detrimental to the character and quality of the Conservation Area.
The Site
Historically this land was additional garden ground to the property at 104 Willoughby Street; the plot
is now under the new ownership of our clients.
The site is starting to become overgrown, with many self-seeded weeds and other vegetation, and if
left without intervention, will fall further into a state of wilderness.
Around the site there are a variety of house types, sizes and architectural styles, however the
predominant form is one of an essentially rectangular plan, with a longer elevation addressing the
road.
The plot is essentially a corner gap site fronting both Lintibert Road and Lintibert Terrace - and so
represents an opportunity to infill between the existing adjacent dwellings, and complete an
established pattern of individual dwellings sitting in appropriately sized gardens, within the village
boundary.
This infill approach is supported via numerous Policies, and specifically in NPF4 Policy 9, where
opportunities to support development for the sustainable reuse of vacant and derelict land are to be
supported.
Residential Amenity
As was established in the previous consent from 2025, a single detached dwelling can be consented
on this site without compromising the residential amenity of the surrounding dwellings. Additionally,
the site is of a size that adequate garden ground would remain for the new property.
Current Site

Page 49

Section Two
Design Analysis

Page 50

9 of 22 Design Statement Paper Igloo Limited
Section Two
Design Analysis
Site Location & Context
The site is semi-rural and, due to the setting within the small historic village of Muthill, the context
is predominantly housing.
The further landscape is defined by views over farmland towards the Ochil Hills to the south-east,
the Grampians Foothills to the west, and northwards towards Creif.
Land Use & Site Boundaries
The site is currently vacant, overgrown ground.
The boundary to Lintibert Road is defined by a low stone wall with a slightly overgrown hedge. To
the north is the boundary to ‘Highfield’ - defined by a simple timber fence - and to the west the
boundary to the neighbouring semi-detached dwellings on Lintibert Terrace is a mix of various
overgrown weeds and other flora. To the southern boundary there is currently a series of
evergreen trees (Cyprus Leylandi), which are tall and densely planted, separating the plot from
the street. Permission has now been obtained from the Council to remove this overgrown hedge
(reference: 25/01220/TW).
Settlement Patterns
The settlement pattern is that of rows of houses on the same axes as the streets they front. The
southern end of the plot terminates the row of houses on Lintibert Terrace whereas the longer,
eastern perimeter of the site addresses Lintibert Road. This provides the opportunity to continue
the massing of the dwellings on the Terrace, but place the entrance facing the Road, thereby
enlivening both streets.
Topography
The site area itself slopes upwards from north to south over a height of 3.5m. This slope will
require some retaining works at the southern end of the plot to prevent the dwelling sitting too
high on the site in relation to the neighbouring properties.
Access
There is currently a vehicular entrance on Lintibert Road to access the garage at Highfield. Due to
the topography, Lintibert Road is a sensible location for a new vehicular access to the site.
Permission has now been granted by the Council for the new dropped kerb (reference: VA/10370).
Flood Risk Management
The site is not at risk from surface water or river flooding, as indicated by SEPA flood maps.
Sense of Place & Landscape Character
The character of the site is relatively typical of a Scottish Conservation village location. Defined
by traditional stone and rendered buildings, and wide views to the surrounding farmland and hills,
there is a sense of openness to the landscape beyond.
Trees, Ecology & Biodiversity
There are some small trees dotted over the site but the majority of the flora is overgrown mixed
species hedging to the eastern boundary, with a considerable number of undesirable weeds to the
western edge. There are no known special or protected flora or fauna on the site. Current Site

Page 51

Section Three
Design Response

Page 52

11 of 22 Design Statement Paper Igloo Limited
Section Three
Design Response
Opportunities & Constraints
With the approval of the application 24/01628/FLL, a precedent has now been established for a
new 1.75 storey dwelling on the site. We have therefore developed the essence of this past
proposal in response to our client’s specific brief.
The siting in the Conservation Area is a material consideration in terms of form and materials.
The Brief
This revised proposal builds on the most recently approved planning application for a new
dwelling. The focus has been on refining both the layout of the dwelling, in conjunction with a
detailed assessment of the energy performance, and using both to inform the design.
The new dwelling is proposed on the same position on the site but with a footprint reduced by
c.25%. Our clients aspire to build a low energy home to a measurable and verified standard -
therefore the exemplary Passivhaus Standard has been chosen (which our office specialises in).
The aim is for the dwelling to receive full certification.
Site Planning
The overall site layout remains largely unchanged - pedestrian access to the site would still be
directly from the pavement on Lintibert Road, with vehicular access further north adjacent to the
boundary with Highfield. The new dwelling would be located on the higher, southern end of the plot
in order to visually terminate the semi-detached dwellings on Lintibert Terrace.
Primary access to the dwelling has been positioned on the gable end to allow for a more direct
connection to the access from Lintibert Road - and a more usable layout on the ground floor - with
the focus on balancing solar gain and a direct connection to the garden for the primary living
spaces.
In addition, the proposals utilise the optimum location for a south facing photo-voltaic array for
on-site electrical generation, battery storage and a two car garage at the lower end of the site
adjacent to the car parking.
Vehicular Access & Parking
Requirements for vehicular access to the site, parking and visibility splays at the road entrance
are all exactly as those consented in application 24/01628/FLL, and the more recent dropped
kerb consent (reference: VA/10370).
Waste Water & Surface Water Strategies
Similarly, there are no changes to the principles of the previously consented waste water and
surface water management proposals. Percolation testing has been undertaken with satisfactory
results.
Site Boundaries
It is proposed that the overgrown mixed flora to the western site boundary is removed and a
managed mixed-species hedge planted here. On the eastern boundary, the existing overgrown
hedge is to be trimmed yet retained for privacy and screening, whist the existing low stone wall is
to be retained. To the south, the overgrown hedge / trees are to be removed and to the north, a
1.8m high fence is proposed. Block Plan Proposed
91.50
91.00
88.50
92.00
92.50
89.50
90.00
89.00
88.50
0
METRES
4 8
2

Page 53

12 of 22 Design Statement Paper Igloo Limited
Section Three
Design Response
Building Proportion, Massing & Scale
The overall massing of the building has been simplified to give a more favourable form-factor to
mitigate unnecessary heat loss.
The ridge height is consistent with the previous approval; this is still c.470mm below the ridge
height of the neighbouring property at 2 Lintibert Terrace. The form compliments the existing
pitched roof typologies within the locality.
A Fabric First Approach in a Semi-Rural, Village Context
The starting point for the revised design was to maintain a simple, pared-back dwelling of
contemporary design that would sit comfortably within the Conservation Area, but with the
potential to meet the Passivhaus Institut’s rigorous Passivhaus low-energy standard – additionally
prioritising low-carbon, natural insulation materials wherever possible.
The form, fabric, and detailing of the building have been carefully optimised; the heating and
ventilation systems have been fully integrated at this early design stage to reduce energy demand
and maximise the potential for on-site energy generation and storage.
The revised design retains the original overall form of the previous building but simplifies it by
removing unnecessary (and expensive) projections - the integrated porch, the bay window and
two of the dormers. Simultaneously we have incorporated key technical improvements to the
building fabric. Detailed analysis of energy performance of this design has proven that Passivhaus
Certification is possible.
A Low Carbon Approach
The proposed superstructure construction materials have been selected for their inherently low
embodied carbon - delivered in a naturally insulated, pre-fabricated timber frame to reduce waste
and on-site construction time.
External Materials
The proposal seeks to compliment the existing dwellings within the Conservation Area but
acknowledges that methods of construction and detailing have developed and progressed. The
materials and finishes chosen are contemporary whilst alluding to, and being sympathetic to, the
neighbouring properties.
An off-white render has been chosen for the majority of the walls with a small section of naturally
weathered, untreated timber cladding (for low maintenance) to the north, garden-facing elevation
providing a subtle and softer contrast.
Natural slate is utilised for both roof pitches in acknowledgement of a common roofing material of
the locality. Two slate roofed wall-head dormers provide additional headroom on the rear north
facing elevation and capture the distance view to the hills.
Windows & Rooflights
All windows and doors would be high performance triple glazed, timber frame, alu-clad. Window
designs are predominately vertical emphasis, and where wider openings are created these are
located on the private side of the dwelling, and subdivided with a central division. The street-
Ground Floor Plan Proposed
1000
2500
3000
5000
1144
1583
500
500
5855
600
900
3000
1503
1200
1246
1200
3555
3490
6600
4600
>5M
>5M
>5M
>5M
2000
9447
7710
2000
2127
3327
3360
1047
3327
10421
3327
1200
900
1825200
800 MIN
11351

Page 54

13 of 22 Design Statement Paper Igloo Limited
Section Three
Design Response
facing windows are of a more modest size, whereas larger openings are again reserved for the
rear, more private elevation.
Solar gains and shading have been modelled using the PHPP software, and these calculations –
alongside the spatial planning – have directly informed decisions about where to introduce
openings on the elevations. Rooflights are solely on the south facing roof slope to maximise solar
gain within the property.
The result is a carefully balanced glazing strategy that supports energy performance, enhances
the quality of internal spaces, and contributes to the overall coherence of the external
architecture.
It is worth noting that there is one window proposed on the west elevation - required for escape
from the upper bedroom. Although this window is less than the ‘9m to boundary’ general rule, we
propose the window would be obscured to prevent overlooking into the adjacent garden.
All other windows are greater than 18m from other neighbouring windows, with the exception of
those on the east elevation (15.5m). However, the ground floor windows here would be concealed
by the tall hedge and the single upper floor window looks directly between the houses Marrich and
Craigpark, so is offset from direct overlooking.
Construction Detailing
The detailing remains modern and refined, in keeping with the overall architectural approach.
Minimal roof overhangs help resist wind uplift, while aluminium-clad window and door frames
ensure long-term durability with minimal maintenance. Material choice coupled with
contemporary detailing allows the dwelling to sit comfortably within the Conservation Area
without resorting to pastiche.
Internal Layout & Aspect
The layout involves balancing the need for sunlight, daylight and a connection to nature, the
garden and the wider outdoors. The balance of these on this plot is complicated by the main
garden being north facing and the southern elevation being partially sunken in relation to the road.
Locating the primary open-plan living space longitudinally along the north elevation, adjacent to
the garden, gives direct access and visual connection to the spaces frequented by family life.
Secondary, more cellular spaces have been arranged to front the road where there is access from
the utility room via what is conceived as the “back” door. Primary ingress is via a main door on the
east gable and a hall that intersects the two halves of the plan. A minimal covered entrance gives
shelter on approach.
On the first floor, the master bedroom benefits from an outlook over the garden and long views
towards the hills to the north. Sunlight is directed into this space by strategically positioned
rooflights that provide natural warmth and heat. The other two bedrooms feature either a
southern orientation or similarly, a direct garden connection. The centre of the plan features a
multi-functional hall with an integrated home working space overlooking the garden via a fixed
feature window.
South Elevation Proposed
BOUNDARYBOUNDARY
2855
GROUND FFL: 90.946
FIRST FFL
GATE FGL: 90.750
800
BOUNDARY
2000
92.00 AOD
91.50 AOD
91.00 AOD
90.50 AOD
90.00 AOD
89.50 AOD
89.00 AOD
88.50 AOD
BOUNDARY
92.00 AOD
91.50 AOD
91.00 AOD
90.50 AOD
90.00 AOD
89.50 AOD
89.00 AOD
88.50 AOD
2855
GROUND FFL: 90.946
FIRST FFL
GATE FGL: 90.750
2855
GROUND FFL: 90.946
FIRST FFL
GATE FGL: 90.750
East Elevation Proposed

Page 55

Section Four
Conclusion

Page 56

15 of 22 Design Statement Paper Igloo Limited
Section Four
Conclusion
This new dwelling has been carefully designed to sit within its semi-rural village context in a subtle
yet meaningful way. The design choices outlined in this document support the ambition that
contemporary, low-energy buildings can inhabit the same streetscape as traditional and older
constructions whilst being being respectful of the vernacular.
The architecture offers a modern interpretation of the Scottish vernacular - a simply formed,
linear building with a symmetrically pitched roof and vertically proportioned openings that does
not look out of place within a Conservation Area.
These new proposals respond thoughtfully to the character of the site without resorting to
pastiche or imitation, allowing for the creation of a contemporary, sustainable dwelling that is both
respectful of its setting and rooted in the present.
North Elevation ProposedSouth Elevation Proposed

Page 57

Section Five
Appendices

Page 58

17 of 22 Design Statement Paper Igloo Limited
Section Five
Appendices
Appendix 1 - Site Photographs
Appendix 2 -  Energy Statement - Policy
Energy Statement - The Passivhaus Standard
Appendix  3 - Precedent

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18 of 22 Design Statement Paper Igloo Limited
Appendix 1
Site Photographs
Key
1. Southern Boundary showing overgrown Cypress Leylandi hedge
2. View South West towards rear and gable of 2 Lintibert Terrace
3. View South within plot
4. View South within plot towards Highfield
5. View South towards Highfield from south boundary
1. 2.
5.
3. 4.

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19 of 22 Design Statement Paper Igloo Limited
Appendix 2
Energy Statement - Policy
In accordance with the ongoing carbon reduction and low energy aims of the Scottish
Government the following aspects have been carefully considered to take advantage of the site
climate and comply with current Policy regarding reducing energy in buildings.
- The building shape, size and orientation
- The built fabric and design
- The space heating, hot water and ventilation systems design
The Climate Change Act
Section 72 of the Climate Change (Scotland) Act 2009 introduced Section 3F into the Town and
Country Planning (Scotland) Act 1997, which requires that “all developments [should] ... be
designed so as to ensure that all new buildings avoid a specified and rising proportion of the
projected greenhouse gas emissions from their use ... through the installation and operation of low
and zero-carbon generating technologies.”
The 2024 New Build Heat Standard
As part of the Heat in Buildings Strategy, the Scottish Government is committed to ensuring that,
from 2024, new buildings must use heating systems which produce zero direct emissions at the
point of use. Fabric improvements within the regulations are also ongoing.
Low and Zero Carbon Buildings Policy
National Planning Policy - NPF4 - requires that all development should support the use of
renewable, low-carbon and zero emissions technologies whenever possible and / or appropriate.
This national framework intends to “encourage, promote and facilitate development that
addresses the global climate emergency and nature crisis.” Policy 1 suggests that significant
weight will be given to proposals that meet this goal.
Policy 2 notes that:
(a) Development proposals will be sited and designed to minimise lifecycle greenhouse gas
emissions as far as possible.
(b) Development proposals will be sited and designed to adapt to current and future risks from
climate change.
(c) Development proposals to retrofit measures to existing developments that reduce emissions
or support adaptation to climate change will be supported.
Policy 11 additionally notes that “In considering these impacts, significant weight will be placed on
the contribution of the proposal to renewable energy generation targets and on greenhouse gas
emissions reduction targets.”
Local Planning Policy requires proposals to reduce Greenhouse gas emissions by:
- Using sustainable construction materials and methods.
- Designing energy and heat efficient buildings that maximise passive environmental gains (solar,
shelter, water use, etc.).
- Where feasible, meet energy and heating needs through on-site renewables or local energy
networks.
Technologies Used
Below we note which low or zero carbon technologies we believe could be appropriate on this site,
and which would accord with the national policy noted opposite.
- Photovoltaic Panels & potentially battery storage
These have been shown on the drawings.
- EV Charging Point
Any new dwelling should now have the capability to fit an EV charging point either at completion,
or in the future. This has also been noted on the drawings.
- Mechanical Ventilation system with Heat Recovery (MVHR)
An MVHR system is centralised, which means that a single, central unit quietly manages airflow
throughout the building, using a built-in heat exchanger to capture warmth from outgoing air and
transfer it to the fresh air coming in. This means warmth already generated inside isn’t wasted.
When properly designed and installed, MVHR systems are highly efficient – often recovering over
80% of the heat – while using very little electricity.
Fresh air is delivered to every living space, and stale air is extracted from kitchens, bathrooms,
and other ‘wet’ rooms through a carefully planned duct layout. The result is a steady flow of pre-
warmed, filtered air throughout the home, supporting excellent indoor air quality – all with barely a
sound.
- Air Source Heat Pump
Modern heat pumps are highly efficient, with a Coefficient of Performance (CoP) of up to 4 –
meaning they can deliver four units of heat for every unit of electricity used. This efficiency can
further reduce the already low energy demand of a low energy building, covering both space
heating and hot water.
Compliance
Through these means the building will comply with the goals set out in the Climate Change
(Scotland) Act 2009, and those outlined in both national and local Planning Policy.

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20 of 22 Design Statement Paper Igloo Limited
Appendix 2
Energy Statement - The Passivhaus Standard
We care deeply about designing and creating genuinely durable and resilient architecture. That’s
why we design to the voluntary Passivhaus Standard whenever we can, and often go even further
with our own set of rigorous sustainability standards.
Passivhaus buildings
These are defined as those that have extremely low energy demand, and meet high standards for
thermal comfort and good indoor air quality – even in very cold weather, like a Scottish winter that
can get as low as -10°C.
The word ‘passive’ is used because the aim is to eliminate the need for an extensive ‘active’
heating system. Instead, Passivhaus buildings utilise internal heat gains and solar energy entering
through the glazed windows and doors, while simultaneously minimally heating the incoming fresh
air. This reduces the demand for heating energy to its lowest level – no matter where the home is
built.
It’s a fabric-first approach. The idea is to optimise the building’s inherent qualities, reducing the
need for expensive or energy intensive ‘bolt-on’ technologies. The building fabric itself must
perform to a very high standard first and foremost – even when renewable systems are
incorporated into the design. And that’s exactly what Passivhaus certified builds ensure.
For other new buildings which cannot meet the criteria of the Passivhaus Standard for one reason
or another - such as a north facing site - there is also the PHI Low Energy Building Standard.
For renovations of existing buildings, the Passive House Institute has developed the EnerPHit
Standard - a certification for highly energy-efficient retrofits based on Passivhaus principles.
These Standards are regulated by the Passivhaus Institut who are based in Darmstadt, Germany.
The Process
The design process for a Passivhaus building is a little different. Instead of treating it as an
afterthought, a Passivhaus design integrates energy efficiency at every stage - from initial
concept, all the way through to construction.
Traditional building regulations can sometimes fall short, with a noticeable gap between what's
designed on paper and how a building actually performs. In contrast, the Passivhaus approach
brings precision to the forefront. Thanks to its robust certification process, every element is
carefully planned, tested, and verified – ensuring the finished building lives up to its promises.
The Principles
There are five set principles that define a Passivhaus building - all designed to maximise energy
efficiency and comfort:
- Super insulation
- Airtightness
- High performance windows and doors
- Excellent indoor air quality
- Thermal bridge free construction.
Key Components
A Passivhaus building pays close attention to the fundamentals. Key elements – like the insulation
of walls and roofs, how windows and doors are installed, the ventilation system, and both the
airtight and wind tight barriers – are all carefully considered and precisely detailed. Rather than
looking at these components in isolation, the Passivhaus standard takes a whole-building
approach.
Using the Passivhaus Planning Package (PHPP), a detailed energy model is created, tailored to the
site and specific design. Everything is factored in – from heat loss through the envelope to the
energy used by everyday appliances.
The result is a building that’s ‘built tight and ventilated right’ – a proven route to low energy use and
a reliable way to close the gap between design intent and real-world performance.
These physical features work together to deliver the exceptional thermal comfort that defines a
Passivhaus. High levels of insulation keep internal temperatures stable throughout the day,
meaning surfaces stay close to room temperature and every corner of the building remains
comfortable and usable. Airtight construction removes unwanted draughts, while heat recovery
ventilation ensures that warm air isn’t wasted – so energy spent on heating stays where it’s
needed.
The Criteria
Space heating demand: ≤ 15kWh/(m2.a) or
Heating Load: ≤ 10W/m2
Airtightness level: 0.6 ach/hr at 50Pa
Frequency of overheating: ≤ 10% of the year at 25°C
‘Classic’ Passivhaus:
Primary energy Renewable: ≤ 60kWh/(m2.a)
There are also 2 further ‘classes’ - Plus and Premium - both of which require maximising
renewable energy made on site - but to keep with the fabric first approach, they require even less
total energy to be used in the first place.
The criteria for an EnerPHit renovation vary a little, to account for the difficulty in working around
an existing form or window arrangement, however the ethos and principles of the Passivhaus
Standard remains consistent.
With over a decade of experience, we know how to handle the technical aspects - all while
delivering beautiful architectural design.
You can read more about all of this on our website: www.paperigloo.com/sustainability-
passivhaus/

