(b) Planning Decision Notice, Report of Handling and Reference Documents (Pages 447-466)
Perth and Kinross Council · 3 August 2026
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4(iii)(b) LRB-2026-13 LRB-2026-13 - 26/00070/FLL - Alterations and extension to dwellinghouse, formation of steps and raised decking, Old Barn, Bridge of Cally, Blairgowrie, PH10 7JJ Planning Decision Notice Report of Handling Reference Documents (part included in applicant’s submission, pages 422-446)
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Page 1 of 3 Mr James And Mrs Ruth Cloherty c/o RGG Design And Architectural Services Ltd Ross Greig 82 Orchard Way Inchture PH14 9RU 2 High Street Perth PH1 5PH Date of Notice: 5th March 2026 Town and Country Planning (Scotland) Act (as amended) Planning, etc. (Scotland) Act 2006 (as amended) Application Reference: 26/00070/FLL I am directed by the Planning Authority under the Town and Country Planning (Scotland) Acts currently in force, to refuse your application registered on 22nd January 2026 for Planning Permission for Alterations and extension to dwellinghouse formation of steps and raised decking Old Barn Bridge Of Cally Blairgowrie PH10 7JJ Kristian Smith Development Management & Building Standards Service Manager Reasons for Refusal 1. The extension, by virtue of its prominent position on the principal elevation, excessive width, height and projection, breaching of the eaves line and poor window ar-rangement on the south elevation, would visually jar with the existing building. This would result in an unacceptable adverse impact upon the character and visual amenity of the converted barn, and an adverse impact upon the setting of the adjacent category B-listed Bridge of Cally. Refusal of the application is therefore in line with Policy 14(c) of National Plan-ning Framework 4 2023, which states that development proposals that are poorly designed and detrimental to the amenity of the surrounding area will not be supported. Furthermore, approval would be contrary to Policies 7(c), 14(a)+(b) and 16(g) of National Planning Framework 4 2023, Policies 1A, 1B(c), 17(c) and 27A of Perth and Kinross Local Development Plan 2 2019 and the Perth & Kinross Place-making Guide, which seek to ensure that development contributes positively to the quality of the surrounding built environment in terms of design, position, form, proportions and appearance, in order to respect the character and amenity of the place and to protect the setting of adjacent listed buildings.
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2 Justification The proposal is not in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. The plans and documents which form part of this decision are listed below and are displayed as ‘refused’ on Perth and Kinross Council’s website at www.pkc.gov.uk “Online Planning Applications” page. Plan Reference 01 02 03 04 Should you require further information regarding the decision please contact either developmentmanagement@pkc.gov.uk or call 01738 475300, quoting the above planning reference number, and you’ll be directed to the most appropriate person.
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REPORT OF HANDLING DELEGATED REPORT Ref No 26/00070/FLL Ward No P3- Blairgowrie And Glens Due Determination Date 21st March 2026 Draft Report Date 5th March 2026 Report Issued by Keith Stirton Date 5th March 2026 PROPOSAL: Alterations and extension to dwellinghouse formation of steps and raised decking LOCATION: Old Barn Bridge Of Cally Blairgowrie PH10 7JJ SUMMARY: This report recommends refusal of the application as the development is considered to be contrary to the relevant provisions of the Development Plan and there are no material considerations apparent which justify setting aside the Development Plan. BACKGROUND AND DESCRIPTION OF PROPOSAL The Old Barn sits prominently as part of a small group of buildings on the southern approach to the category B-listed Bridge Of Cally, north of Blairgowrie. This application seeks detailed planning permission for the erection of a kitchen extension on the principal (south) elevation, along with the formation of an extended raised decking, balustrade and steps. SITE HISTORY 25/00313/CLP Alterations and extension to dwellinghouse Application Returned – 3 April 2025 25/01241/FLL Extension to dwellinghouse and formation of steps and raised decking Application Refused – 6 October 2025 PRE-APPLICATION CONSULTATION Case officer advised agent of remaining concerns between refusal of 25/01241/FLL and determination of 26/00070/FLL.
