(b) Planning Decision Notice, Report of Handling and Reference Documents (Pages 485-506)
Perth and Kinross Council · 3 August 2026
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4(iv)(b) LRB-2026-14 LRB-2026-14 - 25/01449/FLL - Change of use of an outbuilding to form short-term accommodation unit, 16 Craigie Road Perth PH2 0BH Planning Decision Notice Report of Handling Reference Documents (part included in applicant’s submission, pages 481)
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Page 1 of 3 Mr James Pargeter 16 Craigie Road Perth PH2 0BH 2 High Street Perth PH1 5PH Date of Notice:14th May 2026 Town and Country Planning (Scotland) Act (as amended) Planning, etc. (Scotland) Act 2006 (as amended) Application Reference: 25/01449/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 11th February 2026 for Planning Permission for Change of use of an outbuilding to form short-term accommodation unit 16 Craigie Road Perth PH2 0BH Kristian Smith Development Management & Building Standards Service Manager Reasons for Refusal 1. The proposal is considered contrary to National Planning Framework 4 (2023) Policies 14 (Design, Quality and Place) & 30 (Tourism), and Perth and Kinross Local Development Plan 2 (2019) Policies 1A/1B (Placemaking) & 17 (Residential Areas). The proposal would result in an unacceptable impact on local amenity, primarily that of the main dwellinghouse, due to the use of a residential curtilage for the purposes of a commercial nature. The established residential character is further undermined by repurposing part of the main dwellinghouse to accommodate WC/shower facilities for use by guests, outwith the redline boundary of the application site. Justification The proposal is not in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Notes 0 There are no relevant informatives.
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2 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 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 25/01449/FLL Ward No P10- Perth City South Due Determination Date 10th April 2026 (Extension of Time Requested until 8th May 2026 via a Planning Processing Agreement) Draft Report Date 2nd April 2026 Report Issued by Adam Cairns Date 5th May 2026 PROPOSAL: Change of use of an outbuilding to form short-term accommodation unit LOCATION: 16 Craigie Road Perth PH2 0BH 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 proposal is for a change of use of an outbuilding/single-storey garden cabin to form a short-term accommodation unit within the curtilage of 16 Craigie Road, in the residential neighbourhood of Craigie, Perth. SITE HISTORY 25/01655/FLL Change of use of an ancillary garden building to short term let accommodation unit Application Returned 14 November 2025 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 13: Sustainable Transport Policy 14: Design, Quality and Place Policy 23: Health and Safety Policy 30: Tourism 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 56: Noise Pollution Policy 60B: Transport Standards and Accessibility Requirements: New Development Proposals
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Statutory Supplementary Guidance Supplementary Guidance - Placemaking (adopted in 2020) OTHER MATERIAL CONSIDERATIONS Non-Statutory Guidance Planning Guidance - Loch Leven SPA, the Dunkeld-Blairgowrie Lochs SAC and the River Tay SAC Planning Guidance- Ancillary and Annex Accommodation Planning Guidance- Short-term Lets 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. 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.
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CONSULTATION RESPONSES Commercial Waste Team: The applicant should be informed that the short-term let unit will need to set up a commercial waste contract to dispose of any waste generated by the property. The waste cannot be disposed of as domestic waste or using the waste provision for 16 Craigie Road, Perth, PH2 0BH. Environmental Health (Noise Odour): No objection. Standard short-term let licensing informative recommended to be applied to any given consent. REPRESENTATIONS 1 objection and 1 general comment was received. The main issues raised in within the responses were: Lack or loss of car parking Road safety concerns Noise pollution 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
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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. Principle NPF4 Policy 30 (e) (Tourism) states development proposals for the reuse of existing buildings for short term holiday letting will not be supported where the proposal will result in: i. An unacceptable impact on local amenity or the character of a neighbourhood or area; or; ii. The loss of residential accommodation where such loss is not outweighed by demonstrable local economic benefits. In relation to criterion (i), while the proposal will unlikely impact on the residential amenity of neighbouring properties, the use of the garden cabin as a commercial operation for short-term letting is considered to represent an over-intensive use of a residential curtilage, tantamount to the creation of a new planning unit with the potential to detrimentally impact the amenity of the main dwellinghouse. The proposal would introduce a distinct commercial use associated with short-term let accommodation, resulting in a level of separation from the residential use of the property that is inappropriate within rear garden ground already constrained by limited space. The proposal’s impact on residential amenity will be discussed in greater detail below. In relation to criterion (ii), the proposal would result in the loss of an ancillary outbuilding to short-term let accommodation. The proposal would not have a significant impact on the availability of residential accommodation in the local area. There are economic benefits to the provision of small-scale holiday let accommodation within Perth to provide access to a range of tourist attractions and activities. The proposal is considered contrary to NPF4 Policy 30 (e), specifically criterion (i), and as such the principle of the proposal is not considered acceptable. Design and Layout/ Residential Amenity Generally, the design and scale of development should respect its surroundings and adhere to Policies 1A and B of LDP2 which relate to placemaking and NPF4 Policy 14 (Design, Quality and Place) which seeks to deliver well designed development.