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21 of 22 Design Statement Paper Igloo Limited
Appendix 3
Precedent
Key
1. New build passivhaus with white render & slate in historic village - Paper Igloo
2. Slate roof with integrated PV system - Paper Igloo
3. Contemporary entrance canopy - example
4. Contemporary entrance canopy- example
5. Naturally weathered horizontal timber cladding - Mary Arnold Foster
6. Contemporary white render - K-Rend
6.
5
1.
2. 3 4

Page 63

Paper Igloo Limited
Ostro, Fintry Road, Kippen,
Scotland FK8 3HL
SC 302888
info@paperigloo.com
+44 (0) 1786 870 539
www.paperigloo.com

Page 64

Cert No. 10312 
PHASE 1 DESK STUDY
1853 – 104 Willoughby Street, Muthill
John Kane

Page 65

Document History and Status 
Revision Date issued Reviewed
by
Approved
by Date approved Revision type
R0.1 19.3.2025 JC JC 18.3.2025 FINAL                               
Distribution of copies
Revision Copy no Quantity Issued to
R0.1 Electronic 1 John Kane                 
Name of project: 104 Willoughby Street, Muthill
Client: John Kane 
Project number: 1853
Author: 
Max Fuller BSc (Hons) MSc 
Checked:  
John Curran BEng (Hons) MBA MCIOB CEnv

Page 66

CONTENTS

Page 67

Contents 
1. EXECUTIVE SUMMARY .......................................................................................................... 2
2. INTRODUCTION ....................................................................................................................... 4
2.1 Background ...................................................................................................................... 4
2.2 Objectives and Scope of Work ................................................................................. 4
2.3 Proposed Development ............................................................................................... 4
2.4 References ........................................................................................................................ 4
3. SETTING ...................................................................................................................................... 6
3.1 Location ............................................................................................................................. 6
3.2 Site Description ............................................................................................................... 6
3.3 Site Vicinity ...................................................................................................................... 6
3.4 Planning History .............................................................................................................. 6
3.5 Investigation History ..................................................................................................... 6
3.6 Geology ............................................................................................................................. 6
3.6.1 Strata .............................................................................................................................. 6
3.6.2 Faulting........................................................................................................................... 7
3.6.3 Borehole Records ................................................................................................... 7
4. SITE HISTORY ...................................................................................................................... 9
4.1 Map Review ...................................................................................................................... 9
5. ENVIRONMENTAL SENSITIVITY ....................................................................................... 12
5.1 Radon ................................................................................................................................ 12
5.2 Geological Hazards ....................................................................................................... 12
5.3 Mining ................................................................................................................................ 12
5.3.1 Non-Coal Extractions .............................................................................................. 12
5.3.2 Coal Mining.................................................................................................................. 12
5.4 Contaminated Land ...................................................................................................... 12
5.5 Water Environment ...................................................................................................... 12
5.5.1 Hydrogeology ............................................................................................................ 12
5.5.2 Hydrology .................................................................................................................... 12
5.5.3 Flooding ....................................................................................................................... 13
5.5.4 Water Abstractions .............................................................................................. 13
5.5.5 Discharge Consents ................................................................................................. 13
5.5.6 Pollution Incidents .................................................................................................... 13
5.6 Waste Sites ...................................................................................................................... 13
5.7 Licensed Industrial Activity ....................................................................................... 13
5.7.1 Licensed Sites ............................................................................................................ 13
5.7.2 Current Industrial Activities .................................................................................. 13

Page 68

5.7.3 Fuel Stations and Tanks ......................................................................................... 13
5.8 Sensitive Land Uses ...................................................................................................... 14
5.9 Data Integrity Assessment ......................................................................................... 14
6. CONCEPTUAL SITE MODEL ............................................................................................... 16
6.1 Site Setting ...................................................................................................................... 16
6.2 Preliminary Conceptual Site Model (PCSM)......................................................... 16
6.3 Potential Contamination Sources ............................................................................ 17
6.3.1 On-site .......................................................................................................................... 17
6.3.2 Off-site .......................................................................................................................... 17
6.4 Pathways .......................................................................................................................... 17
6.5 Receptors ......................................................................................................................... 17
7. CONCLUSIONS ........................................................................................................................ 21
7.1 Conclusions ..................................................................................................................... 21
7.2 Recommendations ........................................................................................................ 21
8. REFERENCES .......................................................................................................................... 23
Index of Tables
Table 1: Table summarising geology on-site. .......................................................................... 7
Table 2: Table summarising borehole records from the site and surrounding area. 7
Table 3: Table summarising site history from historical mapping. ................................. 9
Table 4: Table summarising geological hazards on and off-site. ................................... 12
Table 5: Table summarising the hydrogeology on-site. .................................................... 12
Table 6: Table summarising nearby surface water features. ........................................... 12
Table 7: Table showing current industrial activities within 250m. ................................ 13
Table 8: Table showing fuel stations listed within 250m. ................................................. 13
Table 9: Table showing tanks listed within 250m. .............................................................. 14
Table 10: Table summarising the geo-environmental setting of the site. ................... 16
Table 11: Table summarising tiered assessment hierarchy. .............................................. 16
Table 12: Sources identified on-site. ......................................................................................... 17
Table 13: Pathways identified. .................................................................................................... 17
Table 14: Receptors identified. ................................................................................................... 17
Table 15: Table summarising severity and probability for risk assessment model. . 18
Table 16: Table summarising overall risk for assessment model. .................................. 18
Table 17: Table summarising preliminary conceptual site model................................... 19
Table 18: Table detailing contaminants tested for during laboratory testing. .......... 21

Page 69

Appendices
APPENDIX I Figures 
Site Location Plan 
Site Boundary Plan 
Proposed Development Plan
APPENDIX II Groundsure Report
APPENDIX III Historical Mapping 
Limitations
This report was produced by Soilutions Ltd for John Kane as the Phase 1 Geo-
Environmental Desk Study Report for land to the south of 104 Willoughby Street,
Muthill to provide a preliminary assessment of potential ground related
development constraints and to support a planning application.
This report may not be used by any person other than John Kane and must not be
relied upon by any other party without the explicit written permission of Soilutions
Ltd. In any event, Soilutions Ltd accepts no liability for any costs, liabilities or losses
arising as a result of the use or reliance upon the contents of this report by any
person other than John Kane, or the client if payment in full has not been received. 
All parties to this report do not intend any of the terms of the Contracts (Rights of
Third Party Act 1999) to apply to this report. Please note that this report does not
purport to provide definitive legal advice. 
The findings of the desk study are based on the available published information at
the time of the production of the report.

Page 70

1 
EXECUTIVE SUMMARY

Page 71

2
1. EXECUTIVE SUMMARY
Soilutions has been commissioned by John Kane to provide a Phase 1 Geo-environmental
Desk Study report. The purpose of the report is to collate background historical and geo-
environmental data to address where possible land contamination within Planning Policy
Guidance and geo-environmental constraints for development.
The site is located at the corner of Lintibert Road and Lintibert Terrace, approximately
0.5 km south east of Muthill centre. The approximate National Grid Reference for the
centre of the site is (NGR) 286995, 716587. It is proposed to construct a new house with
associated gardens and car parking area. A soakaway is proposed in the north of the site.
The site was part of a field until the early 20th century when a building is shown in the
north of the site and the site has become part of a garden. The building was demolished
by 2003. The surrounding area was agricultural to the east, south and west with the village
of Muthill to the north. A petrol station is shown 75m to the north from the 1950s.
Made Ground is not indicated within the site boundary on the published geological
mapping. Made ground is likely to be present on site associated with the demolition of the
building in the north.
The site is underlain by bedrock of the Cromlix Mudstone Formation. Superficial deposits
comprising Glacial Till are expected across the site. The superficial deposits are likely to
be fine grained and unlikely to be suitable for soakaway drainage.
The bedrock geology is designated as a moderate productivity aquifer. The superficial
deposits are classified as a low productivity aquifer.
The Preliminary Conceptual Site Model indicates a Moderate/Low that harm could arise
to a designated receptor from identified hazards.
A ground investigation is recommended to assess the geo-environmental constraints
identified on site by this desk study. Infiltration drainage testing should be carried out to
determine the feasibility of soakaway drainage. Soil samples should be taken from the
infiltration test pits for laboratory testing to determine the risk to human health and
proposed flora.
The executive summary contains an overview of key findings and conclusions. However,
no reliance should be placed on the executive summary until the whole of the report has
been read. Other sections of the report may contain information which puts into context
the findings noted within the executive summary.

Page 72

3 
INTRODUCTION

Page 73

4
2. INTRODUCTION
2.1 Background
Soilutions were commissioned by John Kane (the Client) to conduct a Phase 1
Geo-environmental Desk Study for their site at land to the south of 104 Willoughby Street,
Muthill (the site).
The Phase 1 Desk Study report has been prepared in general accordance with the
Environment Agency’s Land Contamination Risk Management (LCRM) guidance and
BS10175 (Code of Practice for the Investigation of Potentially Contaminated Sites).
BS10175 recommends that a Preliminary Investigation includes data collection, qualitative
interpretation and reporting. Data collection includes documentary research, to:
• Formulate an initial conceptual site model
• Assess need for, and scope of, further investigation; and
• Provide a preliminary risk assessment in a final report.
If the Phase 1 Desk Study identifies potentially significant risks to human health and/or the
environment, a subsurface ground investigation may be required to characterise ground
conditions at the site. The investigation would determine if contaminative substances are
indeed present at or around the site and help quantify the risk to human health and/or the
environment.
2.2 Objectives and Scope of Work
The scope and aims of the Phase 1 report, in accordance with BS10175, are to:
• Review historic information and the environmental setting of the site;
• Identify the geology and hydrogeology beneath the site, and within a buffer zone of
250m around the site, using information from the BGS and other sources;
• Review an environmental data report, online and published sources to determine if site
specific geo-environmental and geotechnical risks to the site pose a potentially
significant risk to development;
• Formulate an initial conceptual site model and preliminary risk assessment (PRA)
which identifies possible pollution linkages between contamination sources and
receptors via plausible migration and exposure pathways;
• Design an intrusive investigation if the PRA concludes potentially significant risks may
be present.
2.3 Proposed Development
It is proposed to construct a new house in an area of garden in the south of the site. There
will be associated gardens and car parking. A soakaway is proposed in the south of the site.
A proposed development plan is included in APPENDIX I.
2.4 References
A full reference list is included in section 8. Key sources of information used in the
production of this report include:
• Groundsure Historical Mapping ref. GS-B46-R3G-T72-OB5
• Groundsure Enviro and Geo Insight Report ref. GS-UCE-SE5-F7U-D8M
• British Geological Survey. (BGS) Geology of Britain Map Viewer www.bgs.ac.uk
• Department of the Environment Industry Profiles.

Page 74

5 
SETTING

Page 75

6
3. SETTING
3.1 Location
The site is located at the corner of Lintibert Road and Lintibert Terrace, 0.5km south east
of Muthill centre. The site is rectangular in shape and approximately 0.05 ha in area. The
approximate national grid reference is 286995, 716587. A site location plan is included in
APPENDIX I.
3.2 Site Description
The site is currently part of the garden of 104 Willoughby Street. The site forms the
southernmost extent of the garden and is mostly covered by lawn. In the south west of the
site is a small enclosure. In the north of the site are a woodstore, shed and greenhouse. In
the west of the site is an above ground liquid petroleum gas (LPG) tank.
The site is bound by hedges in the west, south and east. The northern boundary is not
clearly defined.
No pollution sources have been identified at the site. The above ground LPG tank is not
considered a plausible source of contamination – any leaks would present themselves as
gas rather than liquids and would disperse to air rather than contaminate the soil.
Vegetation at the site comprises grass across the majority of the site. A group of immature
conifers is present along the southern boundary. A vegetable patch is present in the south
west of the site. The hedges bounding the site are a mix of beech and holly. A specialist
ecologist should be consulted if required to confirm the presence or absence of invasive
species.
The topography of the site slopes downwards to the north. Levels on the topographical
survey are between 88.50 and 92.00 metres above Ordnance Datum (mAOD).
Vehicle access at the site is via a parking area to the north of the site.
3.3 Site Vicinity
The area around the site is occupied by:
North House and gardens with residential area and petrol station beyond
East Houses with arable fields beyond
South Residential area
West Residential area
3.4 Planning History
The local authority’s planning portal has been consulted. No previous applications for the
site have been identified.
3.5 Investigation History
No previous reports have been provided by the client.
3.6 Geology
3.6.1 Strata
The BGS mapping for the site (Ref 1) indicates that the geology at the site comprises:

Page 76

7 
Table 1: Table summarising geology on-site. 
Unit Name BGS Description
Anthropogenic Not shown N/A
Superficial Glacial Till Diamicton
Bedrock Cromlix Mudstone Formation Characteristically soft, bright red to dull brownish-
red, maroon or purplish-brown, with green reduction
spots in the north-eastern Midland Valley, generally
massive but often thinly laminated, poorly-sorted,
fine-grained silty sandstones, sandy siltstones,
siltstones and mudstones 
Made ground is not shown at the site or in the vicinity. Made ground may be present
associated with the demolition of a former building in the north of the site.
The glacial till is likely to be clay and is unlikely to be suitable for a soakaway. Any made
ground present under the former building, which is roughly in the proposed soakaway
location, will not be suitable for soakaway drainage. Infiltration testing should be carried
out to determine the infiltration rate of the soil for soakaway design and to check for the
presence of made ground.
3.6.2 Faulting
No faults have been identified in the vicinity of the site. 
3.6.3 Borehole Records
The following BGS borehole records have been reviewed (Ref 15):
Table 2: Table summarising borehole records from the site and surrounding area.
BGS Reference Drilled By Method Strata Distance (m) Direction   
Depth (m) Description  
NN81NE30 BAM
Ritchies
Rotary 0.00-0.25 Soil and clay 500  E
0.25-1.85 CLAY
1.85-5.00 SANDSTONE

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8 
SITE HISTORY

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9 
4. SITE HISTORY
4.1 Map Review
A summary of the information obtained from the available historical maps and aerial
photographs are presented in the table below. Copies of the historic maps are provided in
APPENDIX III.
Table 3: Table summarising site history from historical mapping.
Date Scale Map Observations
1864-
1866
1:2,500
1:10,560 
On Site
The site is shown as part of an open
field.
Off Site (within 250m)
A house and garden are shown
adjacent to the north. 
The area to the north west is
predominantly residential, with a
school 50m to the north west. 
Lintibert, a farmyard, is shown 200m
to the north east. 
The area to the east, south and west
is covered by fields. 
1901 1:2,500
1:10,560 
On Site
A small building is shown in the south
of the site. 
Off Site (within 250m)
The house adjacent to the north has
been demolished and replaced with
the present-day 104 Willoughby
Street.

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10 
1954-
2025
1:1,250
1:2,500
1:10,000
1:10,560 
On Site
The building on site is not shown on
the 1:10,000 or 1:10,560 maps but is
shown on the 1:2,500 maps until
2003.
Off Site (within 250m)
Residential development has taken
place to the east, south and west of
the site. 
A petrol station is shown 75m to the
north.

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11 
ENVIRONMENTAL SENSITIVITY

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12 
5. ENVIRONMENTAL SENSITIVITY
5.1 Radon
The site is not recorded to be within a radon affected area as <1 % of properties are above
the action level. Radon protection measures are not required in any new buildings at the
site.
5.2 Geological Hazards
The following ground stability hazard ratings for the site are detailed in the Groundsure
report:
Table 4: Table summarising geological hazards on and off-site.
Hazard Direction Hazard Rating
Potential for Shrinking or Swelling Clay Ground Stability Hazards On site Very low
Potential for Running Sand Ground Stability Hazards On site Very low
Potential for Compressible Ground Stability Hazards On site Negligible
Potential for Collapsible Rocks Stability Hazards On site Very low
Potential for Landslide Ground Stability Hazards On site Very low
Potential for Ground Dissolution Stability Hazards On site Negligible 
5.3 Mining
5.3.1 Non-Coal Extractions
No records of non-coal mining activity are recorded within 250m of the site. The BGS notes
that vein minerals are present in the area but that the potential for difficult ground
conditions is unlikely and need not be considered. 
5.3.2 Coal Mining
The site does not lie within a Mining Remediation Authority Reporting Area. 
5.4 Contaminated Land
No sites in the vicinity are identified as Contaminated Land under Part 2A of the
Environmental Protection Act 1990 (Ref 11).
5.5 Water Environment
5.5.1 Hydrogeology
The following aquifer classifications have been identified for the site:
Table 5: Table summarising the hydrogeology on-site. 
Unit Name Aquifer Classification
Superficial Glacial Till Low Productivityc
Bedrock Cromlix Mudstone Formation Moderate Productivityb
aEnvironment Agency Classification (Ref 18) bSEPA Classification (Ref 12) cMcDonald et Al Classification (Ref 17)
5.5.2 Hydrology
The closest surface water features to the site are detailed below:
Table 6: Table summarising nearby surface water features.
Name Orientation Classification Depth *(m) Distance (m) Direction
Issues/Drain S-N N/A NR 107 NE
aEnvironment Agency Classification bSEPA Classification
*at time of site walkover 
There are numerous drains and issues in the area which eventually reach the River Earn,
2.15km to the north east.

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13
5.5.3 Flooding
The site lies within an area at negligible risk from coastal, river or surface flooding.
Although the report provides information on flood risk this does not constitute a flood risk
assessment for the site. The flood risk information does not account for flooding from
sources such as blockages in drainage systems, artificial water features and overland flow.
A separate Flood Risk Assessment may be required for the site.
5.5.4 Water Abstractions
No groundwater abstraction licenses are listed in the Groundsure report within 2km of the
site.
No surface water abstraction licenses are listed in the Groundsure report within 250m of
the site.
5.5.5 Discharge Consents
No SPRI surface water discharge consents are listed on the Scotland’s Environment website
within 250m of the site.
5.5.6 Pollution Incidents
No SEPA incidents are listed within 250m of the site in their online Disclosure Log or in the
Groundsure report.
5.6 Waste Sites
No records of historic or current landfills or other waste sites are listed in the Groundsure
report within 250m of the site.
5.7 Licensed Industrial Activity
5.7.1 Licensed Sites
No Integrated Pollution Prevention and Controls, Environment Agency or Local Authority
Integrated Pollution Controls, Environmental Permits or Enforcements are listed in the
Groundsure report within 250m of the site.
No Radioactive Substance Licenses are listed in the Groundsure report within 250m of the
site.
No Part A(2) or Part B activities are listed in the Groundsure report within 250m of the site.
5.7.2 Current Industrial Activities
Three records of industrial activity are recorded within 250m of the site. The closest
industrial activities to the site are:
Table 7: Table showing current industrial activities within 250m.
Site Name Activities Active? Distance (m) Direction
Viewfield or Sweeney’s
Garage
Petrol and fuel
stations, vehicle repair,
testing, servicing and
cleaning
Yes 74 N
Electricity sub-station Electrical features Yes 131 S
The sub-station is shown from the 1950s so may be a source of PCBs, however it is
sufficiently far from the site that it is unlikely to pose a plausible risk of contamination.
5.7.3 Fuel Stations and Tanks
The following petrol filling station records are listed in the Groundsure report within 250m
of the site.
Table 8: Table showing fuel stations listed within 250m.
Site Name Active? Distance (m) Direction
Viewfield Garage Yes 72 N

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14
The petrol station is downslope of the site by around 2.00m. The topography in the area
slopes downwards to the north and east towards the River Earn and the petrol station is to
the north of the site. This suggests that the hydraulic gradient of the groundwater around
the site is to the north east, away from the site, and the petrol station is unlikely to pose a
risk of contamination to the groundwater beneath the site.
The following records of tanks are listed in the Groundsure report within 250m of the site.
Table 9: Table showing tanks listed within 250m.
Site Name Tank Type Date Distance (m) Direction
Lintibert Unspecified 1971 211 N
The tank appears to be a silo at Lintibert farm an is likely to have stored grain and so is not
considered a plausible source of contamination.
5.8 Sensitive Land Uses
No records of sensitive land use (nitrate vulnerable zones, ancient woodland, Sites of
Special Scientific Interest, greenbelt etc.) are listed in the Groundsure report within 250m
of the site.
5.9 Data Integrity Assessment
The data has been collated from information supplied by third parties. While the data is
understood to be contemporary, some changes to land-use may have occurred since the
time of data collection. However, it is considered that any changes in land-use will not have
any detrimental impact to the property on the basis that potentially contaminating land-
uses are regulated in a manner that reduces potential for impact.
No evidence has been presented during this study that indicates that historic or
contemporary data is inaccurate and as such may be relied upon to provide reasonable
evidence of potential risk as it relates to the proposed development.

