(b) Planning Decision Notice, Report of Handling and Reference Documents (Pages 563-586)
Perth and Kinross Council · 3 August 2026
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5(i)(b) LRB-2026-07 LRB-2026-07 25/00996/IPL - Erection of a dwellinghouse (in principle), land 45 metres west of Lunanbrae, Wester Essendy, Blairgowrie, PH10 6RA Planning Decision Notice (included in applicant’s submission, pages 546-547) Report of Handling (included in applicant’s submission, pages 548-559) Reference Documents (part included in applicant’s submission, pages 543-545)
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1 Planning Statement In support of Planning Permission in Principle for Residential Development, Land West of Lunanbrae, Wester Essendy, Blairgowrie PH10 6RA On behalf of Mr J McPherson
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2 1. Introduction 1.1 Overview 1. 2 The Applicant 2. Site Appraisal 2.1 Site Description 3. Planning History 4. Design Process 4.1 Design Brief 4.2 Response to Site and Context 4.3 Development Proposal 4.4 Sustainability 5. Planning Policy 5.1 National Planning Framework 4 5.3 Perth and Kinross Local Development Plan 2019 6. Discussion
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3 1. Introduction 1.1 Overview The Planning Statement is lodged in support of an application for planning permission in principle for a single house on land to the west of Lunanbrae, Wester Essendy. The site extends to 3600 sqm, and comprises part of a larger field, the rest of which will remain undeveloped. The field slopes steeply to the the north, as a result the land is only of use for grazing. The land is separate for any farm holding and therefore has no current use or prospect of a return to an active agricultural use. The surrounding area is in mixed use with a variety of commercial and residential properties in evidence. The current proposal seeks planning permission in principle for house set within an enhanced landscape setting. It is submitted that the proposal represents an appropriate extension to an existing building group and continues the established linear development pattern While the current application seeks planning permission in principle at this time, the intention would be to develop a house of a scale and nature appropriate to the rural setting. It is considered that the proposal complies with the current planning policies of the National Planning Framework 4 and Perth and Kinross Council. 1.2 The Applicant The applicants live in Lunanbrae and own the application site and the wider field. 2. Site Appraisal 2.1 Site Description The application site measures 3600 sqm and comprises the southern section of a larger field. The site slopes down to the north towards the Loch of Drumellie. The application site has established boundaries on two sides consisting of the public road to the south, and existing residential property to the east. The site sits as part of the existing linear group of buildings which front onto the public road and includes a range of commercial and residential properties which comprises: • 16 residential homes, Junkin Pittendyke, Ridgeway, Lunanbrae, Ar Dachaigh, Drumellie Bungalow - Residential, The Brackens, Rockdale, Newlands, Duntreaver House, Tovierre House, Lochview, Copper view, Moorcroft, Ormiston and The Sheiling • 2 residential properties which incorporate busineses- Drumloch and Sheigra • 4 farms hubs- Aitkenhead Farm , D&G Grant, Benachally, Sholach and Drumellie • 2 tourist chalets at D&G Grant • Caravan parks used for seasonal workers at Benachally.
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4 Therefore, it is clear that the area comprises an established building group formed in a linear pattern with properties fronting on to the public road. Ariel photo demonstrating the application site which sits as part of the linear building group at Wester Essendy 2.4 Land Classification The application site is currently small field identified as Grade 3.1 on the Macaulay Institutes Land Capability for Agriculture classification. The site is in the ownership of Lunan Brae and is separate from any active farm holding. The land classifications for the soil are now over 40 years old and fail to consider pockets of poorer land that could lie within the higher grades of land. The application site is part of a larger field, the rest of which will remain undeveloped. The site is currently vacant and has had no active use for approx. 20+ years. The site is remote form any active farm holding and slopes over 25 degrees to the north, therefore would be difficult to cultivate by modern large farm machinery. It is submitted that for these reasons the field cannot be farmed economically nowadays which would prove problematic for large farm machinery. Therefore, it is submitted that in fact this small section of field is unsuitable for modern farming and as a result the 3.1 land classification is not supported. 3. Planning History There is no planning application history on the site. Within the immediate area there has been some recent new residential development, extensions and alterations to existing homes and new visitor accommodation. Examples of recent development are as follows:
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5 • 22/01416/AML Land North of Flolda, Essendy, Erection of Holiday accommodation units, approved November • 22/01957/IPL Land SE of Loch View, Wester Essendy approved March 2023 • 21/01648/IPL Land NE of Henderson Marquee Hire, Essendy, Erection of House approved January 2022 • 23/00161/FLL Land East of Brackens, Wester Essendy, erection of house approved April 2023 This recent planning history demonstrates the established building group at Wester Essendy and the evolving nature of the group. 4. Design Process 4.1 Design Brief The design has developed from the applicants’ desire to make best use of this small field which has no current use and no prospect of any useful function given the sloping nature of the land and the fact that is is separate from any active farm holding, while providing a sustainable and accessible home. The applicants are committed to a high-quality sustainable design which provides a good residential environment while continuing the established development pattern. 4.2 Response to Site and Context The most important feature in the consideration of the proposal is how the proposed house will fit with the surrounding landscape setting, will continuing the development pattern and as a result will accord with the policies of Perth and Kinross. 4.3 Development Proposals The current application seeks planning permission in principle for a single house with associated amenities including garden ground, off street parking, refuse storage. While the application seeks the principle of development only at this time, an indicative layout plan has been provided to demonstrate how the house could be accommodated should the principle of development be established. The indicative plan is for information only and does not form part of the formal proposal. If the principle of the proposal is granted the final design and layout will be subject to a further application for the approval of Perth & Kinross Council. The indicative plan shows the house in line with the neighbouring houses Lunanbrae and Ridgeway with a frontage to the adjoining public road benefiting from a south facing aspect making the most of the expansive views while maximising solar gain. The house will be of a similar scale and plot size to the existing houses in the immediate area, specifically Lunanbrae to the east. The proposed house will be located between Lunanbrae to the east and the premises of D&G Grant to the west and will not extend ribbon development but will rather continue the established linear development pattern of the building group. While detailed house designs are not available at this time, the intention is for an attractive, sustainable family home. The design and finishing materials will be appropriate to the countryside location.
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6 Proposed indicative layout The proposed house will be set within an enhanced landscape setting with new native landscaping providing a net biodiversity enhancement while improving habitat opportunities within this area. The site will take access to the public road which has good visibility in both directions. In terms of servicing, the proposed house will have SUDs and septic tank. 4.4 Sustainability The scheme utilises part of a field which is of limited if any agricultural use therefore the use of the site will make best use of land as a scarce resource. The proposed house will be orientated to the south making best use of solar gain opportunities. The final design, which will be subject to the approval of Perth and Kinross Planning Service, will incorporate renewable heat source and be constructed to all current building control standards. The house will be insulated to an enhanced level including PV panels and a form of renewable heating, either air source or ground source, to be confirmed. The property will further include sustainable urban drainage systems. 5. Development Plan Policy 5.1 National Planning Framework 4 NPF4 was adopted on the 13th of February 2023 and forms part of the development plan. It is important to recognise that as National Planning Framework postdates the Perth Local Development Plan 2019, NPF4 takes precedence. NPF4 is guided by spatial principles, of relevance in the determination of the current application are the following: • Conserving and recycling assets: We will make productive use of existing buildings, places, infrastructure and services, locking in carbon, minimising waste, and building a circular economy. • Rural revitalisation. We will encourage sustainable development in rural areas, recognising the need to grow and support urban and rural communities together.
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7 The current proposal fully aligns with these spatial principles as it will make best use of land. Given the slope of the field and the fact that the field is remote from an agricultural holding the field is not in an active use and has no prospect of an active agricultural use. The proposal will result in an appropriate, small scale and sustainable development which continues the existing development pattern within the rural area. The relevant provisions of NPF4 that require consideration in terms of this application are – • Policy 1 Sustainable Places • Policy 2 Climate mitigation and adaptation • Policy 3 Biodiversity • Policy 14 (Design, Quality and Place) • Policy 17 (Rural Homes) Policy 1 Sustainable Places Policy Outcomes: seeks to encourage, promote and facilitate development that addresses the global climate emergency and nature crisis. When considering all development proposals significant weight will be given to the global climate and nature crises. Policy 2 Climate mitigation and adaptation again seeks to encourage, promote and facilitate development that minimises emissions from development. c) Development proposals to retrofit measures to existing developments that reduce emissions or support adaptation to climate change will be supported. Response to Policy 1 and 2: the proposal will result in the use of an area of vacant land. Given the slope of the land and the disconnection from an active farm unit, the land has no current use or prospect of a return to agriculture. The proposed house represent an appropriate addition to an established rural group contributing to compact growth while assisting with rural revitalisation. The proposed house will be designed and constructed to minimis emissions. Therefore, it is submitted that proposal complies with Policy 1 and 2. Policy 3 Biodiversity Policy Intent: To protect biodiversity, reverse biodiversity loss, deliver positive effects from development and strengthen nature networks. a) Development proposals will contribute to the enhancement of biodiversity, including where relevant, restoring degraded habitats and building and strengthening nature networks and the connections between them. Proposals should also integrate nature-based solutions, where possible.