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LDP2 Policy 17 (Residential Areas) states the Plan identifies areas of residential and compatible uses inside settlement boundaries where existing residential amenity will be protected and, where possible, improved. In addition, while the proposal is not categorised as ancillary accommodation and not entirely self-contained, the Ancillary and Annex Accommodation Planning Guidance is relevant, which states proposals should not result in the sub-division of an existing site and the creation of a new planning unit complete with self-contained accommodation, amenity ground and access/parking. The cabin is accessed from stepped pathway within the front garden and then via the side entrance of the main dwellinghouse. The cabin consists of a single room with no WC or shower facilities. It was confirmed by the applicant and during a site visit by the case officer that the proposal will rely upon facilities located within the dwellinghouse, outwith the redline boundary of the application site. These facilities will be located on the ground floor of the dwellinghouse, accessed via a bespoke entrance, and would exclusively be used by guests. As outlined within the ‘Principle’ section of this report, there are concerns regarding the over-intensive use of residential curtilage for a commercial operation, which consequently would result in the sub-division of the existing site and the creation of a new planning unit. Guests will rely upon WC and shower facilities located within the main dwellinghouse, this arrangement would not be commensurate with the residential function of the property, where part of the dwellinghouse will be effectively repurposed to serve a separate commercial operation, thus creating a fragmentary relationship between the dwellinghouse and cabin; and undermining the established residential character and amenity of the dwellinghouse, which is already constrained by lack of space, particularly within the rear garden ground. These issues are further exacerbated by the absence of a valid floor plan, failing to clearly demonstrate the relationship between the garden cabin and dwellinghouse and to the extent that the cabin is reliant on facilities located within the main dwellinghouse. With respect to the proposal’s impact on neighbouring residential amenity, it acknowledged that the cabin is situated in close proximity to neighbouring property ‘Cala-Sona’. Due to the modest scale and nature of the cabin, and given that the closest section of the neighbouring property is a garage, which constitutes a a non- habitable room, it is unlikely to have a detrimental impact on the residential amenity of the neighbouring property. The proposal therefore considered contrary to NPF4 Policy 14 and LDP2 Policies 1A/1B and Policy 17.
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Roads and Access The property is accessed via an existing vehicular opening in a stone boundary wall, with a parking area situated within the front garden. In terms of public transport provision, there are a number of bus stops and a train station in close proximity. An objection has raised issues relating to the narrow nature of the opening which only allows for single-vehicle access, which may lead to guests or the occupiers parking out on the street. Following a site visit by the case officer, the applicant submitted a parking justification statement confirming that the front garden can accommodate up to three vehicles, and if additional vehicles are expected beyond this capacity, they can be accommodated by unrestricted on-street parking on Craigie Road. Given the scale of the operation (a 1-room garden cabin accommodating up to 2 guests) and the off-street parking capacity in the front garden, the proposal is not considered to have a significant impact on on-street parking provision. Notwithstanding the above, while not a reason for refusal, it is important to acknowledge that parking area, in similar manner to the WC/shower facilities, is located outwith the redline boundary of the application site. This further exemplifies the fragmentary nature of the development, where the proposal is dependent on facilities outwith its boundary. Drainage and Flooding There are no drainage or flooding implications associated with this proposal. Conservation Considerations There is no conservation implications associated with this proposal. Natural Heritage and Biodiversity There are no natural heritage or biodiversity implications associated with this proposal. Developer Contributions The Developer Contributions Guidance is not applicable to this application and therefore no contributions are required in this instance. Economic Impact
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The economic impact of the proposal is likely to be minimal and limited to the construction phase of the development. VARIATION OF APPLICATION UNDER SECTION 32A This application was not varied prior to determination, in accordance with the terms of section 32A of the Town and Country Planning (Scotland) Act 1997, as amended. PLANNING OBLIGATIONS AND LEGAL AGREEMENTS None required. DIRECTION BY SCOTTISH MINISTERS None applicable to this proposal. CONCLUSION AND REASONS FOR DECISION To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to be contrary to the Development Plan. Account has been taken of the relevant material considerations, and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is refused on the grounds identified below. Reasons for Refusal 1. The proposal is considered contrary to National Planning Framework 4 (2023) Policies 14 (Design, Quality and Place) & 30 (Tourism), and Perth and Kinross Local Development Plan 2 (2019) Policies 1A/1B (Placemaking) & 17 (Residential Areas). The proposal would result in an unacceptable impact on local amenity, primarily that of the main dwellinghouse, due to the use of a residential curtilage for the purposes of a commercial nature. The established residential character is further undermined by repurposing part of the main dwellinghouse to accommodate WC/shower facilities for use by guests, outwith the redline boundary of the application site.
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Justification The proposal is not in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Informatives There are no relevant informatives. Procedural Notes Not Applicable. PLANS AND DOCUMENTS RELATING TO THIS DECISION 01 02
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