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15 
CONCEPTUAL SITE MODEL

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16
6. CONCEPTUAL SITE MODEL
6.1 Site Setting
The geo-environmental setting of the site, determined by the information detailed in
sections 2, 3 and 4, is summarised below.
Table 10: Table summarising the geo-environmental setting of the site.
Site Description The site is part of the garden of 104 Willoughby Street. The site is largely covered by
lawn, with a vegetable patch in the south west. There is a shed and greenhouse in the
north of the site and an LPG tank in the west.
Site History The site was part of a field until the early 20th century when a building is shown in the
north of the site and the site has become part of a garden. The building was
demolished by 2003.
The surrounding area was agricultural to the east, south and west with the village of
Muthill to the north. A petrol station is shown 75m to the north from the 1950s.
Geology Made Ground Made ground is not shown on the BGS mapping. Made ground may
be present associated with the demolition of the building in the
north of the site.
Superficial Superficial deposits comprising Glacial Till are expected at the site.
Bedrock Bedrock deposits comprising Cromlix Mudstone Formation are
expected at the site.
Water Environment Aquifers The bedrock deposits are classified as a moderate productivity
aquifer.
The superficial deposits are a low productivity aquifer.
Surface Water The closest surface water feature is a drain 107m to the north east.
At this stage, the following uncertainties exist due to gaps in the available data:
• The infiltration rate of the soil for soakaway design is unknown.
• No chemical data is available for the site.
• No data on groundwater levels is available.
• The depth and nature of made ground is unknown.
6.2 Preliminary Conceptual Site Model (PCSM)
A preliminary conceptual site model has been prepared for the site based on the guidance
given Environment Agency’s Land Contamination Risk Management (LCRM) guidance
(Ref 19). The basis of this approach is the development of a conceptual site model (CSM)
to represent the source-pathway-receptor pollutant linkages which form the basis of the
assessment of risk.
The production of the risk assessment follows the principles given in LCRM, using a tiered
assessment hierarchy.
Table 11: Table summarising tiered assessment hierarchy.
Tier 1 Identification of possible pollutant linkages and creation of PCSM
Tier 2 Non-site-specific assessment of chemical data using generic assessment criteria (GAC)
Tier 3 Site-specific assessment of chemical data using site specific assessment criteria (SSAC)
where GAC are not available or applicable.
This report comprises a Tier 1 assessment. No site investigation has taken place and so the
source-path-receptor linkage has been identified using the information included in the

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17
Groundsure report, Department of the Environment Industry Profiles (Ref 3) and other
sources detailed in the reference list.
6.3 Potential Contamination Sources
6.3.1 On-site
Table 12: Sources identified on-site.
Source Contaminants
S1: Made
Ground
Source of heavy metals, phenols, polyaromatic hydrocarbons (PAHs), total petroleum
hydrocarbons (TPHs) and asbestos
6.3.2 Off-site
No plausible off-site sources of contamination have been identified.
6.4 Pathways
Table 13: Pathways identified.
Pathway
P1: Human Uptake
• Dermal contact with soils and dust
• Ingestion of soils and dust
• Inhalation of soils, dust and vapour
• Ingestion of homegrown produce and soil adhered to it
P2: Migration in solution through groundwater
P3: Migration along preferential pathways via underground services and drainage runs (pipes, culverts and
granular material)
P4: Migration by surface run off
P5: Ground gas and vapour migration
P6: Root uptake
6.5 Receptors
Table 14: Receptors identified.
Source Details
R1: End Users A residential development is proposed.
R2: Groundwater The bedrock deposits are classified as a moderate productivity
aquifer.
The superficial deposits are a low productivity aquifer.
R3: Surface Water The closest surface water feature is a drain 107m to the north east.
R4: Property Services (e.g. drinking water supply pipes) and structures/buildings
(concrete used in foundations)
R5: Adjacent Property Residential properties to the north and west.
R6: Proposed Flora and Fauna Gardens are shown in the proposed development plan.
The conceptual site model is present in the table below. The risk assessment has been
produced using the risk model in Table 15 and Table 16, adapted from CIRIA C552,
“Contaminated Land Risk Assessment- A Guide to Good Practice” (Ref 9):

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18 
Table 15: Table summarising severity and probability for risk assessment model. 
Category Definition
Potential
Severity
Severe Acute risks to human health, catastrophic damage to buildings/property, major
pollution of controlled waters
Medium  Chronic risk to human health, pollution of sensitive ecosystems or species,
significant damage to buildings or structures.
Mild Pollution of non-sensitive waters, minor damage to buildings/property.
Minor Requirement for protective equipment during site works to mitigate health
effects, damage to non-sensitive ecosystems or species.
Probability
of Risk
High
Likelihood
Pollutant linkage may be present and risk is almost certain to occur in long
term, or there is evidence of harm to the receptor.
Likely Pollutant linkage may be present and it is probable that the risk will occur over
the long term.
Low
Likelihood
Pollutant linkage may be present and there is a possibility of the risk occurring,
although there is no certainty that it will do.
Unlikely Pollutant linkage may be present but the circumstances under which harm
would occur are improbable. 
Table 16:  Table summarising overall risk for assessment model.  
Potential Severity  
Severe Medium Mild Minor
Probability
of Risk
High
Likelihood
Very High High Moderate Moderate/Low
Likely  High Moderate Moderate/Low Low
Low
Likelihood
Moderate Moderate/Low Low Negligible
Unlikely Moderate/Low Low Negligible Negligible 
The preliminary conceptual site model is produced on the following page (Table 17).

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19 
Preliminary Conceptual Site Model
Table 17: Table summarising preliminary conceptual site model. 
Source Pathway Receptor Severity Probability Risk Comments Proposed Investigation
On-Site P1 Human uptake R1 End Users
Medium Low Moderate/Low
End users may interact with the soils through leisure or maintenance
activities. Contamination associated with the demolition of a building
in the north of the site may be present at the site. The risk to human
health is Moderate/Low.
Soil samples should be taken from
the trial pits excavated for soakaway
testing to determine the risk to
human health.
S1  Made Ground  P2 Migration in solution
through groundwater
R2 Groundwater
Medium Unlikely Low
The site is underlain by bedrock of the Cromlix Mudstone Formation,
which is classified as a moderate productivity aquifer. Superficial
deposits at the site are a low productivity aquifer. Contamination
associated with the demolition of a building in the north of the site
may be present at the site.  The groundwater assessment point is
250m from site as the site is in a built-up area. It is likely that any
contamination will be attenuated, diluted or disperse over this
distance. In addition, any made ground present is likely to be a thin
veneer and infiltration will not introduce significant amounts of
contamination to groundwater. Based on the information available,
the risk to groundwater is considered to be Low.
No further work required.
P3 Migration through
preferential pathways
P4 Migration by surface run
off
P2 Migration in solution
through groundwater
R3 Surface Water
Medium Unlikely Low
The nearest surface water feature is a drain 107m to the north. The
nearest natural watercourse is the River Earn, 2.15km to the north
east.   Contamination associated with the demolition of a building in
the north of the site may be present at the site.  Due to the distance
from site, it is unlikely that contamination will reach the surface water
feature by overland flow. Based on the information available, the risk
to surface water is considered to be Low.
No further work required. 
P3 Migration through
preferential pathways
P4 Migration by surface run
off  
P2 Migration in solution
through groundwater
R1 End Users
Medium Unlikely Low
Made ground and the underlying natural geology may contain
hazardous ground gases that could migrate along preferential natural
structures as well as man-made pathways. No plausible sources of
ground gas have been identified in the vicinity of the site. The risk is
considered to be Low. 
No further work required.
P3 Migration through
preferential pathways
P5 Ground gas and vapour
migration
P2 Migration in solution
through groundwater
R4 Property
Medium Unlikely Low
Made ground and the underlying natural geology may contain
contaminants that could migrate along preferential natural structures
as well as man-made pathways. It is possible that made ground and
natural deposits may contain sulphates and therefore present a risk
to buried concrete and water pipes. At this stage, the risk to buried
structures is considered to be Low. 
The water supplier may require full
UKWIR testing which should be
carried out in the construction phase. 
P3 Migration through
preferential pathways
P4 Migration by surface run
off
R5 Adjacent
Property
P5 Ground gas and vapour
migration
P6 Root uptake R6 Proposed
Flora and
Fauna Medium Low Moderate/Low
The plans indicate gardens which may include vegetable planting or
fruit bearing trees in soft landscaping.  Contamination associated with
the demolition of a building in the north of the site may be present at
the site.  Provided this remains the case the risk of uptake to proposed
flora and fauna is Moderate/Low.
Soil samples should be taken from
the trial pits excavated for soakaway
testing to determine the risk to
proposed flora.

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20 
CONCLUSIONS

Page 90

21
7. CONCLUSIONS
7.1 Conclusions
Based on the information obtained and reviewed as part of this investigation and the
Conceptual Site Model and Pollutant Linkage Assessment, it is concluded that the soils at
the site present a potentially significant risk to site users, contractors or the wider
environment and that no significant risk from off-site contamination is present at the site.
The constraints to the development include:
• Fine soils which are unlikely to be suitable for soakaway drainage.
• Possible made ground which is unsuitable for soakaway drainage.
• Contamination associated with the demolition of a building in the north of the site may
be present at the site which poses a potentially significant risk to human health
7.2 Recommendations
A ground investigation is recommended at the site to address the constraints identified by
this desk study. Trial pits should be excavated for infiltration testing for soakaway design.
Soil samples should be taken from the trial pits to determine the risk to human health and
proposed flora. The scope of the investigation should be designed in conjunction with the
civil engineer for the project to ensure the testing meets their requirements for soakaway
design.
The ground investigation should be carried out in accordance with BS5930:2015, “Code of
Practice for Site Investigations” (Ref 5). Locations may need to be relocated based on the
location of services – service plans have not been consulted in the design of this
investigation and should be reviewed before any intrusive investigation is carried out.
Chemical samples should be taken at a rate of every change of strata in the top 1.00m, with
a minimum of two samples.
The exact specification of the laboratory testing should be determined following the site
investigation. As a minimum, the environmental testing should test for those detailed in
Table 18.
Table 18: Table detailing contaminants tested for during laboratory testing.
Material Contaminants
Soil Metals Inorganics/Other
Arsenic Lead pH
Aluminium Manganese Asbestos Identification
Boron (Water Soluble) Mercury Cyanide, total and free
Cadmium Nickel Total Organic Carbon
Chromium (III and VI) Selenium Organic Matter
Copper Zinc Sulphide and Sulphate as SO4
Total Phenol Speciated and Total
Petroleum Hydrocarbons
(TPHs)
Speciated Polycyclic Aromatic
Hydrocarbons (PAHs)

Page 91

22 
REFERENCES

Page 92

23 
8. REFERENCES
1. BRITISH GEOLOGICAL SURVEY. 1888. Crieff. Scotland Sheet 047. Drift and Solid
Geology 1:50,000 (Keyworth, Nottingham: British Geological Survey).
2. British Geological Survey Lexicon Search - http://www.bgs.ac.uk/lexicon/
3. Department of the Environment Industry Profiles.
4. Site Investigation in Construction, Volume 3, Specification for Ground Investigation
2nd Edition.
5. BS 5930:2015 Code of Practice for Site Investigations.
6. BS 8576:2013 Guidance on investigations for ground gas. Permanent gases and
Volatile Organic Compounds (VOCs)
7. BS10175:2011 +A2:2017 Investigation of Potentially Contaminated Sites - Code of
Practice.
8. BS 8004:2015 Code of practice for foundations
9. CIRIA C552: Contaminated land risk assessment - a guide to good practice
10. Department of the Environment: Industry Profiles, 1995.
11. Environmental Protection Act, 1990 (Amended Scotland, 2001).
12. Scottish Environmental Protection Agency: Water Classification Hub.
https://www.sepa.org.uk/data-visualisation/water-classification-hub/
13. NHBC & RSK Group Plc, March 2007. Guidance on evaluation of development
proposals on sites where methane and carbon dioxide are present. Ed 4.
14. CIRIA C665 ‘Assessing Risks Posed by Hazardous Ground Gases to Buildings’
15. British Geological Survey: Online Borehole Records.
https://www.bgs.ac.uk/data/boreholescans/home.html
16. The Mining Remediation Authority: Interactive Map Viewer. 
https://datamine-cauk.hub.arcgis.com/ 
17. MACDONALD, A.; ROBINS, N.; BALL, D. and O DOCHARTAIGH, B. E., ‘An Overview of
Groundwater in Scotland’, Scottish Journal of Geology 41, 3-11 
18. Department for Environment, Food and Rural Affairs Magic Map -
https://magic.defra.gov.uk/MagiCMap.aspx
19. ENVIRONMENT AGENCY. Land contamination risk management (LCRM).
https://www.gov.uk/government/publications/land-contamination-risk-management-
lcrm, 18 November 2024

Page 93

APPENDIX I
Figures
Site Location Plan
Site Boundary Plan
Proposed Development Plan

Page 94

Boundary
LEGEND

Page 95

Boundary
LEGEND

Page 96

No embedded text on this page.

Page 97

APPENDIX II
Groundsure Report

Page 98

Plot at rear of 104 Willoughby St, Muthill, PH5 2AE
Order Details
Date: 06/03/2025
Your ref: 1853MTF
Our Ref: GS-UCE-SE5-F7U-D8M
Site Details
Location: 286995 716587
Area: 0.05 ha
Authority: Perth and Kinross Council ↗
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Summary of findings p. 2 >
OS MasterMap site plan p.12 >
Aerial image p. 7 >
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Page 99

Summary of findings
Page Section Past land use  > On site 0-50m 50-250m 250-500m 500-2000m
13  > 1.1  > Historical industrial land uses  > 0 0 0 4 -
14  > 1.2  > Historical tanks  > 0 0 1 0 -
14  > 1.3  > Historical energy features  > 0 0 1 1 -
15  > 1.4  > Historical petrol stations  > 0 0 1 0 -
15  > 1.5  > Historical garages  > 0 0 0 1 -
15 1.6 Historical military land 0 0 0 0 -
Page Section Past land use - un-grouped  > On site 0-50m 50-250m 250-500m 500-2000m
16  > 2.1  > Historical industrial land uses  > 0 0 0 5 -
17  > 2.2  > Historical tanks  > 0 0 1 0 -
17  > 2.3  > Historical energy features  > 0 0 2 1 -
18  > 2.4  > Historical petrol stations  > 0 0 2 0 -
18  > 2.5  > Historical garages  > 0 0 0 2 -
Page Section Waste and landfill On site 0-50m 50-250m 250-500m 500-2000m
19 3.1 Active or recent landfill 0 0 0 0 -
19 3.2 Historical landfill (BGS records) 0 0 0 0 -
19 3.3 Historical landfill (LA/mapping records) 0 0 0 0 -
19 3.4 Licensed waste sites 0 0 0 0 -
19 3.5 Historical waste sites 0 0 0 0 -
Page Section Current industrial land use  > On site 0-50m 50-250m 250-500m 500-2000m
20  > 4.1  > Recent industrial land uses  > 0 0 4 - -
21  > 4.2  > Current or recent petrol stations  > 0 0 1 1 -
21 4.3 Electricity cables 0 0 0 0 -
21 4.4 Gas pipelines 0 0 0 0 -
21 4.5 Sites determined as Contaminated Land 0 0 0 0 -
22 4.6 Control of Major Accident Hazards (COMAH) 0 0 0 0 -
22 4.7 Regulated explosive sites 0 0 0 0 -
Plot at rear of 104 Willoughby St,
Muthill, PH5 2AE
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Page 100

22 4.8 Hazardous substance storage/usage 0 0 0 0 -
22 4.9 Part A(1), IPPC and Historic IPC Authorisations 0 0 0 0 -
22 4.10 Part B Authorisations 0 0 0 0 -
23 4.11 Pollution inventory substances 0 0 0 0 -
23 4.12 Pollution inventory waste transfers 0 0 0 0 -
23 4.13 Pollution inventory radioactive waste 0 0 0 0 -
Page Section Hydrogeology On site 0-50m 50-250m 250-500m 500-2000m
24 5.1 Superficial aquifer None (within 500m)
25  > 5.2  > Bedrock aquifer  > Identified (within 500m)
Page Section Hydrology  > On site 0-50m 50-250m 250-500m 500-2000m
26  > 6.1  > Water Network (OS MasterMap)  > 0 0 9 - -
27  > 6.2  > Surface water features  > 0 0 7 - -
Page Section River flooding
28 7.1 River flooding Negligible (within 50m)
Page Section Coastal flooding
29 8.1 Coastal flooding Negligible (within 50m)
Page Section Surface water flooding
30 9.1 Surface water flooding Negligible (within 50m)
Page Section Groundwater flooding  >
31  > 10.1  > Groundwater flooding  > Low (within 50m)
Page Section Environmental designations  > On site 0-50m 50-250m 250-500m 500-2000m
32  > 11.1  > Sites of Special Scientific Interest (SSSI)  > 0 0 0 0 1
33 11.2 Conserved wetland sites (Ramsar sites) 0 0 0 0 0
33 11.3 Special Areas of Conservation (SAC) 0 0 0 0 0
33 11.4 Special Protection Areas (SPA) 0 0 0 0 0
33 11.5 National Nature Reserves (NNR) 0 0 0 0 0
34 11.6 Local Nature Reserves (LNR) 0 0 0 0 0
34  > 11.7  > Designated Ancient Woodland  > 0 0 0 1 17
35 11.8 Biosphere Reserves 0 0 0 0 0
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Page 101