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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 7: Historic Assets and Places Policy 14: Design, Quality and Place Policy 16: Quality Homes Perth and Kinross Local Development Plan 2 – Adopted November 2019 The Local Development Plan 2 (LDP2) is the most recent statement of Council policy and is augmented by Supplementary Guidance. The principal policies are: Policy 1A: Placemaking Policy 1B: Placemaking Policy 17: Residential Areas Policy 27A: Listed Buildings Statutory Supplementary Guidance Supplementary Guidance - Placemaking (adopted in 2020)
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OTHER MATERIAL CONSIDERATIONS Historic Environment Policy for Scotland HEPS is a national policy statement published by Historic Environment which defines how decisions should be made in relation to management and protection of the historic environment. HEPS is supported by Managing Change guidance notes covering a range of topics that affect the historic environment, including: Managing Change in the Historic Environment: Setting 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. CONSULTATION RESPONSES Scottish Water No objections – informative note recommended for any approval. INTERNAL COMMENTS Conservation Team Verbal confirmation that this revised proposal does not adequately address the concerns raised in relation to the previous application, Ref: 25/01241/FLL, during which the following concerns were raised: “The proposal would fail to preserve the character and special architectural interest of the listed Bridge of Cally”. REPRESENTATIONS Number of representations received: 0
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Additional Statements Received: Screening Opinion Not Required Environmental Impact Assessment (EIA): Environmental Report Not Required Appropriate Assessment under Habitats Regulations AA Not Required Design Statement or Design and Access Statement Submitted Report on Impact or Potential Impact eg Flood Risk Assessment Not Required APPRAISAL Sections 25 and 37 (2) of the Town and Country Planning (Scotland) Act 1997 require that planning decisions be made in accordance with the development plan unless material considerations indicate otherwise. The Development Plan comprises NPF4 and the Perth and Kinross Local Development Plan 2019. The relevant policy considerations are outlined in the policy section above and are considered in more detail below. In terms of other material considerations, involving considerations of the Council’s other approved policies and supplementary guidance, these are discussed below only where relevant. The determining issues in this case are whether; the proposal complies with development plan policy; or if there are any other material considerations which justify a departure from policy. Policy Appraisal Alterations and extensions to an existing domestic dwellinghouse are generally considered to be acceptable in principle. Nevertheless, consideration must be given to the scale, form, massing, design, position, proportions and external appearance of the proposed development, within the context of the application site, and whether it would have an adverse impact upon visual or residential amenity. Design and Layout The Old Barn sits prominently as part of a small group of buildings on the southern approach to the category B-listed Bridge Of Cally, north of Blairgowrie. Each of the buildings have white-washed rubble walls, pitched slate roofs, traditional window proportions and green painted window surrounds, which provides a sense of unity through a cohesive appearance.
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This application seeks detailed planning permission for the erection of a kitchen extension on the principal (south) elevation. The proposed extension would have a pitched roof with a pair of windows to each side and a single window which would be offset on the front gable end. An extended raised decking with balustrade and steps is proposed on the east gable end, and an external plat and steps is proposed in place of an existing single storey flat roofed structure on the rear (north) elevation. Visual Amenity and Conservation Considerations The Perth & Kinross Placemaking Guide states that “Front extensions should generally be avoided, in particular where they dominate the principal elevation of the property or where visual impact on an established streetscape is evident”. The converted barn building has a recti-linear footprint, and it retains its charming traditional appearance. The proposed kitchen extension would visually jar with the existing building due to its prominent position on the principal elevation and its excessive width and projection. Additionally, the height of the extension would breach the eaves line of the house and the poor offset window arrangement on the south gable end would result in an incongruous appearance, to the detriment of the traditional character of the converted barn. This would also result in an adverse impact upon the setting of the adjacent category B-listed Bridge of Cally. Refusal of the application is therefore in line with Policy 14(c) of National Planning Framework 4 2023, which states that development proposals that are poorly designed and detrimental to the amenity of the surrounding area will not be supported. Furthermore, approval would be contrary to Policies 7(c), 14(a)+(b) and 16(g) of National Planning Framework 4 2023, Policies 1A, 1B(c), 17(c) and 27A of Perth and Kinross Local Development Plan 2 2019 and the Perth & Kinross Placemaking Guide, which seek to ensure that development contributes positively to the quality of the surrounding built environment in terms of design, position, form, proportions and appearance, in order to respect the character and amenity of the place and to protect the setting of adjacent listed buildings. It is also noted that the drawings contain an annotation to the effect that the white paint would be removed from the stone of the existing building, which would interrupt the cohesive appearance of the established building group. Residential Amenity The applicant’s agent states that the location of the proposed kitchen extension has partly been selected to offer enhanced privacy to the converted barn, given its orientation and close proximity to the car park of the adjacent hotel.