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8 Response: The detailed plans will include a considered landscape plan which will incorporate native planting. This will bring a net biodiversity enhancement and will improve habitat opportunities within the sites. Therefore, it is submitted that proposal complies with Policy 3. Policy 14 Design, quality and place a) Development proposals will be designed to improve the quality of an area whether in urban or rural locations and regardless of scale. b) Development proposals will be supported where they are consistent with the six qualities of successful places: Healthy: Supporting the prioritisation of women’s safety and improving physical and mental health. Pleasant: Supporting attractive natural and built spaces. Connected: Supporting well connected networks that make moving around easy and reduce car dependency Distinctive: Supporting attention to detail of local architectural styles and natural landscapes to be interpreted, literally or creatively, into designs to reinforce identity. Sustainable: Supporting the efficient use of resources that will allow people to live, play, work and stay in their area, ensuring climate resilience, and integrating nature positive, biodiversity solutions. Adaptable: Supporting commitment to investing in the long-term value of buildings, streets and spaces by allowing for flexibility so that they can be changed quickly to accommodate different uses as well as maintained over time. Response: The development will result in the use of part of the large garden area within an existing rural grouping. Response: The proposal will continue the established development pattern providing a single house set within an enhanced landscape setting providing net biodiversity and habitat gains. The proposal will provide a healthy environment with the development of a low-density, high-quality, accessible and adaptable home. The house will be designed to be sustainable and will meet current building standards using sustainable materials and a sustainable source heating. Therefore, it is submitted that the proposal complies with Policy 14 Design, quality and place. Policy 17 Rural homes Policy Outcomes: • Improved choice of homes across tenures so that identified local needs of people and communities in rural and island areas are met.
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9 • Homes are provided that support sustainable rural communities and are linked with service provision. • The distinctive character, sense of place and natural and cultural assets of rural areas are safeguarded and enhanced. Response: The proposed individually designed and sustainable home which will continue the linear development pattern of the existing group and will make a positive contribution to the character of the area while providing appropriate new development in the countryside. Policy 17 requires that LDPs set out tailored approaches to rural housing. In Perth and Kinross this is provided by Policy 19 Housing in the Countryside of the Perth and Kinross LDP 2019 supported by The Housing in the Countryside Supplementary Guidance 2020. These policies will be considered later within this report. It is submitted that the proposal complies with Policy 17. Policy 22 Flood Risk and Water Management Policy Intent: To strengthen resilience to flood risk by promoting avoidance as a first principle and reducing the vulnerability of existing and future development to flooding. Response: The SEPA maps indicate no flood risk on the site. Therefore, the proposal will comply with Policy 22. Overall, the proposal complies with the spatial principles and relevant policies of NPF4. 5.2 Perth and Kinross Local Development Plan 2019 The policies in relation to the current application site are relevant to this proposal. • Policy 1A: Placemaking • Policy 1B: Placemaking • Policy 1C: Placemaking • Policy 2: Design Statements • Policy 5: Infrastructure Contributions • Policy 19: Housing in the Countryside • Policy 32: Embedding Low & Zero Carbon Generating Technologies in New Development • Policy 38A Nature Conservation Sites • Policy 45A Lunan Lochs Catchment Area • Policy 53A: Water Environment and Drainage In addition, the following Supplementary Guidance is of relevance • Affordable Housing • Developer contributions
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10 • Housing in the Countryside Supplementary Guidance Placemaking Guidance These policies will be considered in the Discussion section. 6. Discussion The Town and Country Planning (Scotland) Act 1997 as amended requires that planning decisions be made in accordance with the development plan unless material considerations indicate otherwise. The application seeks planning permission in principle for a single new family home within an enhanced landscape setting. While the application seeks planning permission in principle only at this time, an indicative layout plan has been provided to aid consideration of the proposal. This indicates a single house of a scale and nature similar to those existing properties within the immediate area. The house will continue the established development pattern, with the proposed house set back from the road, in line with the existing house to the east, providing a high-quality home. The house will take access to the public road to the south, which offers excellent visibility in both directions. The existing group at Wester Essendy which includes a range of residential, commercial and tourist uses is linear in nature, the proposed development is an infill site within the linear grouping and will not extend the group. The immediate area includes a range of buildings, styles, materials, ages all in evidence. It is proposed to provide a single high quality family home set within garden ground of similar scale to the neighbouring properties designed to fit with the rural setting. The house will be finished with a limited palette of materials ensuring it integrates with the site and its surroundings. The proposal will further include a detailed landscape scheme using native planting providing enhanced biodiversity opportunities. The site is generous, providing a high level of residential amenity for the prospective residents while protecting the amenity of the existing residents. Considering the specific policies