35 11.9 Forest Parks 0 0 0 0 0
35 11.10 Marine Conservation Zones 0 0 0 0 0
Page Section Visual and cultural designations  > On site 0-50m 50-250m 250-500m 500-2000m
36 12.1 World Heritage Sites 0 0 0 - -
37 12.2 Area of Outstanding Natural Beauty 0 0 0 - -
37 12.3 National Parks 0 0 0 - -
37  > 12.4  > Listed Buildings  > 0 0 32 - -
39  > 12.5  > Conservation Areas  > 1 0 0 - -
39 12.6 Scheduled Ancient Monuments 0 0 0 - -
39 12.7 Registered Parks and Gardens 0 0 0 - -
Page Section Agricultural designations  > On site 0-50m 50-250m 250-500m 500-2000m
41  > 13.1  > Agricultural Land Classification  > Grade 3.2 (within 250m)
Page Section Geology 1:10,000 scale  > On site 0-50m 50-250m 250-500m 500-2000m
42  > 14.1  > 10k Availability  > Identified (within 500m)
43 14.2 Artificial and made ground (10k) 0 0 0 0 -
44 14.3 Superficial geology (10k) 0 0 0 0 -
44 14.4 Landslip (10k) 0 0 0 0 -
45 14.5 Bedrock geology (10k) 0 0 0 0 -
45 14.6 Bedrock faults and other linear features (10k) 0 0 0 0 -
Page Section Geology 1:50,000 scale  > On site 0-50m 50-250m 250-500m 500-2000m
46  > 15.1  > 50k Availability  > Identified (within 500m)
47 15.2 Artificial and made ground (50k) 0 0 0 0 -
47 15.3 Artificial ground permeability (50k) 0 0 - - -
48  > 15.4  > Superficial geology (50k)  > 1 0 0 0 -
49  > 15.5  > Superficial permeability (50k)  > Identified (within 50m)
49 15.6 Landslip (50k) 0 0 0 0 -
49 15.7 Landslip permeability (50k) None (within 50m)
50  > 15.8  > Bedrock geology (50k)  > 1 0 0 0 -
51  > 15.9  > Bedrock permeability (50k)  > Identified (within 50m)
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51 15.10 Bedrock faults and other linear features (50k) 0 0 0 0 -
Page Section Boreholes On site 0-50m 50-250m 250-500m 500-2000m
52 16.1 BGS Boreholes 0 0 0 - -
Page Section Natural ground subsidence  >
53  > 17.1  > Shrink swell clays  > Very low (within 50m)
54  > 17.2  > Running sands  > Very low (within 50m)
55  > 17.3  > Compressible deposits  > Negligible (within 50m)
56  > 17.4  > Collapsible deposits  > Very low (within 50m)
57  > 17.5  > Landslides  > Very low (within 50m)
58  > 17.6  > Ground dissolution of soluble rocks  > Negligible (within 50m)
Page Section Mining and ground workings  > On site 0-50m 50-250m 250-500m 500-2000m
60 18.1 BritPits 0 0 0 0 -
61 18.2 Surface ground workings 0 0 0 - -
61 18.3 Underground workings 0 0 0 0 0
61 18.4 Underground mining extents 0 0 0 0 -
61 18.5 Historical Mineral Planning Areas 0 0 0 0 -
61  > 18.6  > Non-coal mining  > 1 0 0 0 0
62 18.7 JPB mining areas None (within 0m)
62 18.8 The Coal Authority non-coal mining 0 0 0 0 -
62 18.9 Researched mining 0 0 0 0 -
63 18.10 Mining record office plans 0 0 0 0 -
63 18.11 BGS mine plans 0 0 0 0 -
63 18.12 Coal mining None (within 0m)
63 18.13 Brine areas None (within 0m)
63 18.14 Gypsum areas None (within 0m)
64 18.15 Tin mining None (within 0m)
64 18.16 Clay mining None (within 0m)
Page Section Ground cavities and sinkholes On site 0-50m 50-250m 250-500m 500-2000m
65 19.1 Natural cavities 0 0 0 0 -
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65 19.2 Mining cavities 0 0 0 0 0
65 19.3 Reported recent incidents 0 0 0 0 -
65 19.4 Historical incidents 0 0 0 0 -
Page Section Radon  >
67  > 20.1  > Radon  > Less than 1% (within 0m)
Page Section Soil chemistry  > On site 0-50m 50-250m 250-500m 500-2000m
69  > 21.1  > BGS Estimated Background Soil Chemistry  > 2 0 - - -
69 21.2 BGS Estimated Urban Soil Chemistry 0 0 - - -
69 21.3 BGS Measured Urban Soil Chemistry 0 0 - - -
Page Section Railway infrastructure and projects On site 0-50m 50-250m 250-500m 500-2000m
70 22.1 Underground railways (London) 0 0 0 - -
70 22.2 Underground railways (Non-London) 0 0 0 - -
70 22.3 Railway tunnels 0 0 0 - -
70 22.4 Historical railway and tunnel features 0 0 0 - -
70 22.5 Royal Mail tunnels 0 0 0 - -
71 22.6 Historical railways 0 0 0 - -
71 22.7 Railways 0 0 0 - -
71 22.8 Crossrail 2 0 0 0 0 -
71 22.9 HS2 0 0 0 0 -
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Page 104

Recent aerial photograph
N
Aerial photography supplied by Getmapping PLC. © Copyright Getmapping PLC 2025. All Rights Reserved.
Capture Date: 20/04/2023
Site Area: 0.05ha
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Page 105

Recent site history - 2020 aerial photograph
N
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Capture Date: 01/06/2020
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Page 106

Recent site history - 2010 aerial photograph
N
Aerial photography supplied by Getmapping PLC. © Copyright Getmapping PLC 2025. All Rights Reserved.
Capture Date: 20/10/2010
Site Area: 0.05ha
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Page 107

Recent site history - 2005 aerial photograph
N
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Capture Date: 14/05/2005
Site Area: 0.05ha
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Page 108

Recent site history - 2001 aerial photograph
N
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Capture Date: 17/09/2001
Site Area: 0.05ha
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Page 109