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However, the proposal also includes the installation of a set of multi-fold doors in the principal elevation of the lounge, which would actually increase the interaction between the lounge and the car park. Had these doors not been included in the proposal, there may be no need for the kitchen extension to be located on the principal elevation to mitigate the increased interaction between the car park and the principal living space. It therefore follows that refusing this application is consistent with Policy 17 of Perth & Kinross Local Development Plan 2, which states that existing residential amenity will be protected and, where possible, improved. The residential amenity of neighbouring properties would not be adversely impacted by the proposed development in terms of overlooking or overshadowing, given their relative positions, orientations and distances. Alternative Proposals As noted in the previously refused application and correspondence with the applicant’s agent since, whilst the development proposal put forward under this application is unacceptable, it may be worth pursuing an alternative method of achieving additional accommodation, such as whether it would be appropriate to extend the east gable end or by incorporating the integral shop within the footprint of the house through a separate planning application for change of use. The applicant’s agent has cited the sloping land as a reason for not extending the east elevation but has stopped short of evidencing that this is not possible. No response has been provided in relation to the suggestion that the shop footprint is incorporated into the dwellinghouse, although it is noted that the supporting statement refers to the applicant considering future business options. Nevertheless, the present proposals are unacceptable for the aforementioned reasons. Developer Contributions The Developer Contributions Guidance is not applicable to this application and therefore no contributions are required in this instance. Economic Impact The economic impact of the proposal is likely to be minimal and limited to the construction phase of the development. PLANNING OBLIGATIONS AND LEGAL AGREEMENTS None required.
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DIRECTION BY SCOTTISH MINISTERS None applicable to this proposal. CONCLUSION AND REASONS FOR DECISION To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to be contrary to the Development Plan. Account has been taken of the relevant material considerations, and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is refused on the grounds identified below. Reasons for Refusal 1 The extension, by virtue of its prominent position on the principal elevation, excessive width, height and projection, breaching of the eaves line and poor window arrangement on the south elevation, would visually jar with the existing building. This would result in an unacceptable adverse impact upon the character and visual amenity of the converted barn, and an adverse impact upon the setting of the adjacent category B-listed Bridge of Cally. Refusal of the application is therefore in line with Policy 14(c) of National Planning Framework 4 2023, which states that development proposals that are poorly designed and detrimental to the amenity of the surrounding area will not be supported. Furthermore, approval would be contrary to Policies 7(c), 14(a)+(b) and 16(g) of National Planning Framework 4 2023, Policies 1A, 1B(c), 17(c) and 27A of Perth and Kinross Local Development Plan 2 2019 and the Perth & Kinross Placemaking Guide, which seek to ensure that development contributes positively to the quality of the surrounding built environment in terms of design, position, form, proportions and appearance, in order to respect the character and amenity of the place and to protect the setting of adjacent listed buildings. Justification The proposal is not in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Informative Notes Not Applicable.
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Procedural Notes Not Applicable. PLANS AND DOCUMENTS RELATING TO THIS DECISION 01 02 03 04
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