of the Perth and Kinross LDP of relevance to the current application: Policy 1A and 1B: Placemaking Development, development must contribute positively to the quality of the surrounding built and natural environment, respecting the character and amenity of the place. Response: In the current circumstances the proposed site utilises part of a field which is remote from a farm holding. Further, the field slopes to the north and as a result is of limited of any use for modern farming as the large machinery cannot access the land. The proposed house site is located within the existing group of houses and commercial properties which run in a linear pattern on both sides of the existing public road. The existing group has grown organically over time and comprises a mix of houses, commercial uses of varying types and dates, most recently new development has been approved as recently as 2022 and 2023 for residential and visitor accommodation uses. The proposed house will be located on a generous plot which will provide all associated amenities including garden and parking. In terms of the specific requirement of Policy 1B we would respond as following All proposals should meet all the following placemaking criteria:
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11 (a) Create a sense of identity by developing a coherent structure of streets, spaces, and buildings, safely accessible from its surroundings. Response: The proposed development provides a logical and appropriate continuation of the linear group at Wester Essendy. b) Consider and respect site topography and any surrounding important landmarks, views or skylines, as well as the wider landscape character of the area. Response: The indicative layout demonstrates the proposed house in line with the adjacent house at Lunanbrae and respects the north/south orientation of the site. The proposed house will be set back from the road providing a welcoming and active frontage to the road. The development will include generous landscape scheme providing enhanced biodiversity opportunities. c)The design and density should complement its surroundings in terms of appearance, height, scale, massing, materials, finishes and colours. Response: The proposed house will be set in a generous plot similar in scale to the surrounding houses. While detailed design is not available at this time it is intended that the proposed house will be of a scale and nature appropriate to the rural surrounding and will provide a high-quality solution to the site. (d) Respect an existing building line where appropriate or establish one where none exists. Access, uses, and orientation of principal elevations should reinforce the street or open space. Response: The proposed house continue the established building line and will be positioned in line with Lunanbrae and Ridgeway to the east. (e) All buildings, streets, and spaces (including green spaces) should create safe, accessible, inclusive places for people, which are easily navigable, particularly on foot, bicycle and public transport. Response: the proposed housing faces south towards the public road creating a welcoming and active frontage. (f) Buildings and spaces should be designed with future adaptability, climate change and resource efficiency in mind wherever possible. Response: The proposed house will be fully accessible and adaptable. The structure of the building will fully adhere to current building regulations with sustainability at the core of the design. (g) Existing buildings, structures and natural features that contribute to the local townscape should be retained and sensitively integrated into proposals. Response: No comment
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12 (h) Incorporate green infrastructure into new developments to promote active travel and make connections where possible to blue and green networks. Response: The detailed design will incorporate generous landscaping providing enhanced biodiversity and habitat opportunities. Further, the house will incorporate SUDs. (i) Provision of satisfactory arrangements for the storage and collection of refuse and recyclable materials (with consideration of communal facilities for major developments). Response: The proposed house will incorporate facilities for the storage of waste. (j) Sustainable design and construction. Response: The design and construction will be developed to fully adhere to current building standards. Policy 5: Infrastructure Contributions, the Policy requires developer contributions to be paid where new developments (either alone or cumulatively) exacerbate a current or generate a need for additional infrastructure provision or community facilities. Response: In the current circumstances the application site falls within the catchment of Newhill primary school, it is understood a contribution may be required. The applicant is aware of this requirement and is content to meet any request for developer contributions should these be required. In terms of affordable housing, as this proposal is for a single dwelling, there is no requirement for any affordable housing provision. Policy 19 Housing in the Countryside supported by The Housing in the Countryside Supplementary Guidance 2016, (HITCG) looks to balance the need to protect outstanding landscape while allowing development within the rural areas. The Council confirm support for proposals for the erection, or creation through conversion, of single houses and small groups of houses in the countryside which fall into at least one of the following categories: 1. building groups; 2. infill sites; 3. new houses in the open countryside on defined categories of sites as set out in Section 3 of the Supplementary Guidance; 4. renovation or replacement of houses; 5. conversion or replacement of redundant non-domestic buildings; 6. development on rural brownfield land. Response It is submitted that the proposal falls to be considered as an appropriate addition to an existing, well established and continuing evolving Building Group. The Supplementary Guidance provides advice defining a building group, confirming