OS MasterMap site plan
N
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Area: 0.05ha
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1 Past land use
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Outline
Search buffers in metres (m)
Historical industrial land uses
Historical tanks
Historical energy features
Historical petrol stations
Historical garages
1.1 Historical industrial land uses
Records within 500m 4
Potentially contaminative land use features digitised from historical Ordnance Survey mapping at 1:10,000 and
1:10,560 scale, intelligently grouped into contiguous features. To prevent misrepresentation of the size of
historical features at any given time, features are only grouped if they have similar geometries within
immediately preceding or succeeding map editions. See section 2 for a breakdown of grouping if required.
Grouped and the original un-grouped features can be cross-referenced across sections 1 and 2 using the
'Group ID'.
Features are displayed on the Past land use map on page 13 >
ID Location Land use Dates present Group ID
4 268m W Telephone Exchange 1973 84244
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ID Location Land use Dates present Group ID
6 379m N Police Station 1973 84295
7 416m NW Nursery 1864 83130
8 420m E Cemetery 1954 - 1973 87164
This data is sourced from Ordnance Survey / Groundsure.
1.2 Historical tanks
Records within 500m 1
Tank features digitised from historical Ordnance Survey mapping at high-detail 1:1,250 and 1:2,500 scale,
intelligently grouped into contiguous features. To prevent misrepresentation of the size of historical features at
any given time, features are only grouped if they have similar geometries within immediately preceding or
succeeding map editions. See section 2 for a breakdown of grouping if required. Grouped and the original un-
grouped features can be cross-referenced across sections 1 and 2 using the 'Group ID'.
Features are displayed on the Past land use map on page 13 >
ID Location Land use Dates present Group ID
3 211m N Unspecified Tank 1971 8690
This data is sourced from Ordnance Survey / Groundsure.
1.3 Historical energy features
Records within 500m 2
Energy features digitised from historical Ordnance Survey mapping at high-detail 1:1,250 and 1:2,500 scale,
intelligently grouped into contiguous features. To prevent misrepresentation of the size of historical features at
any given time, features are only grouped if they have similar geometries within immediately preceding or
succeeding map editions. See section 2 for a breakdown of grouping if required. Grouped and the original un-
grouped features can be cross-referenced across sections 1 and 2 using the 'Group ID'.
Features are displayed on the Past land use map on page 13 >
ID Location Land use Dates present Group ID
2 130m S Electricity Substation 1971 4567
9 458m NW Electricity Substation 1971 4275
This data is sourced from Ordnance Survey / Groundsure.
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1.4 Historical petrol stations
Records within 500m 1
Petrol stations digitised from historical Ordnance Survey mapping at high-detail 1:1,250 and 1:2,500 scale,
intelligently grouped into contiguous features. To prevent misrepresentation of the size of historical features at
any given time, features are only grouped if they have similar geometries within immediately preceding or
succeeding map editions. See section 2 for a breakdown of grouping if required. Grouped and the original un-
grouped features can be cross-referenced across sections 1 and 2 using the 'Group ID'.
Features are displayed on the Past land use map on page 13 >
ID Location Land use Dates present Group ID
1 60m N Filling Station 1971 293
This data is sourced from Ordnance Survey / Groundsure.
1.5 Historical garages
Records within 500m 1
Garages digitised from historical Ordnance Survey mapping at high-detail 1:1,250 and 1:2,500 scale,
intelligently grouped into contiguous features. To prevent misrepresentation of the size of historical features at
any given time, features are only grouped if they have similar geometries within immediately preceding or
succeeding map editions. See section 2 for a breakdown of grouping if required. Grouped and the original un-
grouped features can be cross-referenced across sections 1 and 2 using the 'Group ID'.
Features are displayed on the Past land use map on page 13 >
ID Location Land use Dates present Group ID
5 310m NW Garage 1971 1482
This data is sourced from Ordnance Survey / Groundsure.
1.6 Historical military land
Records within 500m 0
Areas of military land digitised from multiple sources including the National Archives, local records, MOD
records and verified other sources, intelligently grouped into contiguous features.
This data is sourced from Ordnance Survey / Groundsure / other sources.
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2 Past land use - un-grouped
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Outline
Search buffers in metres (m)
Historical industrial land uses
Historical tanks
Historical energy features
Historical petrol stations
Historical garages
2.1 Historical industrial land uses
Records within 500m 5
Potentially contaminative land use features digitised from historical Ordnance Survey mapping at 1:10,000 and
10,560 scale. Any records shown are available intelligently grouped in section 1. Grouped and the original un-
grouped features can be cross-referenced across sections 1 and 2 using the 'Group ID'.
Features are displayed on the Past land use - un-grouped map on page 16 >
ID Location Land Use Date Group ID
2 268m W Telephone Exchange 1973 84244
3 379m N Police Station 1973 84295
4 416m NW Nursery 1864 83130
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ID Location Land Use Date Group ID
D 420m E Cemetery 1973 87164
D 420m E Cemetery 1954 87164
This data is sourced from Ordnance Survey / Groundsure.
2.2 Historical tanks
Records within 500m 1
Tank features digitised from historical Ordnance Survey mapping at high-detail 1:1,250 and 1:2,500 scale. Any
records shown are available intelligently grouped in section 1. Grouped and the original un-grouped features
can be cross-referenced across sections 1 and 2 using the 'Group ID'.
Features are displayed on the Past land use - un-grouped map on page 16 >
ID Location Land Use Date Group ID
1 211m N Unspecified Tank 1971 8690
This data is sourced from Ordnance Survey / Groundsure.
2.3 Historical energy features
Records within 500m 3
Energy features digitised from historical Ordnance Survey mapping at high-detail 1:1,250 and 1:2,500 scale.
Any records shown are available intelligently grouped in section 1. Grouped and the original un-grouped
features can be cross-referenced across sections 1 and 2 using the 'Group ID'.
Features are displayed on the Past land use - un-grouped map on page 16 >
ID Location Land Use Date Group ID
B 130m S Electricity Substation 1971 4567
B 131m S Electricity Substation 1971 4567
5 458m NW Electricity Substation 1971 4275
This data is sourced from Ordnance Survey / Groundsure.
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2.4 Historical petrol stations
Records within 500m 2
Petrol stations digitised from historical Ordnance Survey mapping at high-detail 1:1,250 and 1:2,500 scale. Any
records shown are available intelligently grouped in section 1. Grouped and the original un-grouped features
can be cross-referenced across sections 1 and 2 using the 'Group ID'.
Features are displayed on the Past land use - un-grouped map on page 16 >
ID Location Land Use Date Group ID
A 60m N Filling Station 1971 293
A 62m N Filling Station 1971 293
This data is sourced from Ordnance Survey / Groundsure.
2.5 Historical garages
Records within 500m 2
Garages digitised from historical Ordnance Survey mapping at high-detail 1:1,250 and 1:2,500 scale. Any
records shown are available intelligently grouped in section 1. Grouped and the original un-grouped features
can be cross-referenced across sections 1 and 2 using the 'Group ID'.
Features are displayed on the Past land use - un-grouped map on page 16 >
ID Location Land Use Date Group ID
C 310m NW Garage 1971 1482
C 312m NW Garage 1971 1482
This data is sourced from Ordnance Survey / Groundsure.
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3 Waste and landfill
3.1 Active or recent landfill
Records within 500m 0
Active or recently closed landfill sites under Scottish Environment Protection (SEPA) regulation.
This data is sourced from the Scottish Environment Protection Agency.
3.2 Historical landfill (BGS records)
Records within 500m 0
Landfill sites identified on a survey carried out on behalf of the DoE in 1973. These sites may have been closed
or operational at this time.
This data is sourced from the British Geological Survey.
3.3 Historical landfill (LA/mapping records)
Records within 500m 0
Landfill sites identified from Local Authority records and high detail historical mapping.
This data is sourced from the Ordnance Survey/Groundsure and Local Authority records.
3.4 Licensed waste sites
Records within 500m 0
Active or recently closed waste sites under Scottish Environment Protection Acency (SEPA) regulation.
This data is sourced from the Scottish Environment Protection Agency.
3.5 Historical waste sites
Records within 500m 0
Waste site records derived from Local Authority planning records and high detail historical mapping.
This data is sourced from Ordnance Survey/Groundsure and Local Authority records.
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4 Current industrial land use
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Outline
Search buffers in metres (m)
Recent industrial land uses
Current or recent petrol stations
4.1 Recent industrial land uses
Records within 250m 4
Current potentially contaminative industrial sites.
Features are displayed on the Current industrial land use map on page 20 >
ID Location Company Address Activity Category
A 74m N Viewfield
Garage
Willoughby Street, Muthill, Crieff, Perth and
Kinross, PH5 2AE
Petrol and Fuel
Stations
Road and Rail
A 75m N Sweeneys
Garage
103, Willoughby Street, Muthill, Crieff, Perth
and Kinross, PH5 2AE
Vehicle Repair,
Testing and Servicing
Repair and Servicing
A 75m N Viewfield
Garage
103-105, Willoughby Street, Muthill, Crieff,
Perth & Kinross, Perth and Kinross, PH5 2AE
Vehicle Cleaning
Services
Personal, Consumer
and Other Services
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ID Location Company Address Activity Category
1 131m S Electricity
Sub Station
Perth and Kinross, PH5 Electrical Features Infrastructure and
Facilities
This data is sourced from Ordnance Survey.
4.2 Current or recent petrol stations
Records within 500m 2
Open, closed, under development and obsolete petrol stations.
Features are displayed on the Current industrial land use map on page 20 >
ID Location Company Address LPG Status
A 72m N UNBRANDE
D
103-105, Willoughby Street, Muthill, Crieff,
Perth & Kinross, PH5 2AE
No Open
2 285m NW UNBRANDE
D
1, Thornhill Street, Muthill, Crieff, Perth &
Kinross, PH5 2AD
Not Applicable Obsolete
This data is sourced from Experian.
4.3 Electricity cables
Records within 500m 0
High voltage underground electricity transmission cables.
This data is sourced from National Grid.
4.4 Gas pipelines
Records within 500m 0
High pressure underground gas transmission pipelines.
This data is sourced from National Grid.
4.5 Sites determined as Contaminated Land
Records within 500m 0
Contaminated Land Register of sites designated under Part 2a of the Environmental Protection Act 1990.
This data is sourced from Local Authority records.
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4.6 Control of Major Accident Hazards (COMAH)
Records within 500m 0
Control of Major Accident Hazards (COMAH) sites. This data includes upper and lower tier sites, and includes a
historical archive of COMAH sites and Notification of Installations Handling Hazardous Substances (NIHHS)
records.
This data is sourced from the Health and Safety Executive.
4.7 Regulated explosive sites
Records within 500m 0
Sites registered and licensed by the Health and Safety Executive under the Manufacture and Storage of
Explosives Regulations 2005 (MSER). The last update to this data was in April 2011.
This data is sourced from the Health and Safety Executive.
4.8 Hazardous substance storage/usage
Records within 500m 0
Consents granted for a site to hold certain quantities of hazardous substances at or above defined limits in
accordance with the Planning (Hazardous Substances) Regulations 2015.
This data is sourced from Local Authority records.
4.9 Part A(1), IPPC and Historic IPC Authorisations
Records within 500m 0
Records of Part A installations regulated for the release of substances to the environment.
This data is sourced from the Scottish Environment Protection Agency.
4.10 Part B Authorisations
Records within 500m 0
Records of Part B installations regulated for the release of substances to the environment.
This data is sourced from the Scottish Environment Protection Agency.
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4.11 Pollution inventory substances
Records within 500m 0
The pollution inventory (substances) includes reporting on annual emissions of certain regulated substances to
air, controlled waters and land. A reporting threshold for each substance is also included. Where emissions fall
below the reporting threshold, no value will be given. The data is given for the most recent complete year
available.
This data is sourced from the Environment Agency and the Scottish Environment Protection Agency.
4.12 Pollution inventory waste transfers
Records within 500m 0
The pollution inventory (waste transfers) includes reporting on annual transfers and recovery/disposal of
controlled wastes from a site. A reporting threshold for each waste type is also included. Where releases fall
below the reporting threshold, no value will be given. The data is given for the most recent complete year
available.
This data is sourced from the Environment Agency and the Scottish Environment Protection Agency.
4.13 Pollution inventory radioactive waste
Records within 500m 0
The pollution inventory (radioactive wastes) includes reporting on annual releases of radioactive substances
from a site, including the means of release. Where releases fall below the reporting threshold, no value will be
given. The data is given for the most recent complete year available.
This data is sourced from the Environment Agency and the Scottish Environment Protection Agency.
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5 Hydrogeology - Superficial aquifer
5.1 Superficial aquifer
Records within 500m 0
Records of groundwater classification within superficial geology.
This data is sourced from the British Geological Survey.
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Bedrock aquifer
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Outline
Search buffers in metres (m)
Highly productive -
fissures/discontinuities
Highly productive -
intergranular
Moderately productive -
fissures/discontinuities
Moderately productive -
intergranular
Low productive -
fissures/discontinuities
Low productive -
intergranular
No significant groundwater
5.2 Bedrock aquifer
Records within 500m 1
Records of groundwater classification within bedrock geology.
Features are displayed on the Bedrock aquifer map on page 25 >
ID Location Description Flow Summary Rock
descriptio
n
1 On site Moderately
productive
aquifer
Flow is virtually all through
fractures and other
discontinuities
Sandstones, in places flaggy, with siltstones,
mudstones and conglomerates and
interbedded lavas locally yield up to 12 L/s in
parts of Strathmore.
STRATHM
ORE
GROUP
This data is sourced from the British Geological Survey.
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6 Hydrology
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Outline
Search buffers in metres (m)
Water Network (OS MasterMap)
Surface water features
(wider than 5m)
Surface water features
(narrower than 5m)
6.1 Water Network (OS MasterMap)
Records within 250m 9
Detailed water network of Great Britain showing the flow and precise central course of every river, stream, lake
and canal.
Features are displayed on the Hydrology map on page 26 >
ID Location Type of water feature Ground level Permanence Name
A 107m NE Inland river not influenced by normal tidal
action.
On ground surface Watercourse contains
water year round (in
normal circumstances)
-
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ID Location Type of water feature Ground level Permanence Name
A 169m NE Inland river not influenced by normal tidal
action.
Underground Watercourse contains
water year round (in
normal circumstances)
-
A 172m NE Inland river not influenced by normal tidal
action.
On ground surface Watercourse contains
water year round (in
normal circumstances)
-
B 201m NW Inland river not influenced by normal tidal
action.
On ground surface Watercourse contains
water year round (in
normal circumstances)
-
C 203m E Inland river not influenced by normal tidal
action.
On ground surface Watercourse contains
water year round (in
normal circumstances)
-
B 210m NW Inland river not influenced by normal tidal
action.
On ground surface Watercourse contains
water year round (in
normal circumstances)
-
1 211m E Inland river not influenced by normal tidal
action.
Underground Watercourse contains
water year round (in
normal circumstances)
-
D 214m E Inland river not influenced by normal tidal
action.
On ground surface Watercourse contains
water year round (in
normal circumstances)
-
B 243m NW Inland river not influenced by normal tidal
action.
On ground surface Watercourse contains
water year round (in
normal circumstances)
-
This data is sourced from the Ordnance Survey.
6.2 Surface water features
Records within 250m 7
Covering rivers, streams and lakes (some overlap with OS MasterMap Water Network data in previous section)
but additionally covers smaller features such as ponds. Rivers and streams narrower than 5m are represented
as a single line. Lakes, ponds and rivers or streams wider than 5m are represented as polygons.
Features are displayed on the Hydrology map on page 26 >
This data is sourced from the Ordnance Survey.
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7 River flooding
7.1 River flooding
Highest risk on site Negligible
Highest risk within 50m Negligible
This is an assessment of flood risk for rivers in Scotland produced using modelled data, provided by Ambiental
Risk Analytics. It also takes account of flood defence information provided by the Scottish Environment
Protection Agency (SEPA). It shows the chance of flooding from rivers presented in the following categories:
1 in 30 year (3.33%)
1 in 100 year (1%)
1 in 250 year (0.4%)
and 1 in 1,000 year (0.1%)
The data shown on the map and in the table above shows the highest likelihood of flood events happening at
the site. Lower likelihood events may have greater flood depths and hence a greater potential impact on a site.
The table below shows the maximum flood depths for a range of return periods for the site.
Return period Maximum modelled depth
1 in 1000 year Negligible
1 in 250 year Negligible
1 in 100 year Negligible
1 in 30 year Negligible
This data is sourced from Ambiental Risk Analytics.
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8 Coastal flooding - Coastal flooding
8.1 Coastal flooding
Highest risk on site Negligible
Highest risk within 50m Negligible
This is an assessment of coastal flood risk in Scotland produced using modelled data, provided by Ambiental
Risk Analytics. It also takes account of flood defence information provided by the Scottish Environment
Protection Agency (SEPA). It shows the chance of coastal flooding presented in the following categories:
1 in 30 year (3.33%)
1 in 100 year (1%)
1 in 250 year (0.4%)
and 1 in 1,000 year (0.1%)
The data shown on the map shows the highest likelihood of flood events happening at the site. Lower
likelihood events may have greater flood depths and hence a greater potential impact on a site. The table
below shows the maximum flood depths for a range of return periods for the site.
Return period Maximum modelled depth
1 in 1000 year Negligible
1 in 250 year Negligible
1 in 100 year Negligible
1 in 30 year Negligible
This data is sourced from Ambiental Risk Analytics.
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9 Surface water flooding
9.1 Surface water flooding
Highest risk on site Negligible
Highest risk within 50m Negligible
Ambiental Risk Analytics surface water (pluvial) FloodMap identifies areas likely to flood as a result of extreme
rainfall events, i.e. land naturally vulnerable to surface water ponding or flooding. This data set was produced
by simulating 1 in 30 year, 1 in 100 year, 1 in 250 year and 1 in 1,000 year rainfall events. Modern urban
drainage systems are typically built to cope with rainfall events between 1 in 20 and 1 in 30 years, though
some older ones may flood in a 1 in 5 year rainfall event.
The data shown on the map and in the table above shows the highest likelihood of flood events happening at
the site. Lower likelihood events may have greater flood depths and hence a greater potential impact on a site.
The table below shows the maximum flood depths for a range of return periods for the site.
Return period Maximum modelled depth
1 in 1000 year Negligible
1 in 250 year Negligible
1 in 100 year Negligible
1 in 30 year Negligible
This data is sourced from Ambiental Risk Analytics.
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10 Groundwater flooding
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Outline
Search buffers in metres (m)
High
Moderate - High
Moderate
Low
Negligible
10.1 Groundwater flooding
Highest risk on site Low
Highest risk within 50m Low
Groundwater flooding is caused by unusually high groundwater levels. It occurs when the water table rises
above the ground surface or within underground structures such as basements or cellars. Groundwater
flooding tends to exhibit a longer duration than surface water flooding, possibly lasting for weeks or months,
and as a result it can cause significant damage to property. This risk assessment is based on a 1 in 100 year
return period and a 5m Digital Terrain Model (DTM).
Features are displayed on the Groundwater flooding map on page 31 >
This data is sourced from Ambiental Risk Analytics.
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11 Environmental designations
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Outline
Search buffers in metres (m)
Sites of Special Scientific Interest (SSSI)
Designated Ancient Woodland
11.1 Sites of Special Scientific Interest (SSSI)
Records within 2000m 1
Sites providing statutory protection for the best examples of UK flora, fauna, or geological or physiographical
features. Originally notified under the National Parks and Access to the Countryside Act 1949, SSSIs were re-
notified under the Wildlife and Countryside Act 1981. Improved provisions for the protection and management
of SSSIs were introduced by the Countryside and Rights of Way Act 2000 (in England and Wales) and (in
Scotland) by the Nature Conservation (Scotland) Act 2004 and the Wildlife and Natural Environment (Scotland)
Act 2010.
Features are displayed on the Environmental designations map on page 32 >
ID Location Name Data source
- 1817m NW Drummond Lochs Scottish Natural Heritage
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This data is sourced from Natural England, Natural Resources Wales and Scottish Natural Heritage.
11.2 Conserved wetland sites (Ramsar sites)
Records within 2000m 0
Ramsar sites are designated under the Convention on Wetlands of International Importance, agreed in Ramsar,
Iran, in 1971. They cover all aspects of wetland conservation and wise use, recognizing wetlands as ecosystems
that are extremely important for biodiversity conservation in general and for the well-being of human
communities. These sites cover a broad definition of wetland; marsh, fen, peatland or water, whether natural
or artificial, permanent or temporary, with water that is static or flowing, fresh, brackish or salt, and even
some marine areas.
This data is sourced from Natural England, Natural Resources Wales and Scottish Natural Heritage.
11.3 Special Areas of Conservation (SAC)
Records within 2000m 0
Areas which have been identified as best representing the range and variety within the European Union of
habitats and (non-bird) species listed on Annexes I and II to the Directive. SACs are designated under the EC
Habitats Directive.
This data is sourced from Natural England, Natural Resources Wales and Scottish Natural Heritage.
11.4 Special Protection Areas (SPA)
Records within 2000m 0
Sites classified by the UK Government under the EC Birds Directive, SPAs are areas of the most important
habitat for rare (listed on Annex I to the Directive) and migratory birds within the European Union.
This data is sourced from Natural England, Natural Resources Wales and Scottish Natural Heritage.
11.5 National Nature Reserves (NNR)
Records within 2000m 0
Sites containing examples of some of the most important natural and semi-natural terrestrial and coastal
ecosystems in Great Britain. They are managed to conserve their habitats, provide special opportunities for
scientific study or to provide public recreation compatible with natural heritage interests.
This data is sourced from Natural England, Natural Resources Wales and Scottish Natural Heritage.
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11.6 Local Nature Reserves (LNR)
Records within 2000m 0
Sites managed for nature conservation, and to provide opportunities for research and education, or simply
enjoying and having contact with nature. They are declared by local authorities under the National Parks and
Access to the Countryside Act 1949 after consultation with the relevant statutory nature conservation agency.
This data is sourced from Natural England, Natural Resources Wales and Scottish Natural Heritage.
11.7 Designated Ancient Woodland
Records within 2000m 18
Ancient woodlands are classified as areas which have been wooded continuously since at least 1600 AD. This
includes semi-natural woodland and plantations on ancient woodland sites. 'Wooded continuously' does not
mean there is or has previously been continuous tree cover across the whole site, and not all trees within the
woodland have to be old.
Features are displayed on the Environmental designations map on page 32 >
ID Location Name Woodland Type
1 305m SE Muir Of Spot Wood Long-Established (of plantation origin)
2 528m SW Unknown Long-Established (of plantation origin)
3 621m E Unknown Long-Established (of plantation origin)
4 707m S Barnes Wood Long-Established (of plantation origin)
5 723m SW Newra Wood Long-Established (of plantation origin)
6 760m N Wood Of Muthill Long-Established (of plantation origin)
7 995m NE Sallyardoch Wood Long-Established (of plantation origin)
8 1195m W Unknown Long-Established (of plantation origin)
9 1253m SE Unknown Long-Established (of plantation origin)
- 1341m W Newra Wood Long-Established (of plantation origin)
- 1372m E Pirnhall Plantation Long-Established (of plantation origin)
- 1450m S Upper Lairochs Wood Long-Established (of plantation origin)
- 1544m S Lower Lairochs Wood Long-Established (of plantation origin)
- 1681m N Unknown Long-Established (of plantation origin)
- 1802m SE Crofthead/drumness Woods Long-Established (of plantation origin)
- 1814m W Anmore Wood Long-Established (of plantation origin)
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ID Location Name Woodland Type
- 1887m NE Unknown Long-Established (of plantation origin)
- 1915m N Unknown Long-Established (of plantation origin)
This data is sourced from Natural England, Natural Resources Wales and Scottish Natural Heritage.
11.8 Biosphere Reserves
Records within 2000m 0
Biosphere Reserves are internationally recognised by UNESCO as sites of excellence to balance conservation
and socioeconomic development between nature and people. They are recognised under the Man and the
Biosphere (MAB) Programme with the aim of promoting sustainable development founded on the work of the
local community.
This data is sourced from Natural England, Natural Resources Wales and Scottish Natural Heritage.
11.9 Forest Parks
Records within 2000m 0
These are areas managed by the Forestry Commission designated on the basis of recreational, conservation or
scenic interest.
This data is sourced from the Forestry Commission.
11.10 Marine Conservation Zones
Records within 2000m 0
A type of marine nature reserve in UK waters established under the Marine and Coastal Access Act (2009).
They are designated with the aim to protect nationally important, rare or threatened habitats and species.
This data is sourced from Natural England, Natural Resources Wales and Scottish Natural Heritage.
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12 Visual and cultural designations
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Outline
Search buffers in metres (m)
Listed buildings
Conservation areas
Conservation areas - no data
Registered parks and gardens
National Parks
Areas of Outstanding Natural
Beauty
Scheduled Monuments
World Heritage Sites
12.1 World Heritage Sites
Records within 250m 0
Sites designated for their globally important cultural or natural interest requiring appropriate management and
protection measures. World Heritage Sites are designated to meet the UK's commitments under the World
Heritage Convention.
This data is sourced from Historic England, Cadw and Historic Environment Scotland.
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12.2 Area of Outstanding Natural Beauty
Records within 250m 0
Areas of Outstanding Natural Beauty (AONB) are conservation areas, chosen because they represent 18% of
the finest countryside. Each AONB has been designated for special attention because of the quality of their
flora, fauna, historical and cultural associations, and/or scenic views. The National Parks and Access to the
Countryside Act of 1949 created AONBs and the Countryside and Rights of Way Act, 2000 added further
regulation and protection. There are likely to be restrictions to some developments within these areas.
This data is sourced from Natural England, Natural Resources Wales and Scottish Natural Heritage.
12.3 National Parks
Records within 250m 0
In England and Wales, the purpose of National Parks is to conserve and enhance landscapes within the
countryside whilst promoting public enjoyment of them and having regard for the social and economic well-
being of those living within them. In Scotland National Parks have the additional purpose of promoting the
sustainable use of the natural resources of the area and the sustainable social and economic development of
its communities. The National Parks and Access to the Countryside Act 1949 established the National Park
designation in England and Wales, and The National Parks (Scotland) Act 2000 in Scotland.
This data is sourced from Natural England, Natural Resources Wales and the Scottish Government.
12.4 Listed Buildings
Records within 250m 32
Buildings listed for their special architectural or historical interest. Building control in the form of 'listed
building consent' is required in order to make any changes to that building which might affect its special
interest. Listed buildings are graded to indicate their relative importance, however building controls apply to all
buildings equally, irrespective of their grade, and apply to the interior and exterior of the building in its
entirety, together with any curtilage structures.
Features are displayed on the Visual and cultural designations map on page 36 >
ID Location Name Grade Reference Number Listed date
A 52m NW Far Hills, Willoughby Street, Muthill, Perth And Kinross C 352102 05/10/1971
A 65m NW Willoughby House, Willoughby Street, Muthill, Perth And
Kinross
B 352055 05/10/1971
A 74m NW Dunbrae, Willoughby Street, Muthill, Perth And Kinross C 352056 05/10/1971
A 78m NW Viewfield, Willoughby Street, Muthill, Perth And Kinross C 352101 05/10/1971
A 81m NW Bayton, Willoughby Street, Muthill, Perth And Kinross C 352057 05/10/1971
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ID Location Name Grade Reference Number Listed date
A 89m NW Rona, Willoughby Street, Muthill, Perth And Kinross C 352100 05/10/1971
A 92m NW Dunbett, Willoughby Street, Muthill, Perth And Kinross C 352099 05/10/1971
A 94m NW Arrascote, Willoughby Street, Muthill, Perth And Kinross C 352058 05/10/1971
A 99m NW Myrtle Cottage, Willoughby Street, Muthill, Perth And Kinross C 352059 05/10/1971
A 101m NW Cottage Claire, 97 Willoughby Street, Muthill, Perth And
Kinross
C 352097 05/10/1971
A 105m NW Belmont, 95 Willoughby Street, Muthill, Perth And Kinross C 352098 05/10/1971
A 106m NW Leanna Cottage, Willoughby Street, Muthill, Perth And
Kinross
C 352060 05/10/1971
A 118m NW Ingleneuk, Willoughby Street, Muthill, Perth And Kinross C 352061 05/10/1971
A 135m NW Auchindair, Willoughby Street, Muthill, Perth And Kinross C 352062 05/10/1971
A 139m NW Greenbrae East And West, Pitkellony Street, Muthill, Perth
And Kinross
C 352063 05/10/1971
A 140m NW Glenorchy, 85 Willoughby Street, Muthill, Perth And Kinross C 352096 05/10/1971
A 148m NW 83 Willoughby Street, Muthill, Perth And Kinross C 352095 05/10/1971
A 158m NW Crossways, Pitkellony Street, Muthill, Perth And Kinross B 352064 05/10/1971
A 167m NW St John's Cottage, 81 Willoughby Street, Muthill, Perth And
Kinross
C 352094 05/10/1971
A 171m NW Oak Cottage, Pitkellony Street, Muthill, Perth And Kinross C 352065 05/10/1971
A 172m NW Parkview, 79 Willoughby Street, Muthill, Perth And Kinross C 352093 05/10/1971
A 173m NW Dog Head Well, Highlandman's Park, Muthill, Perth And
Kinross
B 352068 05/10/1971
A 181m NW Birch Cottage, Pitkellony Street, Muthill, Perth And Kinross C 352066 05/10/1971
A 186m NW 75-77 Willoughby Street, Muthill, Perth And Kinross C 352092 05/10/1971
A 189m NW House, Pitkellony Street, Muthill, Perth And Kinross C 352067 05/10/1971
A 199m NW Little Culdees, 73 Willoughby Street, Muthill, Perth And
Kinross
B 352091 05/10/1971
A 216m NW Park House, 71 Willoughby Street, Muthill, Perth And Kinross C 352090 05/10/1971
1 219m NW Retaining Wall And Dyke, Highlandman's Park, Muthill, Perth
And Kinross
C 352069 05/10/1971
A 221m NW Greenfield House, 67-69 Willoughby Street, Muthill, Perth
And Kinross
C 352089 05/10/1971
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ID Location Name Grade Reference Number Listed date
2 228m W The Croft, Muthill, Perth And Kinross B 352070 05/10/1971
A 242m NW Struthill, 65 Willoughby Street, Muthill, Perth And Kinross C 352088 05/10/1971
A 246m NW Newra House, Willoughby Street, Muthill, Perth And Kinross C 352087 05/10/1971
This data is sourced from Historic England, Cadw and Historic Environment Scotland.
12.5 Conservation Areas
Records within 250m 1
Local planning authorities are obliged to designate as conservation areas any parts of their own area that are
of special architectural or historic interest, the character and appearance of which it is desirable to preserve or
enhance. Designation of a conservation area gives broader protection than the listing of individual buildings.
All the features within the area, listed or otherwise, are recognised as part of its character. Conservation area
designation is the means of recognising the importance of all factors and of ensuring that planning decisions
address the quality of the landscape in its broadest sense.
Features are displayed on the Visual and cultural designations map on page 36 >
ID Location Name District Date of designation
A On site MUTHILL PERTH & KINROSS 2010-11-26
This data is sourced from Historic England, Cadw and Historic Environment Scotland.
12.6 Scheduled Ancient Monuments
Records within 250m 0
A scheduled monument is an historic building or site that is included in the Schedule of Monuments kept by
the Secretary of State for Digital, Culture, Media and Sport. The regime is set out in the Ancient Monuments
and Archaeological Areas Act 1979. The Schedule of Monuments has c.20,000 entries and includes sites such
as Roman remains, burial mounds, castles, bridges, earthworks, the remains of deserted villages and industrial
sites. Monuments are not graded, but all are, by definition, considered to be of national importance.
This data is sourced from Historic England, Cadw and Historic Environment Scotland.
12.7 Registered Parks and Gardens
Records within 250m 0
Parks and gardens assessed to be of particular interest and of special historic interest. The emphasis being on
'designed' landscapes, rather than on planting or botanical importance. Registration is a 'material
consideration' in the planning process, meaning that planning authorities must consider the impact of any
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proposed development on the special character of the landscape.
This data is sourced from Historic England, Cadw and Historic Environment Scotland.
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13 Agricultural designations
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Outline
Search buffers in metres (m)
Grade 1 - excellent quality
Grade 2 - very good quality
Grade 3 - good to moderate quality
Grade 4 - good quality
Grade 5 - moderate quality
Grade 6 - poor quality
Grade 7 - very poor quality
13.1 Agricultural Land Classification
Records within 250m 2
Classification of the quality of agricultural land taking into consideration multiple factors inclusing climate,
physical geography and soil properties. It should be noted that the categories for the grading of agricultural
land are not consistent across England, Wales and Scotland.
Features are displayed on the Agricultural designations map on page 41 >
ID Location Classification Description
1 On site Grade 3.1 Land Suited to Arable Cropping
3 43m S Grade 3.2 Land Suited to Arable Cropping
This data is sourced from the James Hutton Institute.
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14 Geology 1:10,000 scale - Availability
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Outline
Search buffers in metres (m)
Full coverage
Partial coverage
No coverage
14.1 10k Availability
Records within 500m 1
An indication on the coverage of 1:10,000 scale geology data for the site, the most detailed dataset provided
by the British Geological Survey. Either 'Full', 'Partial' or 'No coverage' for each geological theme.
Features are displayed on the Geology 1:10,000 scale - Availability map on page 42 >
ID Location Artificial Superficial Bedrock Mass movement Sheet No.
1 On site No coverage No coverage No coverage No coverage NoCov
This data is sourced from the British Geological Survey.
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Geology 1:10,000 scale - Artificial and made ground
14.2 Artificial and made ground (10k)
Records within 500m 0
Details of made, worked, infilled, disturbed and landscaped ground at 1:10,000 scale. Artificial ground can be
associated with potentially contaminated material, unpredictable engineering conditions and instability.
This data is sourced from the British Geological Survey.
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Geology 1:10,000 scale - Superficial
14.3 Superficial geology (10k)
Records within 500m 0
Superficial geological deposits at 1:10,000 scale. Also known as 'drift', these are the youngest geological
deposits, formed during the Quaternary. They rest on older deposits or rocks referred to as bedrock.
This data is sourced from the British Geological Survey.
14.4 Landslip (10k)
Records within 500m 0
Mass movement deposits on BGS geological maps at 1:10,000 scale. Primarily superficial deposits that have
moved down slope under gravity to form landslips. These affect bedrock, other superficial deposits and
artificial ground.
This data is sourced from the British Geological Survey.
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Geology 1:10,000 scale - Bedrock
14.5 Bedrock geology (10k)
Records within 500m 0
Bedrock geology at 1:10,000 scale. The main mass of rocks forming the Earth and present everywhere,
whether exposed at the surface in outcrops or concealed beneath superficial deposits or water.
This data is sourced from the British Geological Survey.
14.6 Bedrock faults and other linear features (10k)
Records within 500m 0
Linear features at the ground or bedrock surface at 1:10,000 scale of six main types; rock, fault, fold axis,
mineral vein, alteration area or landform. Features are either observed or inferred, and relate primarily to
bedrock.
This data is sourced from the British Geological Survey.
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15 Geology 1:50,000 scale - Availability
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Site Outline
Search buffers in metres (m)
Geological map tile
15.1 50k Availability
Records within 500m 1
An indication on the coverage of 1:50,000 scale geology data for the site. Either 'Full' or 'No coverage' for each
geological theme.
Features are displayed on the Geology 1:50,000 scale - Availability map on page 46 >
ID Location Artificial Superficial Bedrock Mass movement Sheet No.
1 On site No coverage Full Full No coverage SC047_Crieff_v4
This data is sourced from the British Geological Survey.
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Geology 1:50,000 scale - Artificial and made ground
15.2 Artificial and made ground (50k)
Records within 500m 0
Details of made, worked, infilled, disturbed and landscaped ground at 1:50,000 scale. Artificial ground can be
associated with potentially contaminated material, unpredictable engineering conditions and instability.
This data is sourced from the British Geological Survey.
15.3 Artificial ground permeability (50k)
Records within 50m 0
A qualitative classification of estimated rates of vertical movement of water from the ground surface through
the unsaturated zone of any artificial deposits (the zone between the land surface and the water table).
This data is sourced from the British Geological Survey.
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Geology 1:50,000 scale - Superficial
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Outline
Search buffers in metres (m)
Landslip (50k)
Superficial geology (50k)
Please see table for more details.
15.4 Superficial geology (50k)
Records within 500m 1
Superficial geological deposits at 1:50,000 scale. Also known as 'drift', these are the youngest geological
deposits, formed during the Quaternary. They rest on older deposits or rocks referred to as bedrock.
Features are displayed on the Geology 1:50,000 scale - Superficial map on page 48 >
ID Location LEX Code Description Rock description
1 On site SUPNM-
UKNOWN
SUPERFICIAL THEME NOT MAPPED [FOR DIGITAL MAP
USE ONLY]
UNKNOWN/UNCLASSIFIED ENTRY
This data is sourced from the British Geological Survey.
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15.5 Superficial permeability (50k)
Records within 50m 1
A qualitative classification of estimated rates of vertical movement of water from the ground surface through
the unsaturated zone of any superficial deposits (the zone between the land surface and the water table).
Location Flow type Maximum permeability Minimum permeability
On site Mixed High Low
This data is sourced from the British Geological Survey.
15.6 Landslip (50k)
Records within 500m 0
Mass movement deposits on BGS geological maps at 1:50,000 scale. Primarily superficial deposits that have
moved down slope under gravity to form landslips. These affect bedrock, other superficial deposits and
artificial ground.
This data is sourced from the British Geological Survey.
15.7 Landslip permeability (50k)
Records within 50m 0
A qualitative classification of estimated rates of vertical movement of water from the ground surface through
the unsaturated zone of any landslip deposits (the zone between the land surface and the water table).
This data is sourced from the British Geological Survey.
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Geology 1:50,000 scale - Bedrock
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Site Outline
Search buffers in metres (m)
Bedrock faults and other
linear features (50k)
Bedrock geology (50k)
Please see table for more details.
15.8 Bedrock geology (50k)
Records within 500m 1
Bedrock geology at 1:50,000 scale. The main mass of rocks forming the Earth and present everywhere,
whether exposed at the surface in outcrops or concealed beneath superficial deposits or water.
Features are displayed on the Geology 1:50,000 scale - Bedrock map on page 50 >
ID Location LEX Code Description Rock age
1 On site CXF-MDSI CROMLIX MUDSTONE FORMATION - MUDSTONE AND
SILTSTONE
EMSIAN
This data is sourced from the British Geological Survey.
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15.9 Bedrock permeability (50k)
Records within 50m 1
A qualitative classification of estimated rates of vertical movement of water from the ground surface through
the unsaturated zone of bedrock (the zone between the land surface and the water table).
Location Flow type Maximum permeability Minimum permeability
On site Fracture Moderate Low
This data is sourced from the British Geological Survey.
15.10 Bedrock faults and other linear features (50k)
Records within 500m 0
Linear features at the ground or bedrock surface at 1:50,000 scale of six main types; rock, fault, fold axis,
mineral vein, alteration area or landform. Features are either observed or inferred, and relate primarily to
bedrock.
This data is sourced from the British Geological Survey.
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16 Boreholes
16.1 BGS Boreholes
Records within 250m 0
The Single Onshore Boreholes Index (SOBI); an index of over one million records of boreholes, shafts and wells
from all forms of drilling and site investigation work held by the British Geological Survey. Covering onshore
and nearshore boreholes dating back to at least 1790 and ranging from one to several thousand metres deep.
This data is sourced from the British Geological Survey.
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17 Natural ground subsidence - Shrink swell clays
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Site Outline
Search buffers in metres (m)
No data
Negligible
Very low
Low
Moderate
High
17.1 Shrink swell clays
Records within 50m 1
The potential hazard presented by soils that absorb water when wet (making them swell), and lose water as
they dry (making them shrink). This shrink-swell behaviour is controlled by the type and amount of clay in the
soil, and by seasonal changes in the soil moisture content (related to rainfall and local drainage).
Features are displayed on the Natural ground subsidence - Shrink swell clays map on page 53 >
Location Hazard rating Details
On site Very low Ground conditions predominantly low plasticity.
This data is sourced from the British Geological Survey.
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Natural ground subsidence - Running sands
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Site Outline
Search buffers in metres (m)
No data
Negligible
Very low
Low
Moderate
High
17.2 Running sands
Records within 50m 1
The potential hazard presented by rocks that can contain loosely-packed sandy layers that can become
fluidised by water flowing through them. Such sands can 'run', removing support from overlying buildings and
causing potential damage.
Features are displayed on the Natural ground subsidence - Running sands map on page 54 >
Location Hazard
rating
Details
On site Very low Running sand conditions are unlikely. No identified constraints on land use due to running
conditions unless water table rises rapidly.
This data is sourced from the British Geological Survey.
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Natural ground subsidence - Compressible deposits
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Site Outline
Search buffers in metres (m)
No data
Negligible
Very low
Low
Moderate
High
17.3 Compressible deposits
Records within 50m 1
The potential hazard presented by types of ground that may contain layers of very soft materials like clay or
peat and may compress if loaded by overlying structures, or if the groundwater level changes, potentially
resulting in depression of the ground and disturbance of foundations.
Features are displayed on the Natural ground subsidence - Compressible deposits map on page 55 >
Location Hazard rating Details
On site Negligible Compressible strata are not thought to occur.
This data is sourced from the British Geological Survey.
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Natural ground subsidence - Collapsible deposits
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Site Outline
Search buffers in metres (m)
No data
Negligible
Very low
Low
Moderate
High
17.4 Collapsible deposits
Records within 50m 1
The potential hazard presented by natural deposits that could collapse when a load (such as a building) is
placed on them or they become saturated with water.
Features are displayed on the Natural ground subsidence - Collapsible deposits map on page 56 >
Location Hazard rating Details
On site Very low Deposits with potential to collapse when loaded and saturated are unlikely to be present.
This data is sourced from the British Geological Survey.
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Natural ground subsidence - Landslides
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Site Outline
Search buffers in metres (m)
No data
Negligible
Very low
Low
Moderate
High
17.5 Landslides
Records within 50m 1
The potential for landsliding (slope instability) to be a hazard assessed using 1:50,000 scale digital maps of
superficial and bedrock deposits, combined with information from the BGS National Landslide Database and
scientific and engineering reports.
Features are displayed on the Natural ground subsidence - Landslides map on page 57 >
Location Hazard
rating
Details
On site Very low Slope instability problems are not likely to occur but consideration to potential problems of
adjacent areas impacting on the site should always be considered.
This data is sourced from the British Geological Survey.
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Natural ground subsidence - Ground dissolution of soluble rocks
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Site Outline
Search buffers in metres (m)
No data
Negligible
Very low
Low
Moderate
High
17.6 Ground dissolution of soluble rocks
Records within 50m 1
The potential hazard presented by ground dissolution, which occurs when water passing through soluble rocks
produces underground cavities and cave systems. These cavities reduce support to the ground above and can
cause localised collapse of the overlying rocks and deposits.
Features are displayed on the Natural ground subsidence - Ground dissolution of soluble rocks map on page 58
>
Location Hazard
rating
Details
On site Negligible Soluble rocks are either not thought to be present within the ground, or not prone to dissolution.
Dissolution features are unlikely to be present.
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This data is sourced from the British Geological Survey.
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18 Mining and ground workings
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Site Outline
Search buffers in metres (m)
BritPits
Surface ground workings
Underground workings
Underground mining extents
Historical mineral planning areas
TCA non-coal mining
Non Coal Mining
Sporadic underground mining of
restricted extent possible
Localised small scale underground
mining possible
Small scale mining possible
Underground mining known or
likely within or in close proximity
Underground mining known within
or in very close proximity
18.1 BritPits
Records within 500m 0
BritPits (an abbreviation of British Pits) is a database maintained by the British Geological Survey of currently
active and closed surface and underground mineral workings. Details of major mineral handling sites, such as
wharfs and rail depots are also held in the database.
This data is sourced from the British Geological Survey.
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18.2 Surface ground workings
Records within 250m 0
Historical land uses identified from Ordnance Survey mapping that involved ground excavation at the surface.
These features may or may not have been subsequently backfilled.
This is data is sourced from Ordnance Survey/Groundsure.
18.3 Underground workings
Records within 1000m 0
Historical land uses identified from Ordnance Survey mapping that indicate the presence of underground
workings e.g. mine shafts.
This is data is sourced from Ordnance Survey/Groundsure.
18.4 Underground mining extents
Records within 500m 0
This data identifies underground mine workings that could present a potential risk, including adits and seam
workings. These features have been identified from BGS Geological mapping and mine plans sourced from the
BGS and various collections and sources.
This data is sourced from Groundsure.
18.5 Historical Mineral Planning Areas
Records within 500m 0
Boundaries of mineral planning permissions for England and Wales. This data was collated between the 1940s
(and retrospectively to the 1930s) and the mid 1980s. The data includes permitted, withdrawn and refused
permissions.
This data is sourced from the British Geological Survey.
18.6 Non-coal mining
Records within 1000m 1
The potential for historical non-coal mining to have affected an area. The assessment is drawn from expert
knowledge and literature in addition to the digital geological map of Britain. Mineral commodities may be
divided into seven general categories  - vein minerals, chalk, oil shale, building stone, bedded ores, evaporites
and 'other' commodities (including ball clay, jet, black marble, graphite and chert).
Features are displayed on the Mining and ground workings map on page 60 >
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ID Location Name Commodity Class Likelihood
1 On site Not available Vein Mineral A Underground mine workings are uncommon, although the
geology is similar to that worked elsewhere. Potential for
difficult ground conditions are unlikely and are at a level
where they need not be considered.
This data is sourced from the British Geological Survey.
18.7 JPB mining areas
Records on site 0
Areas which could be affected by former coal and other mining. This data includes some mine plans
unavailable to the Coal Authority.
This data is sourced from Johnson Poole and Bloomer.
18.8 The Coal Authority non-coal mining
Records within 500m 0
This data provides an indication of the potential zone of influence of recorded underground non-coal mining
workings. Any and all analysis and interpretation of Coal Authority Data in this report is made by Groundsure,
and is in no way supported, endorsed or authorised by the Coal Authority. The use of the data is restricted to
the terms and provisions contained in this report. Data reproduced in this report may be the copyright of the
Coal Authority and permission should be sought from Groundsure prior to any re-use.
This data is sourced from The Coal Authority.
18.9 Researched mining
Records within 500m 0
This data indicates areas of potential mining identified from alternative or archival sources, including; BGS
Geological paper maps, Lidar data, aerial photographs (from World War II onwards), archaeological data
services, websites, Tithe maps, and various text/plans from collected books and reports. Some of this data is
approximate and Groundsure have interpreted the resultant risk area and, where possible, specific areas of
risk have been captured.
This data is sourced from Groundsure.
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18.10 Mining record office plans
Records within 500m 0
This dataset is representative of Mining Record Office and/or plan extents held by Groundsure and should be
considered approximate. Where possible, plans have been located and any specific areas of risk they depict
have been captured.
This data is sourced from Groundsure.
18.11 BGS mine plans
Records within 500m 0
This dataset is representative of BGS mine plans held by Groundsure and should be considered approximate.
Where possible, plans have been located and any specific areas of risk they depict have been captured.
This data is sourced from Groundsure.
18.12 Coal mining
Records on site 0
Areas which could be affected by past, current or future coal mining.
This data is sourced from the Coal Authority.
18.13 Brine areas
Records on site 0
The Cheshire Brine Compensation District indicates areas that may be affected by salt and brine extraction in
Cheshire and where compensation would be available where damage from this mining has occurred. Damage
from salt and brine mining can still occur outside this district, but no compensation will be available.
This data is sourced from the Cheshire Brine Subsidence Compensation Board.
18.14 Gypsum areas
Records on site 0
Generalised areas that may be affected by gypsum extraction.
This data is sourced from British Gypsum.
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18.15 Tin mining
Records on site 0
Generalised areas that may be affected by historical tin mining.
This data is sourced from Groundsure.
18.16 Clay mining
Records on site 0
Generalised areas that may be affected by kaolin and ball clay extraction.
This data is sourced from the Kaolin and Ball Clay Association (UK).
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19 Ground cavities and sinkholes
19.1 Natural cavities
Records within 500m 0
Industry recognised national database of natural cavities. Sinkholes and caves are formed by the dissolution of
soluble rock, such as chalk and limestone, gulls and fissures by cambering. Ground instability can result from
movement of loose material contained within these cavities, often triggered by water.
This data is sourced from Stantec UK Ltd.
19.2 Mining cavities
Records within 1000m 0
Industry recognised national database of mining cavities. Degraded mines may result in hazardous subsidence
(crown holes). Climatic conditions and water escape can also trigger subsidence over mine entrances and
workings.
This data is sourced from Stantec UK Ltd.
19.3 Reported recent incidents
Records within 500m 0
This data identifies sinkhole information gathered from media reports and Groundsure's own records. This
data goes back to 2014 and includes relative accuracy ratings for each event and links to the original data
sources. The data is updated on a regular basis and should not be considered a comprehensive catalogue of all
sinkhole events. The absence of data in this database does not mean a sinkhole definitely has not occurred
during this time.
This data is sourced from Groundsure.
19.4 Historical incidents
Records within 500m 0
This dataset comprises an extract of 1:10,560, 1:10,000, 1:2,500 and 1:1,250 scale historical Ordnance Survey
maps held by Groundsure, dating back to the 1840s. It shows shakeholes, deneholes and other 'holes' as noted
on these maps. Dene holes are medieval chalk extraction pits, usually comprising a narrow shaft with a
number of chambers at the base of the shaft. Shakeholes are an alternative name for suffusion sinkholes, most
commonly found in the limestone landscapes of North Yorkshire but also extensively noted around the Brecon
Beacons National Park.
Not all 'holes' noted on Ordnance Survey mapping will necessarily be present within this dataset.
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This data is sourced from Groundsure.
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20 Radon
© Crown copyright and database rights 2025. Ordnance Survey licence 100035207
Site Outline
Search buffers in metres (m)
Greater than 30%
Between 10% and 30%
Between 5% and 10%
Between 3% and 5%
Between 1% and 3%
Less than 1%
20.1 Radon
Records on site 1
The Radon Potential data classifies areas based on their likelihood of a property having a radon level at or
above the Action Level in Great Britain. The dataset is intended for use at 1:50,000 scale and was derived from
both geological assessments and indoor radon measurements (more than 560,000 records). A minimum 50m
buffer should be considered when searching the maps, as the smallest detectable feature at this scale is 50m.
The findings of this section should supersede any estimations derived from the Indicative Atlas of Radon in
Great Britain (1:100,000 scale).
Features are displayed on the Radon map on page 67 >
Location Estimated properties affected Radon Protection Measures required
On site Less than 1% None
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This data is sourced from the British Geological Survey and UK Health Security Agency.
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21 Soil chemistry
21.1 BGS Estimated Background Soil Chemistry
Records within 50m 2
The estimated values provide the likely background concentration of the potentially harmful elements Arsenic,
Cadmium, Chromium, Lead and Nickel in topsoil. The values are estimated primarily from rural topsoil data
collected at a sample density of approximately 1 per 2 km2. In areas where rural soil samples are not available,
estimation is based on stream sediment data collected from small streams at a sampling density of 1 per 2.5
km2; this is the case for most of Scotland, Wales and southern England. The stream sediment data are
converted to soil-equivalent concentrations prior to the estimation.
Location Arsenic Bioaccessible
Arsenic
Lead Bioaccessible
Lead
Cadmiu
m
Chromium Nickel
On site 15 mg/kg - 100 mg/kg 60 mg/kg No data 60 - 90 mg/kg 15 - 30 mg/kg
On site 15 mg/kg - 100 mg/kg 60 mg/kg No data 60 - 90 mg/kg 15 - 30 mg/kg
This data is sourced from the British Geological Survey.
21.2 BGS Estimated Urban Soil Chemistry
Records within 50m 0
Estimated topsoil chemistry of Arsenic, Cadmium, Chromium, Copper, Nickel, Lead, Tin and Zinc and
bioaccessible Arsenic and Lead in 23 urban centres across Great Britain. These estimates are derived from
interpolation of the measured urban topsoil data referred to above and provide information across each city
between the measured sample locations (4 per km2).
This data is sourced from the British Geological Survey.
21.3 BGS Measured Urban Soil Chemistry
Records within 50m 0
The locations and measured total concentrations (mg/kg) of Arsenic, Cadmium, Chromium, Copper, Nickel,
Lead, Tin and Zinc in urban topsoil samples from 23 urban centres across Great Britain. These are collected at a
sample density of 4 per km2.
This data is sourced from the British Geological Survey.
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22 Railway infrastructure and projects
22.1 Underground railways (London)
Records within 250m 0
Details of all active London Underground lines, including approximate tunnel roof depth and operational
hours.
This data is sourced from publicly available information by Groundsure.
22.2 Underground railways (Non-London)
Records within 250m 0
Details of the Merseyrail system, the Tyne and Wear Metro and the Glasgow Subway. Not all parts of all
systems are located underground. The data contains location information only and does not include a depth
assessment.
This data is sourced from publicly available information by Groundsure.
22.3 Railway tunnels
Records within 250m 0
Railway tunnels taken from contemporary Ordnance Survey mapping.
This data is sourced from the Ordnance Survey.
22.4 Historical railway and tunnel features
Records within 250m 0
Railways and tunnels digitised from historical Ordnance Survey mapping as scales of 1:1,250, 1:2,500, 1:10,000
and 1:10,560.
This data is sourced from Ordnance Survey/Groundsure.
22.5 Royal Mail tunnels
Records within 250m 0
The Post Office Railway, otherwise known as the Mail Rail, is an underground railway running through Central
London from Paddington Head District Sorting Office to Whitechapel Eastern Head Sorting Office. The line is
10.5km long. The data includes details of the full extent of the tunnels, the depth of the tunnel, and the depth
to track level.
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This data is sourced from Groundsure/the Postal Museum.
22.6 Historical railways
Records within 250m 0
Former railway lines, including dismantled lines, abandoned lines, disused lines, historic railways and razed
lines.
This data is sourced from OpenStreetMap.
22.7 Railways
Records within 250m 0
Currently existing railway lines, including standard railways, narrow gauge, funicular, trams and light railways.
This data is sourced from Ordnance Survey and OpenStreetMap.
22.8 Crossrail 2
Records within 500m 0
Crossrail 2 is a proposed railway linking the national rail networks in Surrey and Hertfordshire via an
underground tunnel through London.
This data is sourced from publicly available information by Groundsure.
22.9 HS2
Records within 500m 0
HS2 is a proposed high speed rail network running from London to Manchester and Leeds via Birmingham.
Main civils construction on Phase 1 (London to Birmingham) of the project began in 2019, and it is currently
anticipated that this phase will be fully operational by 2026. Construction on Phase 2a (Birmingham to Crewe)
is anticipated to commence in 2021, with the service fully operational by 2027. Construction on Phase 2b
(Crewe to Manchester and Birmingham to Leeds) is scheduled to begin in 2023 and be operational by 2033.
This data is sourced from HS2 ltd.
Plot at rear of 104 Willoughby St,
Muthill, PH5 2AE
Ref: GS-UCE-SE5-F7U-D8M
Your ref: 1853MTF
Grid ref: 286995 716587
HOME
Contact us with any questions at:
info@groundsure.com ↗
01273 257 755
Date: 6 March 2025
71