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13 “For the purposes of this Supplementary Guidance a building group is defined as 3 or more existing buildings of a size at least equivalent to a traditional cottage and which, when viewed within their landscape setting, appear as a group. The majority of the buildings in the group should be either residential or be suitable for conversion to residential under Category 5 of this guidance. Premises which are smaller than a traditional cottage, such as small domestic garages and outbuildings, will not count towards the requirement for at least 3 buildings.” In the current circumstances the existing group of houses at Wester Essendy comprises includes 16 residential properties and a number of commercial properties all of which are set in a linear pattern with frontages to the public road. Therefore, Wester Essendy, which includes Lunanbrae and Ridgeway clearly falls within the accepted definition of a “building group”. The Guidance goes on “Permission may be granted, subject to the criteria above, for houses which extend the group into a readily definable adjacent site. This will be formed by existing topography, roads or well-established existing landscape features such as a watercourse or mature tree belt which will provide a suitable setting.” The application site is located adjacent to Lunanbrae with established boundaries to the to the south and east. The site represents an infill site within an established linear building group which comprises a mix of modern and more traditional homes, commercial premises and farm hubs. As such the proposal complies with the necessary requirements to permit an extension to the building group. The HITC SG warns against proposals which create or contribute towards ribbon development. Ribbon development is defined as a line of houses built along an existing road each served by an individual access. The Guidance goes on to confirm that “Each case will require to be assessed on its own merits, and it will depend on whether linear development is a character of the area, but in general terms proposals which will result in a continuous line of 5 or more houses will be considered as creating ribbon development and will not be supported. The extension of a linear building group – to create a continuous line of no more than 5 houses – will only be supported where the group is being extended into a readily definable site.” In the current circumstances the established building group Wester Essendy comprises linear building group. The proposed site is located within that group with existing properties to the west and east. The application site provides infills a gap within that linear grouping and will not extend the group along the public road. The proposed house continues the established development pattern and will be set in line with the existing houses at Lunanbrae and Ridgeway. Therefore, it is submitted that given the above, the proposed development represents an acceptable extension of an existing building group, and the proposed layout will not result in ribbon development. In terms of the design considerations
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14 • There are no designations or constraints on the application site which affect development. • The design and layout have been designed to follow the topography of the site and the existing development pattern. • The design will provide a single high-quality family home designed to reflect the existing building group in terms of scale, design and materials. • The proposed house will benefit from a south facing aspect to take maximum advantage of the solar gain opportunities. Further, the detailed design will include sustainable urban drainage systems, will be insulated to an enhanced level and will include PV panels and a form of renewable heating (either air source or ground source), to be confirmed. • A limited palette of locally sources materials will be used within the development. • The site benefits from long established boundaries to the south and east. The site represents and infill site within the established linear group. • The proposed development incorporates off street parking. Policy 38A Nature Conservation Sites The site lies within the Lunan Valley area, which requires that development does not adversely impact the areas in which they are located. The proposed site lies within an established building group and will not extend the group beyond its existing boundaries. As a result, given the existing built development and the proposed landscaping enhancement it is submitted that the proposed development will not be out of place as it is seen in the context of the wider Wester Essendy group. Policy 45A ad B Lunan Lochs Catchment Area Requires that the Lunan Lochs are not impacted by the development. The current proposal seeks planning permission in principle at this time. If approved the reserved matters application will be accompanied by a drainage plan which will demonstrate that the proposed small-scale development of a single homes will not impact the water quality and phosphorus betterment can be achieved. Policy 32 Embedding Low and Zero Carbon Generating Technology in New Development. Proposals for all new buildings will be required to demonstrate that at least 10% of the current carbon emissions reduction set by Scottish Building Standards will be met through the installation and operation of low and zero-carbon generating technologies. A statement will be required to be submitted demonstrating compliance with this requirement. The percentage will increase at the next review of the local development plan Response: The detailed design will be developed to include sustainable urban drainage systems. The individual properties will be insulated to an enhanced level and will include PV panels and a form of renewable heating (either air source or ground source), to be confirmed. Summary In conclusion, the proposal represents a sustainable, policy-compliant addition to an established building group at Wester Essendy. It supports the spatial strategy of NPF4 and aligns with the Perth and Kinross LDP2019, particularly in relation to rural placemaking, housing in the countryside, biodiversity enhancement, and appropriate infrastructure provision. There are no known technical
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15 constraints, and the applicant is committed to delivering a high-quality and sustainable home. On this basis, planning permission in principle should be granted. June 2025