Page 169

Data providers
Groundsure works with respected data providers to bring you the most relevant and accurate information. To
find out who they are and their areas of expertise see https://www.groundsure.com/sources-reference ↗.
Terms and conditions
Groundsure's Terms and Conditions can be accessed at this link: www.groundsure.com/terms-and-conditions-
april-2023/ ↗.
Plot at rear of 104 Willoughby St,
Muthill, PH5 2AE
Ref: GS-UCE-SE5-F7U-D8M
Your ref: 1853MTF
Grid ref: 286995 716587
HOME
Contact us with any questions at:
info@groundsure.com ↗
01273 257 755
Date: 6 March 2025
72

Page 170

APPENDIX III
Historical Mapping

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Plot at rear of 104 Willoughby
St, Muthill, PH5 2AE
1853MTF
GS-B46-R3G-T72-OB5
286995, 716587
County Series
1866
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1:2,500
06 March 2025

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St, Muthill, PH5 2AE
1853MTF
GS-B46-R3G-T72-OB5
286995, 716587
County Series
1900
1:2,500
1:2,500
06 March 2025

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Plot at rear of 104 Willoughby
St, Muthill, PH5 2AE
1853MTF
GS-B46-R3G-T72-OB5
286995, 716587
National Grid
1971
1:2,500
1:2,500
06 March 2025

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Plot at rear of 104 Willoughby
St, Muthill, PH5 2AE
1853MTF
GS-B46-R3G-T72-OB5
286995, 716587
National Grid
1971
1:2,500
1:2,500
06 March 2025

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Plot at rear of 104 Willoughby
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1853MTF
GS-B46-R3G-T72-OB5
286995, 716587
National Grid
1990-1995
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1:2,500
06 March 2025

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St, Muthill, PH5 2AE
1853MTF
GS-B46-R3G-T72-OB5
286995, 716587
National Grid
1995
1:2,500
1:2,500
06 March 2025

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Plot at rear of 104 Willoughby
St, Muthill, PH5 2AE
1853MTF
GS-B46-R3G-T72-OB5
286995, 716587
LandLine
2003
1:1,250
1:1,250
06 March 2025

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1853MTF
GS-B46-R3G-T72-OB5
286995, 716587
County Series
1864
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1:10,560
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1853MTF
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County Series
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1:10,560
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Plot at rear of 104 Willoughby
St, Muthill, PH5 2AE
1853MTF
GS-B46-R3G-T72-OB5
286995, 716587
Provisional
1954
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1:10,560
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Plot at rear of 104 Willoughby
St, Muthill, PH5 2AE
1853MTF
GS-B46-R3G-T72-OB5
286995, 716587
National Grid
1973
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1:10,000
06 March 2025

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Plot at rear of 104 Willoughby
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1853MTF
GS-B46-R3G-T72-OB5
286995, 716587
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1:10,000
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Page 185

Report Limitations
The comments given in the report and the opinion expressed herein are based on the information sourced by
the desk study and other published information. Third party information was therefore used in the preparation
of this report and Soilutions Limited cannot guarantee the accuracy or completeness of this information. 
There may be other sources of information not included in those listed that hold data relevant to the Desk Study
undertaken at the site that could materially affect the conclusions made in this report. The interpretation of the
maps and/or other data commented on in this report is subjective. 
During site clearance works where previously unidentified contaminated materials are encountered, this must
be noted by the contractor and reported to Soilutions in order to determine whether the risk assessment and
remediation strategies for the site require amendment.
The conclusions in this report represent our professional opinion, these conclusions have been drawn up with
the greatest care to ensure that all apparent issues were addressed properly in accordance with applicable UK
guidance and accepted practice.

Page 186

T: 0800 0209 307 
T: +44 131 538 8456 
E: info@soilutions.co.uk 
W: soilutions.co.uk 
Soilutions Ltd, Torridon House, Torridon Lane, Rosyth KY11 2EU

Page 187

Phase 2 
Geoenvironmental Risk Assessment
& Exploratory Ground Investigation
At:
104 Willougby Street Muthill Perthshire PH5 2AE
For:
Mr John Kane
Date: July 2025
Our Ref: 10202-25

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
ii
Contents
1 Introduction .................................................................................................................... 1
2 Purpose and Aims ........................................................................................................... 1
3 Review and Summary ...................................................................................................... 1
4 Environmental Setting ..................................................................................................... 2
4.1 Site Walkover ......................................................................................................... 2
4.2 Geology .................................................................................................................. 2
4.3 The Coal Authority .................................................................................................. 3
4.4 UK Radon ............................................................................................................... 3
4.5 Ecological & Archaeological Considerations ............................................................ 3
5 Intrusive Site Investigation Methodology .......................................................................... 3
5.1 Trial Pits ................................................................................................................. 3
5.2 Boreholes ............................................................................................................... 3
5.3 Targeted (Judgmental) Soil Sampling ....................................................................... 3
5.4 Gas Risk Assessment ............................................................................................. 3
5.5 Sample Depths / Frequency .................................................................................... 3
5.6 Sample Collecting, Storing & Transportation ............................................................ 4
5.7 Onsite Observations ............................................................................................... 4
5.8 Ground Conditions ................................................................................................. 4
5.9 Porosity Testing ...................................................................................................... 4
6 Results ........................................................................................................................... 5
6.1 Generic Assessment Criteria (GAC) for Soils ............................................................ 5
6.2 Soil Samples .......................................................................................................... 5
6.3 Asbestos ................................................................................................................ 5
6.4 pH Values .............................................................................................................. 5
7 Development of Revised Conceptual Site Model .............................................................. 6
7.1 Introduction ........................................................................................................... 6
7.2 Pathways ............................................................................................................... 6
7.3 Receptors .............................................................................................................. 7
7.4 Preliminary Conceptual Site Model ......................................................................... 7
7.5 Description of Risks ................................................................................................ 7
7.6 Risk Definitions ...................................................................................................... 8
8 Conclusion and Recommendations ............................................................................... 10

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
iii
Tables
Table 1: Sample Collection Details 
Table 2: Revised CSM  
Appendices
Appendix 1 – Site Layout Plan (Sampling Plan) 
Appendix 2 – TP Log & Site Photographs 
Appendix 3 – Results & Analysis (Soil Sampling) 
Appendix 4 – Revised Conceptual Site Model (CSM)   
Document Properties
Revision Details Issue Date
00 Draft 28/07/2025
01 First Issue 30/07/2025 
Prepared by: 
Kris Given BEng, MSc (Eng), GMICE 
Checked by: 
Hugh Campbell BSc (Eng), CEng, MICE, MIStructE
For and on behalf of Campbell of Doune Limited
30 July 2025

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
1
1 Introduction
This report provides results of analysis of the intrusive site investigation carried
out at 104 Willoughby Street, Muthill, Perthshire, following recommendations by
Soilutions Phase  1 Desk Study dated 19/03/2025. 
The site considered within this report is currently part of the garden of 104
Willoughby Street.  The entire site is approximately 0.05 hectares (ha) in size and
located at an approximate elevation of 86.6m above Ordnance Datum (mAOD)
with a sloped topography.  The proposed development involves the erection of a
new domestic dwelling. 
The investigation was carried out to determine ground conditions across the site
and assess the potential for ground contamination.  
2 Purpose and Aims 
This Phase 2 report is concerned with the results obtained from the on-site
intrusive investigation to determine the possible presence and extent of on-site
ground contamination.  This information will allow for the evaluation of the
previously carried out conceptual site model (CSM) which will determine if any
site remedial actions are required.   The general objectives of this phase 2 report
are to:
• Establish if any contamination has occurred during previous industrial
processes on site
• Establish if the site would be suitable for development and if any
remediation measures are required.  
• Provide infiltration results for soakaway design.
3 Review and Summary 
A Phase I Desk Top Study and Site Investigation Report has been completed for
the site by Soilutions Ltd.  It is recommended that both reports are read in
conjunction.  
Details of Soilutions Ltd report is included below:  
• Phase I Desk Study Report, Project Ref: 1853, Dated 18th March 2025
The main potential pollutant linkages that were identified in the conceptual site
model that require to be considered further are
• End users may interact with the soils through leisure or maintenance
activities.  Contamination, associated with the demolition of a building in
the north of the site, may be present at the site.  The risk to human health
is Moderate/Low.

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
2
• Gardens may include vegetable planting or fruit bearing trees in soft
landscaping.  Provided this remains the case the risk of uptake to proposed
flora and fauna is Moderate/Low.    
This Phase II report will allow for the conceptual site model to be revised upon
evaluation of all intrusive investigation results.  If any pollutant linkages remain,
remediation proposals and further monitoring will be provided and justified where
required.
4 Environmental Setting 
4.1 Site Walkover 
The site walkover and exploratory investigation was undertaken on the 23rd June
2025 by Kris Given of Campbell of Doune Ltd.  
The site area is currently part of the garden of 104 Willoughby Street.  The site
forms the southernmost extent of the garden and is mostly covered in turf and
topsoil.  In the southwest of the site is a small enclosure.  A woodstore, shed and
greenhouse are located to the north of the site. An above ground LPG tank is in the
west of the site. 
The site is bounded by hedges in the west, south and east.  The northern boundary
is not clearly defined. 
Vegetation at the site comprises of grass across the majority of the site.  A group
of immature conifers is present along the southern boundary.  A vegetable patch
is present in the southwest of the site  The topography of the site slopes
downwards to the north.  Vehicle access at the site is via a parking area to the
north of the site.  
4.2 Geology 
The British Geological Survey (BGS) Geology of Britain Viewer and the BGS
borehole records were consulted to get a general understanding of the geological
conditions at the site.
According to information from BGS mapping, the geology of the site is as follows.
• Bedrock: Cromlix Mudstone Formation – Mustone and Siltstone. 
Sedimentary bedrock formed between 407.6 and 393.3 million years ago
during the Devonian period.                  
• Superficial: Till – Diamicton.  Sedimentary superficial deposit formed
between 2.588 million years ago and the present during the Quaternary
period.

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Phase 2 Geoenvironmental Risk Assessment &
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104 Willougby StreetMuthill Perthshire PH5 2AE
3
4.3 The Coal Authority 
The site is not within a coal mining reporting area as confirmed by the Coal
Authority.  No further action required.   
4.4 UK Radon
The site is not within a radon action area as confirmed by UK Radon.  No further
action required.   
4.5 Ecological & Archaeological Considerations 
There are no known ecological or archaeological considerations within the site or
its surrounding area
5 Intrusive Site Investigation Methodology 
5.1 Trial Pits
1 No. trial pits was excavated on 24th June 2025 using a 2-tonne JCB hydraulic
excavator to a depth of 1.5 meters below ground level (mbgl). 
Trial pit log and accompanying site photographs are attached as Appendix 2.  
5.2 Boreholes 
No boreholes were excavated during this intrusive investigation.  
5.3 Targeted (Judgmental) Soil Sampling 
Targeted or judgemental sampling involves sampling at locations that are
selected on the basis of known or suspected sources or an area of possible
contamination in accordance with BS 10175.  The excavated trial pit was taken
close to the previously demolished building to the north of the site and at the
proposed soakaway location.   
The sampling plan for this investigation can be found as Appendix 1.
5.4 Gas Risk Assessment 
No source of potential gas was identified during the site investigation.  Original
subsoils across the site were encountered, therefore, no gas monitoring was
undertaken.  It is concluded that gas is unlikely to be a Contaminant of Concern
(COC) or pose a significant risk at this site.  No further assessment required.
5.5 Sample Depths / Frequency 
The exact depths of sample retrieval were determined from the site-specific
geological detail, including depth to natural deposits.  Samples were collected
from each distinct soil horizon and, where possible, in the capillary zone.  This
sampling strategy will allow risks to human health and the environment to be
quantified.

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby Street Muthill Perthshire PH5 2AE
4
5.6 Sample Collecting, Storing & Transportation
All collected soil samples were taken in accordance with British Standards BS ISO
18400-302:2018 and were stored in appropriate containers and kept in cold storage
during transport to a UKAS and MCERTS accredited laboratory (DETS). The samples
were taken on 24th June 2025 and collected for analysis on 26th June 2025. Details
of the samples collected can be observed in Table 1.
Table 1: Sample Collection Details
5.7 Onsite Observations
The topography of the site slopes downwards to the north. No pollution sources were
identified on site and no rubble material was visible from the previously demolished
building to the north of the site.
5.8 Ground Conditions
The materials encountered in the excavated trial pits indicate that ground conditions
across the site area are uniform in both makeup and consistency. The site area is
surfaced in a layer of topsoil to a depth of 300mm.
Below this, original subsoils of medium dense, slightly clayey gravelly sand with
abundant sun-angular cobbles were encountered.
No ground contamination was encountered or suspected during the intrusive
investigation.
No groundwater was encountered during the intrusive ground investigation.
5.9 Porosity Testing
Porosity testing was undertaken following section 3.9.1 of the Technical Standards at
TP1 at a depth of 1400mm.
Trial
Pit
Test
No.
Depth Below
Ground Level (m)
Depth of
Water (mm)
Time Taken Between 75%
and 25% Full (sec)
Percolation Value
(Vp) (mm/s)
1 1 1.4 300 3090 20.6
1 2 1.4 300 4122 27.5
Average Results (VP) = 24.05mm/s
The infiltration rate figures suggest that a soakaway or filter drains will be suitable for
drainage of the proposed development.
TP / Sample ID Sample Depth (m) Testing Sample Date
TP1 0.400 Full Soil Spectrum Suite 24-06-25
TP1 1.100 Full Soil Spectrum Suite 24-06-25

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
5
6 Results 
All sample testing was carried out by Normec DETS Limited.  DETS operate a UKAS
and ISO 17025 accredited laboratory.   
6.1 Generic Assessment Criteria (GAC) for Soils 
UK Soil Guideline Values (SGV) are GAC for assessing chronic risks to human
health from long-term exposure to contaminated soils produced by the
Environmental Agency (2009). SGV are trigger values ensuring that land does not
pose any unacceptable risks to health of the intended users. 
SGV are derived using established Health Criteria Values (HCV).  The HCV of a
chemical is the level of exposure at which long-term exposure to the chemical in
soil is tolerable or poses minimal risk.  The SGV are derived using the Generic
Assessment Criteria for Human Health Risk Assessment Comparison where
residential with homegrown produce limits were used for this comparison. 
Exceeding SGV typically requires remediation or further investigation and
evaluation of the risk.     
6.2 Soil Samples 
2 soil samples were analysed using a full spectrum suite and hydrocarbon
analysis.  This testing suite incorporates all the main potential contaminants that
may be present on site.   
All recorded test results for contaminants were measured against CL:AIRE, S4UL
and C4SL soil guideline values (SGV).  The analytical results for all tested samples
raise no concerns in regard to onsite contamination.  All recorded test results for
contaminants of concern fall well below the SGV action limits with many tests
failing to reach level of detection.  All soil analytical results are presented in
Appendix 3.
6.3 Asbestos 
No asbestos was visually observed or detected in any of the analysed soil
samples.  All collected samples were analysed by DETSC 1101 using polarised
light microscopy in accordance with HSG248 and documented in house
methods.
6.4 pH Values 
Recorded pH values show the soils to have a predominantly neutral value (6.9 –
7.0).  It is therefore concluded that the neutral recorded pH values will not affect
the binding properties or cause any long-term adverse effect on any future
concrete structural elements that may be formed on site.

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
6
7 Development of Revised Conceptual Site Model 
7.1 Introduction 
The information obtained on the site and surrounding area requires to be collated
and evaluated to formulate the revised conceptual site model (CSM); the CSM is
then refined during subsequent phases of investigation, which is an essential part
of the risk assessment process. The CSM is “a description and/or representation
of the site, incorporating what is known about the ground and groundwater
conditions; the actual and potential contamination; the physical conditions and
environmental setting; the receptors; and potential pathway linkages between
contamination sources and receptors.” (BS 10175:2011).  Where plausible
source-pathway-receptor relationships exist, this is termed a pollutant linkage.
Where potential pollutant linkages (PPL) are identified, a qualitative assessment
of the risks is undertaken to ascertain whether there is the potential for ‘significant
harm’ or the ‘significant possibility of such harm’ to human health and/or whether
‘significant pollution of the water environment is being or is likely to be caused’. 
This process involves:
• Identification of any potential sources, pathways, and receptors.
• Estimation of the likelihood, nature, and extent of exposure to a hazard and
the risk of adverse effects.
• Assessment of the likely pollutant linkages and the degree of risk and
• Evaluation of the need for controlling the identified risk 
The outcome of this process is the identification of potentially significant
pollutant linkages (SPL) which may require further investigation.
7.2 Pathways 
Within a qualitative risk assessment, consideration is given to the method by
which potential risks associated with any individual contaminant at a source may
be transferred to a potential receptor. The following potential pathways have been
considered to assess the risk to people and the local environment.  Consideration
of these pathways alongside the potential hazards and potential receptors shall
form the basis of the risk assessment.
• Ingestion / dermal contact of soils / materials on site which may contain
contaminates. 
• Inhalation of soil gas. 
• Infiltration & migration of contaminants in groundwater. 
• Direct contact of utilities with potentially contaminated soils /
groundwater. 
• Gas migration from made ground.

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
7
7.3 Receptors 
Potential receptors are those which may be impacted by any of the contaminants
of concern identified, and including the following: 
• Current & future users of the site
• Construction workers 
• Groundwater
• Surface waters
• Material construction of buildings and infrastructure 
• Neighbouring properties & occupants
7.4 Preliminary Conceptual Site Model 
All the relevant information obtained within this report has been collated to
develop the preliminary CSM to identify potential pollutant linkages (PPL), and to
undertake a qualitative risk assessment of each PPL to assess whether further
assessment is warranted.
A risk rating has been provided for each PPL, which is based on an assessment of
the probability of an effect occurring against the consequence, or magnitude of
that effect, in accordance with the matrices shown. For those risks identified as
moderate or severe, further assessment is warranted.
7.5 Description of Risks 
Very High Risk – there is a high probability that severe harm could arise to a
designated receptor from an identified hazard, OR there is evidence that severe
harm to a designated receptor is currently happening.
High Risk – harm is likely to arise to a designated receptor from an identified
hazard. Moderate Risk – it is possible that harm could arise to a designated
receptor from an identified hazard. However, it is either relatively unlikely that any
such harm would be severe, or if any harm were to occur, it is more likely that the
harm would be relatively mild.
Low Risk – it is possible that harm could arise to a designated receptor from an
identified             hazard, but it is likely that this harm, if realised, would at worst
normally be mild.
Very Low Risk – there is a low possibility that harm could arise to a receptor. In
the event of such harm being realised, it is not likely to be severe.

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
8
7.6 Risk Definitions
The definitions of probability, consequence and risk have been adapted from
CIRIA C552 ‘Contaminated land risk assessment – A guide to good practice’
(2001).
7.6.1 Probability 
Probability Definition in context
High likelihood
An event appears either very likely in the short term and almost inevitable
in the long term, or there is evidence at the receptor of harm or pollution.
Likely
It is probable that an event will occur; although circumstances are
such an event is not inevitable, but possible in the short term and
likely in the long term.
Low likelihood
It is possible that an event could occur; however, it is not certain that
even over a longer period such an event would take place and is less
likely in the shorter term.
Unlikely It is improbable that an event would occur even in the very long term.
7.6.2 Consequence to Receptor 
Human Health Water Environment Buildings/Services
Severe Acute or chronic permanent
impact on human health
Significant pollution of  
water environment
Catastrophic
collapse
Moderate
Chronic permanent
impact on human health
Gradual pollution of
water environment
Degradation of
materials
Mild
Chronic temporary
impact on human health
Gradual pollution of
water environment
Noticeable change,
non-structural
Negligible No impact No impact No impact
7.6.3 Risk Rating 
Probability
Consequences
Negligible Mild Moderate Severe
Unlikely Near zero Low Medium/Low High/Medium/Low
Low likelihood Near zero Low Medium/Low High/Medium
Likely Near zero Low Medium High
High likelihood Near zero Medium/Low High High
A revised conceptual site model and qualitative risk assessment is provided in table 7.

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
9
7.6.4 Risk Assessment
Table 2: Revised Conceptual Site Model and Qualitative Risk Assessment 
Receptor
Group
Min.
risk
Max.
risk Action Comments / Actions
End Users 
(Human
Uptake
from Made
Ground)
Low  Low None
No made ground was encountered during the
exploratory ground investigation of the site.   The
analytical results for all tested samples raise no
concerns in regard to onsite contamination.  All
recorded test results for contaminants of concern
fall well below the SGV action limits with many
tests failing to reach level of detection.  This risk
can therefore be categorised as ‘low’ due to the
absence of any site contamination.  
Flora &
Fauna
(Root
Uptake
from Made
Ground)
Low Low None
The analytical results for all tested samples raise
no concerns in regard to onsite contamination.  All
recorded test results for contaminants of concern
fall well below the SGV action limits with many
tests failing to reach level of detection.  This risk
can therefore be categorised as ‘low’ due to the
absence of any site contamination.

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
10
8 Conclusion and Recommendations
From evidence obtained from the intrusive site investigation and the chemical
analysis of soil samples, it is determined that there is no risk posed by any historic
contamination of the proposed site area from past activities on site.
Sampling was carried out at the proposed soakaway location which is also in
close proximity to the previously demolished building where samples were
collected from each distinct horizon.  No visual or olfactory contamination was
encountered during the instructive ground investigation.      
Good site cleanliness and hygiene standards around site and encouragement of
hand washing of all site workers should be implemented to reduce the risk of any
ingestion / inhalation/ dermal contact of any potential contaminants.  Good
quality gloves should be encouraged to be worn when handling any soils and
equipment within the site.
Gas Risk Assessment 
No source of potential gas was identified during the site investigation.  All made
ground encountered during the exploratory ground investigation.  Therefore, no
gas monitoring was undertaken, and it is concluded that gas is unlikely to be a
contaminant of concern (COC) or pose a significant risk at this site.  No further
assessment is required.
General 
This Phase II site investigation has not identified any significant sources of
contamination at this site which would require further assessment or
remediation.  No evidence of contamination was found within the proposed area
of development.  
No made ground was encountered during the exploratory ground investigation,
with original subsoils of medium dense, slightly clayey SAND encountered to
termination of all excavations.  
The revised CSM and risk assessment identify no potential pollutant linkages that
should be considered and mitigated during development and future use of the
site.  
It is however recommended that construction workers wear appropriate PPE and
adopt suitable Health and Safety procedures whilst working onsite to control any
risks during the construction period. 
In conclusion, Campbell of Doune can confirm that the site area is suitable for its
proposed end use of a domestic dwelling.

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
11
Appendix 1 – Site Layout

Page 201

TP & Porosity
Location

Page 202

Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
12
Appendix 2 – Tril Pit Log & Site Photographs

Page 203

Campbell of Doune Ltd
Clan House
Muthil Road
Crieff
Project
104 Willoughby Street, Muthill, PH5 2AE
Job no.
10202-25
Calcs for
TP Log
Start page no./Revision
1
Calcs by
KG
Calcs date
28/07/2025
Checked by Checked date Approved by Approved date
TRIAL PIT LOG
Trial pit reference TP1 Sheet 1 of 1
W
ater Reduced
Level
(m)
Legend Depth
(m)
Description
0.00
X     X     X     (0.30) TOPSOIL
-0.30   X     X     0.30
:  -  :  -  :  -  Medium dense slightly clayey SAND with Abundent Sub-Angular Cobbles
-  :  -  :  -  : 
:  -  :  -  :  -  (1.10)
-  :  -  :  -  : 
:  -  :  -  :  - 
-1.40 -  :  -  :  -  :  1.40
Trial pit ends
Not shown to scale
Additional notes:
;

Page 204

Image 1 & 2:  Porosity Testing at TP1         
Image 3 & 4:  Original Subsoils Excavated from TP1

Page 205

Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
13
Appendix 3 – Results & Analysis (Soil Sampling)

Page 206

Project No: 10202-25
Project Title:
Contaminants of Concren No. of Samples No. of Non- Minimum Maximum Location of GAC - Residentual No. of GAC
(COC) Analysed Detects Concentration Concentration Max. Concentration (Plant Uptake) Exceedences
Asbestos ID ID - 2 0 2 -  - NAD Presence  - 0
Oraganic Matter 0.1 % 2 2 0 1 1.9 TP1 - - -
pH -  - 2 2 0 6.9 7 TP1 - - 0
Cyanide, Total 0.1 mg/kg 2 2 0 0.1 0.3 TP1 0
Sulphate 10 mg/l 2 2 0 16 20 TP1 - S4UL 0
Metals
Arsenic 0.2 mg/kg 2 2 0 6.44.8 6.4 TP1 37 S4UL 0
Cadmium 0.1 mg/kg 2 1 1 < 0.1 0.1 TP1 11 S4UL 0
Chromium (Hexavalent) 0.2 mg/kg 2 2 0 33 29 TP1 910 S4UL 0
Copper 0.2 mg/kg 2 2 0 11 13 TP1 2,400 S4UL 0
Lead 0.3 mg/kg 2 2 0 26 43 TP1 200 C4SL 0
Beryllium 0.2 mg/kg 0 0 0 0 0 -
Boron (Water Soluble) 0.2 mg/kg 2 0 2 < 0.2 < 0.2 - 290 S4UL 0
Mercury 0.05 mg/kg 2 0 2 < 0.05 < 0.05 - 40 S4UL 0
Selenium 0.5 mg/kg 2 1 1 < 0.5 0.5 TP1 250 S4UL 0
Nickel 1 mg/kg 2 2 0 17 33 TP1 180 S4UL 0
Zinc 1 mg/kg 2 2 0 58 66 TP1 3,700 S4UL 0
Petroleum Hydrocarbons
All Aliphatic C5-C35 0
All Aromatic C5-C35 0
TPH Ali/Aro Total C5-C35 10 mg/kg 2 0 2 < 10 < 10 - 1100 LQM 0
PAHs
Naphthalene 0.1 mg/kg 2 0 2 < 0.1 < 0.1 - 2.3 LQM 0
Acenaphtylene 0.1 mg/kg 2 0 2 < 0.1 < 0.1 - 170 LQM 0
Acenaphthene 0.1 mg/kg 2 0 2 < 0.1 < 0.1 - 210 LQM 0
Fluorene 0.1 mg/kg 2 0 2 < 0.1 < 0.1 - 170 LQM 0
Phenanthrene 0.1 mg/kg 2 0 2 < 0.1 < 0.1 - 95 LQM 0
Anthrecene 0.1 mg/kg 2 0 2 < 0.1 < 0.1 - 2,400 LQM 0
Fluoranthene 0.1 mg/kg 2 0 2 < 0.1 < 0.1 - 280 LQM 0
Pyrene 0.1 mg/kg 2 0 2 < 0.1 < 0.1 - 620 LQM 0
Benzo(b)fluoranthene 0.1 mg/kg 2 0 2 < 0.1 < 0.1 - 2.6 LQM 0
Benzo(k)fluoranthene 0.1 mg/kg 2 0 2 < 0.1 < 0.1 - 77 LQM 0
Benzo(a)pyrene 0.1 mg/kg 2 0 2 < 0.1 < 0.1  - 2.2 LQM 0
Indeno(1,2,3-c,d)pyrene 0.1 mg/kg 2 0 2 < 0.1 < 0.1 - 27 LQM 0
Dibenzo(a,h)anthracene 0.1 mg/kg 6 0 2 < 0.1 < 0.1 - 0.24 LQM 0
Benzo(g,h,i)perylene 0.1 mg/kg 2 0 2 < 0.1 < 0.1 - 320 LQM 0
PAH 16 Total 1.6 mg/kg 2 0 2 < 1.6 < 1.6 -  - LQM 0
Phenols
Phenol - Monohydric 0.01 mg/kg 2 0 2 < 0.3 < 0.3 - 280 LQM 0
All Tested Samples for Aliphatic Petroleum Hydrocarbons Do Not Exceed SGV Limits with ALL Samples Failing to Reach Level of Detection (LOD)
All Tested Samples for Aromatic Petroleum Hydrocarbons Do Not Exceed SGV Limits with ALL Samples Failing to Reach Level of Detection (LOD)
GAC Source
104 Willoughby Street, Muthill, Perthshire, PH5 2AE
Soil Sample Chemical Analysis
LOD Units No. of Detects

Page 207

Certificate Number 25-14589 Issued: 15-Jul-25
Client
Our Reference
Client Reference ~
Order No ~
Contract Title ~
Description
Date Received
Date Started
Date Completed
Test Procedures
Notes
Approved By
Louise Cook
Contracts Manager
2 Soil samples.
27-Jun-25
27-Jun-25
15-Jul-25
Identified by prefix DETSn (details on request).
Opinions and interpretations are outside the laboratory's scope of ISO 17025
accreditation. This certificate is issued in accordance with the accreditation
requirements of the United Kingdom Accreditation Service. The results reported herein
relate only to the material supplied to the laboratory. This certificate shall not be
reproduced except in full, without the prior written approval of the laboratory.
Certificate of Analysis
Campbell of Doune Ltd
Clan House
Muthill Road
Crieff
PH7 4HQ
25-14589
10202-25
(not supplied)
John Kane
Symbol key
at end of report
Normec DETS Limited
Unit 2, Park Road Industrial Estate South, Consett, Co Durham, DH8 5PY
Tel: 01207 582333 • email: info-dets@normecgroup.com • normecdets.com Page 1 of 5              .

Page 208

Summary of Chemical Analysis
Soil Samples
Our Ref 25-14589
Client Ref ~ 10202-25
Contract Title ~ John Kane
Lab No 2530130 2530131
Sample ID ~ TP1 TP2
Depth ~ 0.40 1.10
Other ID ~
Sample Type ~ SOIL SOIL
Sampling Date ~ 24/06/2025 24/06/2025
Sampling Time ~ n/s n/s
Test Method LOD Units
DETSC 2301# 0.2 mg/kg 4.8 6.4
DETSC 2311# 0.2 mg/kg < 0.2 < 0.2
DETSC 2301# 0.1 mg/kg 0.1 < 0.1
DETSC 2301# 0.15 mg/kg 29 33
DETSC 2301# 0.2 mg/kg 11 13
DETSC 2301# 0.3 mg/kg 26 43
DETSC 2325# 0.05 mg/kg < 0.05 < 0.05
DETSC 2301# 1 mg/kg 17 33
DETSC 2301# 0.5 mg/kg 0.5 < 0.5
DETSC 2301# 1 mg/kg 66 58
DETSC 2008# pH 6.9 7.0
DETSC 2130# 0.1 mg/kg 0.3 0.1
DETSC 2002# 0.1 % 1.9 1.0
DETSC 2024* 10 mg/kg 16 20
DETSC 2321# 0.01 % 0.04 0.01
DETSC 3321* 0.01 mg/kg < 0.01 < 0.01
DETSC 3321* 0.01 mg/kg < 0.01 < 0.01
DETSC 3321* 0.01 mg/kg < 0.01 < 0.01
DETSC 3521# 1.5 mg/kg < 1.50 < 1.50
DETSC 3521# 1.2 mg/kg < 1.20 < 1.20
DETSC 3521# 1.5 mg/kg < 1.50 < 1.50
DETSC 3521# 3.4 mg/kg < 3.40 < 3.40
DETSC 3521* 10 mg/kg < 10.00 < 10.00
DETSC 3321* 0.01 mg/kg < 0.01 < 0.01
DETSC 3321* 0.01 mg/kg < 0.01 < 0.01
DETSC 3321* 0.01 mg/kg < 0.01 < 0.01
DETSC 3521# 0.9 mg/kg < 0.90 < 0.90
DETSC 3521# 0.5 mg/kg < 0.50 < 0.50
DETSC 3521# 0.6 mg/kg < 0.60 < 0.60
DETSC 3521# 1.4 mg/kg < 1.40 < 1.40
DETSC 3521* 10 mg/kg < 10.00 < 10.00
DETSC 3521* 10 mg/kg < 10.00 < 10.00
DETSC 3321# 0.01 mg/kg < 0.01 < 0.01
DETSC 3321# 0.01 mg/kg < 0.01 < 0.01
DETSC 3321# 0.01 mg/kg < 0.01 < 0.01
DETSC 3321# 0.01 mg/kg < 0.01 < 0.01
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
Metals
Inorganics
Petroleum Hydrocarbons
PAHs
Naphthalene
Acenaphthylene
Aromatic C5-C35
TPH Ali/Aro Total C5-C35
Benzene
Ethylbenzene
Toluene
Xylene
Aromatic C7-C8
Aromatic C8-C10
Aromatic >EC10-EC12
Aromatic >EC12-EC16
Aromatic >EC16-EC21
Aromatic >EC21-EC35
Aliphatic >EC10-EC12
Aliphatic >EC12-EC16
Aliphatic >EC16-EC21
Aliphatic >EC21-EC35
Aliphatic C5-C35
Aromatic C5-C7
Organic matter
Sulphide
Sulphate as SO4, Total
Aliphatic C5-C6
Aliphatic C6-C8
Aliphatic C8-C10
Mercury
Nickel
Selenium
Zinc
pH
Cyanide, Total
Arsenic
Boron, Water Soluble (2.5:1)
Cadmium
Chromium
Copper
Lead
Symbol key at end of report Page 2 of 5

Page 209

Summary of Chemical Analysis
Soil Samples
Our Ref 25-14589
Client Ref ~ 10202-25
Contract Title ~ John Kane
Lab No 2530130 2530131
Sample ID ~ TP1 TP2
Depth ~ 0.40 1.10
Other ID ~
Sample Type ~ SOIL SOIL
Sampling Date ~ 24/06/2025 24/06/2025
Sampling Time ~ n/s n/s
Test Method LOD Units
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 0.1 mg/kg < 0.10 < 0.10
DETSC 3301 1.6 mg/kg < 1.6 < 1.6
DETSC 2130# 0.3 mg/kg < 0.3 < 0.3
Phenols
Benzo(a)pyrene
Indeno(1,2,3-c,d)pyrene
Dibenzo(a,h)anthracene
Benzo(g,h,i)perylene
PAH 16 Total
Phenol - Monohydric
Fluoranthene
Pyrene
Benzo(a)anthracene
Chrysene
Benzo(b)fluoranthene
Benzo(k)fluoranthene
Acenaphthene
Fluorene
Phenanthrene
Anthracene
Symbol key at end of report Page 3 of 5

Page 210

Summary of Asbestos Analysis
Soil Samples
Our Ref 25-14589
Client Ref ~ 10202-25
Contract Title ~ John Kane
Lab No Sample ID Material Type Result Comment* Analyst
2530130 TP1  0.40 SOIL NAD none Josh Best
2530131 TP2  1.10 SOIL NAD none Josh Best
Crocidolite = Blue Asbestos, Amosite = Brown Asbestos, Chrysotile = White Asbestos. Anthophyllite, Actinolite and Tremolite are other forms of Asbestos. Samples
are analysed by DETSC 1101 using polarised light microscopy in accordance with HSG248 and documented in-house methods. NAD = No Asbestos Detected.
Where a sample is NAD, the result is based on analysis of at least 2 sub-samples and should be taken to mean 'no asbestos detected in sample'. Key: * -not
included in laboratory scope of accreditation.
Symbol key at end of report Page 4 of 5

Page 211

Information in Support of the Analytical Results
Our Ref 25-14589
Client Ref ~ 10202-25
Contract ~ John Kane
Containers Received & Deviating Samples
Lab No Sample ID ~
Date
Sampled ~ Containers Received
Holding time
exceeded for tests
Incorrect
container for tests
2530130 TP1 0.40 SOIL 24/06/25 GJ 60ml, PT 1L
2530131 TP2 1.10 SOIL 24/06/25 GJ 250ml, GJ 60ml, PT 1L
Soil Analysis Notes
Inorganic soil analysis was carried out on a dried sample, crushed to pass a 250µm sieve
Organic soil analysis was carried out on an 'as received' sample. Organics results are corrected for moisture and expressed on a dry weight basis.
The Loss on Drying, used to express organics analysis on an air dried basis, is carried out at a temperature of 28°C +/-2°C.
Disposal
From the issue date of this test certificate, samples will be held for the following times prior to disposal :-
Soils - 1 month, Liquids - 2 weeks, Asbestos (test portion) - 6 months
Key:
~ Sample details are provided by the client and can affect the validity of the results
* -not accredited.
# -MCERTS (accreditation only applies if report carries the MCERTS logo).
$ -subcontracted.
n/s -not supplied.
I/S -insufficient sample.
U/S -unsuitable sample.
t/f -to follow.
nd -not detected.
End of Report Ver 25.03.07
Key: G-Glass P-Plastic J-Jar T-Tub
Normec DETS cannot be held responsible for the integrity of samples received whereby the laboratory did not undertake the sampling. In this instance samples
received may be deviating. Deviating Sample criteria are based on British and International standards and laboratory trials in conjunction with the UKAS note
'Guidance on Deviating Samples'. All samples received are listed above. However, those samples that have additional comments in relation to hold time,
inappropriate containers etc are deviating due to the reasons stated. This means that the analysis is accredited where applicable, but results may be compromised
due to sample deviations. If no sampled date (soils) or date+time (waters) has been supplied then samples are deviating. However, if you are able to supply a sampled
date (and time for waters) this will prevent samples being reported as deviating where specific hold times are not exceeded and where the container supplied is
suitable.
Symbol key at end of report Page 5 of 5

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Phase 2 Geoenvironmental Risk Assessment &
Exploratory Ground Investigation
104 Willougby StreetMuthill Perthshire PH5 2AE
14
Appendix 4 – Revised Conceptual Site Model (CSM)

Page 213

Campbell of Doune Ltd
Consulting Civil and Structural Engineers
78 King Street, Crieff, Perthshire, PH7 3HB
Registered Office:  Macfarlane Gray Accountants, Macfarlane Gray House,
FOR
AT
REVISION:
Registered in Scotland No. 277704
Tel: 01764 655459
DATE:
A family business since 1860
q BS5502 Class II Agricultural
q BS5950 Industrial
BUILDING DESIGN CLASSIFICATION
q Domestic
q Other
DESIGN CHECK LEVEL
q DCL1 - Self Check
q DCL2 - Simple Check
q DCL3 - Intermediate Check
q DCL4 - Extended Check
e-mail: info@campbellofdoune.co.uk
Castlecraig Business Park, Springburn Road, Stirling, FK7 7WT
www.campbellofdoune.co.uk
DRAWN SCALE DRAWING No.DATE PAPER SIZE
CONTACT WEB
Job No. Drawing Status
10202-25 Phase 1 Risk Assessment
-
Proposed Domestic Dwelling
-
104 Willoughby Street, Muthill, Perthshire, PH5 2AE
Mr John Kane
CONCEPTUAL SITE MODEL
SOURCE - PATHWAY - RECEPTOR
KG AS Noted 28/07/25 001 A3
X
X
R1
P2
P1
R2
SOURCE
S1 = Made Ground
PATHWAY
P1 = Human Uptake
P2 = Root Uptake
RECEPTOR
R1 = Onsite Users / Site Workers
R2 = Flora & Fauna
KEY
Topsoil & Grass Vegetation =
Subsoils =
Water Table =
Pathway =
S1

Page 214

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